E. Landscaping.
1. Landscaped Buffers Along Streets. Every parking area adjacent to a street, including vehicular overhangs, shall be set back from the street as indicated in the table below. Such setback areas shall be permanently landscaped in accordance with the requirements of Chapter 19.432.
Minimum setback from property line for parking
Front property line 10 feet
Side property line, adjacent to street 10 feet
F. Screening in the RM Zones. In the RM zones, not including the RMH Zone, any parking area located in front of a main building or within sixty feet from a street property line shall be screened from public view by one of the following methods:
1. The parking shall be within a garage building or garage portion of a main building which is architecturally integrated with the main building.
2. The parking shall be effectively screened by ornamental fences, hedges or berms, or some combination thereof, at least four feet high, and including trees in any case. Erosion from such landscaped area onto any public walkway shall be prevented by sod, ground cover, or a six-inch-high concrete curb.
G. Marking of Parking Spaces.
1. All residential parking spaces serving more than three dwelling units on a lot, shall be marked with double lines with minimum 4-inch-wide stripes and a minimum 8-inch separation separating stalls.
2. Spaces for handicapped (ADA) parking and for compact cars shall be identified.
H. Lighting. Except for a single family dwelling, security lighting shall be provided in all parking areas accessible to public entry after dark, subject to the following criteria:
1. Energy-efficient, full-cutoff pole fixtures shall be utilized to provide adequate light levels for safety at parking lots. Use of unhoused, bare bulbs shall be prohibited.
2. Building-mounted lighting fixtures shall not project above the fascia or roof line. Recessed wall mounts are encouraged.
3. Surface parking lot lighting fixtures shall not be on poles over 20 feet in height.
4. High-efficiency technology such as LED lighting with advanced controls shall be utilized to minimize energy consumption of parking lot lighting.
5. All luminaires shall be directed, shielded, or oriented to prevent light trespass or glare onto adjacent properties, rights-of-way and/or driveway areas.
6. All required lighting shall be permanently maintained as a condition of the use.
Chapter 19.440 Development Standards—Utilities And Mechanical Equipment
19.440.010 Undergrounding of Utilities.
A. In connection with the new construction or relocation of a main building, or a change of use to a nonresidential use, all utility lines within the site boundaries shall be placed underground. Necessary surface-mounted utility equipment is permitted, provided it is screened from public view in the same manner as required for mechanical equipment as provided in Section 19.440.020.
B. The provisions of this section may be waived pursuant to the procedure provided under Section 19.128.060.
19.440.020 Visual Screening of Mechanical Equipment.
A. All exterior equipment, whether freestanding or attached to a building, including pipes, conduit, and duct work shall be effectively screened from public view or architecturally integrated into a building structure, with the following exceptions:
1. Vents less than two (2) feet in height.
2. Window-mounted air conditioning units on multi-family dwellings;
3. Free-standing or roof-mounted solar equipment.
4. Outdoor lighting standards and fixtures.
B. Design/Materials.
1. Screening must be architecturally consistent and/or integrated with the facility in terms of design, screening materials, and colors. Effective screening does not call attention to itself, but quietly complements the building.
2. No raw or untreated materials shall be used on roof or building mounts. Fire Code requirements for the particular use and/or building will determine the permitted combustible or non-combustible material.
3. All utility equipment shall be located out of the pedestrian path of travel. All utility equipment shall be purposefully and aesthetically placed adjacent to alleyways, within parking areas, rear or side yards, or within building “notch outs” and screened from public view.
4. Mechanical equipment shall be either placed on the ground and screened with landscape or placed on the roof and screened with architectural materials such as roof or parapet consistent with the overall architectural style.
5. All electrical utility equipment, electrical meters, and junction boxes shall be placed within a utility room. If a utility room is not feasible, then all utility equipment shall be purposefully designed as an integral part of the building development, placed adjacent to alleyways, within parking areas, or within rear or side yards, and screened from public view.
6. Trees and shrubs shall be placed a minimum of 5 feet away from water meter, gas meter, or sewer laterals; a minimum of 10 feet away from utility poles; and a minimum of 3 feet away from fire hydrants and fire department sprinkler and standpipe connections, unless another dimension is approved by the local Authority Having Jurisdictions.
7. Roof-Mounted Equipment. Building parapets or other architectural elements in the building’s architectural style shall screen roof-mounted equipment.
a. New buildings shall be designed to provide a parapet or other architectural element that is as tall or taller than the highest point on any new mechanical equipment to be located on the roof of the building.
b. For existing buildings with no parapet less than two (2) feet in height, mechanical equipment shall be surrounded on all sides by an opaque screen wall as tall as the highest point of the equipment.
The wall shall be architecturally consistent with the building and match the existing building with paint, finish, and trim cap detail.
8. Wall-and Ground-Mounted Equipment.
a. Equipment is not allowed between front or side street facades and the street. b. All screening devices shall be as high as the highest point of the equipment being screened. c. Equipment and screening shall be in compliance with the setbacks of the zone. d. Screening shall be architecturally compatible and include matching paint, finish, and trim cap of the building.
e. On ground mounts, view obscuring ornamental block, wood, and earth berms with acceptable landscaping may be used to provide effective architectural screening, if the treatment is deemed to be consistent with the overall design concept.
C. Treatment of Above-grade Transformers; Meters; Gas Manifolds, etc. It is the intent to encourage the placement of such equipment in underground vaults. If placed above grade for a multi-family dwelling, such equipment shall be located in a side yard out of direct view from the street. If placed above grade for other than a multi-family dwelling, such equipment shall be located and screened from public view by an architectural screen and landscaping.
D. Maintenance. All screening devices shall be permanently maintained.
19.440.030 Communications Antennae Placement in Residential Zones.
A. Communication antennae (including guy wires, supports, and antennae elements) shall be permitted anywhere on a lot except in front or side yard setback areas abutting a street and in required rear and side yard setback areas.
B. Communication antennae shall not be supported by wooden towers.
19.440.040 Receive-only Television, Satellite Dish, and Radio Antennae Placement in Residential Zones.
A. Receive-only Antennae.
1. Any receive-only antenna may be mounted in the rear yard, interior side yard, or on the roof of any residential structure, subject to all conditions hereinafter provided, upon receipt of an antenna permit obtained in accordance with the provisions of subsection E of this section.
B. Screening Required.
1. Each receive-only antenna visible to the public which has a surface area exceeding 20 square feet, shall be screened. All such screening shall be on three sides and shall be sufficiently high so as to screen ninety percent or more of the antenna from public view.
C. Location.
1. No receive-only antenna, or its supporting structure, shall be installed in any required setback or in any other location which would impede emergency access to any portion of the subject property.
D. Height. 1. No receive-only antenna shall exceed 10 feet in height above the peak roof line of the structure upon which such antenna is mounted or ten feet above the peak roof line of the closest building or residential structure located on the subject property if such antenna is not to be roof mounted.
2. Nothing herein shall excuse any person from obtaining all permits otherwise required or from complying with any and all applicable local and State codes, laws and regulations pertaining to the installation of antennae and/or antenna supporting structures.
3. Each receive-only satellite dish antenna shall be earth-tone or neutral in color and shall be constructed of a "see-through" mesh or open grid design. Solid surface receive-only satellite dish antennae, such as solid white fiberglass designs, are prohibited unless completely screened from view at all times.
E. Receive-only Antenna Permit Application.
1. Where a permit is required, or application therefore is authorized, under any provision of Section 19.440.030 or this section, each person desiring a permit shall apply to the City’s Planning Division.
The applicant shall provide a completed application on a form provided by the Planning Division containing at minimum, the following:
a. Name, address, and telephone number of the applicant, b. The specific location where the applicant proposes to install the antenna, including a detailed description of the antenna design and any supporting structure proposed to be utilized, including size, weight, and such other information as the Planning division may require, c. Specific reasons as to why the antenna proposed to be installed should not be mounted in the rear yard, or otherwise, in accordance with the preferred order of placement, as herein prescribed, d. If required herein, a description of the screening proposed to be utilized by the applicant, e. A sketch or other drawing, satisfactory to the Director, showing:
i. Location of physical features on the subject property, ii. Approximate dimensions (plus or minus one foot) of the subject lot and physical features thereon,
iii. The specific location where the antenna, and screening if required, are proposed to be installed,
iv. Any other physical features in the area of the subject property which applicant feels would adversely affect reception in those areas set forth herein as “preferred,” and v. The design of the antenna and proposed support structure, f. A statement as to why the proposed antenna may not be satisfactorily installed, or will not satisfactorily function, in a preferred area, as prescribed herein, g. A declaration made under penalty of perjury that either the property upon which the antenna is proposed to be installed is not subject to any contractual covenants, conditions, or restrictions, or alternatively, that any applicable contractual covenants, conditions, or restrictions do not preclude the installation of the antenna, as proposed by the applicant. h. All applicants for an antenna permit may be required to show to the satisfaction of the Director that circumstances preclude installation in a preferred area, or that reception quality in the preferred area or areas is insufficient, as herein prescribed.
i. Any person aggrieved by any provisions of this section due to exceptional circumstances may apply for an antenna permit in accordance with the provisions of subsection E of this section.
19.440.050 EV Charging Stations
A. Pursuant to Government Code Sections 65850.7 and 65850.71, any EV charging stations installed within any RM zone, is subject to the provisions of the streamlined permitting process pursuant to Chapter 15.71 of the City of Buena Park Municipal Code. In addition, EV charging stations in RM zones shall meet the requirements set forth in the Building Division’s Electric Vehicle Charging System Guidelines for Residential Buildings. In addition, the EV charging station installation and equipment shall be consistent with the rules and regulations in CALGreen Building Standards Code and CBC Chapter 11A and 11B as applicable.
Chapter 19.444 Development Standards—Environmental Effect
19.444.010 Noise Control.
In addition to the requirements of Title 8, the following noise standards shall be met where applicable:
A. Residential Acoustical Design.
1. For all dwelling and group quarters, the development shall be designed to achieve:
a. Within each main building, a community noise equivalent level (CNEL) not exceeding forty-five decibels;
b. In outdoor areas, a community noise equivalent level (CNEL) not exceeding sixty-five decibels, except that where it is not reasonably possible to achieve this objective, the development shall be designed to provide the lowest noise level reasonably possible within private open areas and/or common usable open areas of at least one hundred square feet per unit, with access to such area available to the residents of each unit.
2. Acoustical design and analysis shall be based upon the projected noise contours as shown in the noise element of the General Plan. For all new residential developments, an acoustical analysis shall be submitted to the City as follows:
a. For any residential development within a sixty decibel CNEL contour, an analysis by a professional architect, engineer, or building designer shall demonstrate that the required noise levels will be achieved.
b. For any residential development within a sixty-five-decibels CNEL contour, or within either the moderate noise impact area or the significant noise impact area of the Fullerton Municipal Airport as shown in the noise element of the Buena Park General Plan, an analysis by a professional mechanical or acoustical engineer shall demonstrate that the required noise levels will be achieved.
Prior to issuing a certificate of occupancy, the Building Official may require tests by a qualified acoustical technician to confirm that the noise reduction achieved is sufficient to meet the requirements of this section.
B. Air Conditioning Equipment. Exterior air conditioning equipment, other than self-contained window-mounted units in single-family dwellings, shall have a sound rating number (SRN) no greater than 60 decibels, in accordance with ARI (Air Conditioning and Refrigeration Institute) Standard 270, or the equivalent.
19.444.020 Compliance with Airport Environs Land Use Plan for Orange County.
Applicants proposing buildings or structures that penetrate the Notification Surface for FMA or JFTB Los Alamitos shall file a Form 7460-1Notice of Proposed Construction or Alteration with the Federal Aviation Administration and provide a copy of the FAA determination to the City and Airport Land Use Commission (ALUC).
19.444.030 Lighting.
A. Lighting on any premises shall be directed, controlled, screened, or shaded in such a manner as not to shine directly on surrounding premises. Where adjacent owners enter into a written agreement, which shall be recorded, for the joint illumination of their premises, their combined properties shall be considered as a single premises for purposes of this regulation.
B. Lighting on any premises also shall be controlled so as to prevent glare on driveways, walkways, and public thoroughfares.
C. The use of unshaded clear bulbs in exterior lighting is prohibited.
19.444.040 Maintenance and Operation.
All uses and activities shall be operated and maintained so as not to be hazardous, obnoxious, or offensive due to air pollution, odor, dust, smoke, gas, water pollution, noise, vibration, illumination, glare, electromagnetic disturbance or other radiation, or similar effects detrimental to public health, safety, and welfare. All Federal, State, and local laws and regulations concerning environmental protection shall be complied with.
Chapter 19.448 Special Requirements for Certain Uses
19.448.010 Mobilehome Parks.
A. Purposes. The purposes of this section and other provisions of this Division regulating mobilehome parks are to:
1. Protect the quality of mobilehome living;
2. Control abandonments of mobilehome parks and conversions of mobilehome parks to condominium-type ownership in order to avoid a shortage of affordable housing, avoid involuntary displacement of residents, and to mitigate relocation problems for displaced residents;
3. Protect the areas surrounding mobilehome parks from adverse effects.
B. Location and Use Approval. A mobilehome park on a site which is held in undivided ownership is automatically permitted in the RMH Zone, subject to the provisions of this Division, Title 15, and other applicable laws. A mobilehome park on a site held in divided ownership, including planned unit development, condominium, or stock cooperative forms of ownership, is permitted in the RMH Zone subject to a conditional use permit being granted and approval of a subdivision map.
C. Permitted Facilities and Activities.
1. All living quarters in a mobilehome park shall be mobilehomes approved under state or federal regulations, except one site-built dwelling unit for a manager or caretaker is permitted. Recreation vehicles shall not be occupied as living quarters within a mobilehome park.
2. The following accessory uses are permitted:
a. Recreational facilities for the use of residents and guests only; b. Laundry for the use of residents only;
c. Home occupations, subject to the provisions of Section 19.448.060; d. Office, maintenance, service, and utility facilities pertaining only to the operation of the mobilehome park;
e. Storage buildings and open storage areas for the use of residents only. Open storage areas shall be screened in accordance with Section 19.424.020.
D. Density. The maximum density of a mobilehome park shall be 12 dwelling units per net acre in the total site (as provided in Section 19.408.010).
E. Site Requirement. The minimum net site area for a mobilehome park shall be 200,000 square feet (as provided in Section 19.408.050).
F. Development Standards.
1. Mobilehome Site Size. The average size of mobilehome sites within each mobilehome park shall be not less than 2,400 square feet. No mobilehome site shall have an area less than 1,600 square feet.
2. Foundations. Permanent foundations for mobilehomes shall not be provided except foundations may be constructed in the case of a stock cooperative or condominium-type ownership where the mobilehome owner also has an ownership interest in the mobilehome site.
3. Buildings. No building shall be attached to or supported by a mobilehome.
4. Height. No building or structure shall exceed 2 stories or 30 feet in height, whichever is less.
5. Open Area. The ground coverage of each mobilehome site shall not exceed 60 percent.
6. Setbacks.
a. Abutting any surrounding streets, a mobilehome park shall have front and side yard setbacks of at least twenty feet.
b. Any common structures or facilities not over fifteen feet high shall be set back at least five feet from any property line abutting property in a residential zone. c. Any common structures or facilities over fifteen feet high shall be set back at least ten feet from any property line abutting property in a residential zone.
d. On each mobilehome site, the mobilehome and any other structures or facilities shall be set back at least five feet from the boundaries of the site.
e. No encroachments shall be permitted in any of the required setback areas except as follows:
(i) Landscaping, in any setback area;
(ii) Fences not over three and one-half feet high, in any setback area; (iii) Fences three and one-half to seven feet high, in any setback area other than a required setback area abutting a street;
(iv) Screened common storage areas, in perimeter setback areas other than a required setback area abutting a street and other than a required setback area on a mobilehome site.
7. Trash Areas. Trash storage facilities in compliance with the requirements of Section 19.424.010 shall be located within one hundred feet of each mobilehome.
8. Storage. All storage shall be within accessory storage buildings or screened enclosures which comply with the provisions of Section 19.424.020, whether such storage is located on individual mobilehome sites or as a common facility for residents.
9. Fences. An ornamental masonry wall at least 6 feet high and not more than 7 feet high shall completely enclose all mobilehome park facilities except for entrance drives and walks and perimeter setback areas along street frontages.
10. Landscaping. All ground areas not covered by permitted facilities shall be landscaped.
11. Access and Circulation. A paved roadway at least thirty feet wide shall extend from a public street to each mobilehome site. Roadway improvements shall comply with the paving standards of Section 19.436.080 and any additional such standards adopted for mobilehome parks pursuant to Section 19.124.050.
12. Parking. Parking areas shall be provided as required by Chapter 19.436. Parking shall not be permitted within the minimum thirty-foot width of each roadway.
13. Community Facilities. Common usable open area shall be provided as required by Section 19.420.040.
Suitable recreational facilities shall be provided for the use of residents such as swimming and therapeutic pools, clubhouses, tennis courts, shuffleboard courts, and landscaped park areas.
14. Signs. In lieu of the permit-exempt identification sign permitted by subsection D of Section 19.904.080, Division 9, one identification sign is permitted at each park entrance. Each such sign shall have a total sign face area of not more than 24 square feet. The total sign face area of all such signs shall not exceed one square foot for each dwelling unit in the park. In addition, a directory sign not exceeding 24 square feet in total face area, showing names, addresses, and locations of residents, may be located inside each entrance. Directional signs, not exceeding 4 square feet in total sign face area each and not more than 4 feet high, may be placed as necessary.
15. Utilities. Individual utility metering shall be provided for all mobilehome sites.
16. Site Plan Review. All development in a mobilehome park shall conform to a site plan approved pursuant to Section 19.128.040.
G. Ownership and Management. In connection with any approval of a conditional use permit and/or subdivision map for divided ownership of any mobilehome park, conditions shall be imposed requiring documents governing the ownership and management of the park which meet the same criteria as set forth for condominium documents under subsection 8 of Section 19.448.030.
H. Conversion or Abandonment. In the event all or part of a mobilehome park located in the RMH Zone is proposed to be vacated, converted to another use, or converted to a planned unit development, condominium, or stock cooperative form of ownership, the following shall be required:
1. The mobilehome park owner shall give notice to all residents of the park and to the City Council at least one hundred eighty days in advance of such proposed abandonment or conversion.
2. During such one-hundred-eighty-day period, the owner shall hold open an offer of sale of the park to any association formed by and open to membership of all park residents for the purpose of acquiring ownership of the park.
3. If abandonment of mobilehome use in all or part of the park is proposed, such abandonment shall not take place until a change of zone has been initiated by the owner and acted upon by the City Council. (See California Government Code Section 65863.7)
4. If conversion to a new ownership form is proposed, a conditional use permit and subdivision map approval procedure shall be initiated by the current owner. In case of approval, the conditions of such approval shall require that residents be given the first right of refusal on the purchase of ownership rights in their respective mobilehome sites.
19.448.020 Multifamily Development on RM-20 Lots with Non-Conforming Lot Width and/or Lot Area.
A. Purpose. The purpose of this section is to provide for multi-family residential development on existing lots in the RM-20 zone which are non-conforming in lot width and/or area, and to provide certain specific minimum development standards that will reduce the intensity of multi-family development on the smaller lots, encourage lot consolidation to achieve conforming lot width and area whenever possible, and promote shared driveways whenever possible to maximize the availability of on-street parking in the RM-20 zone.
B. Definition. For the purpose of this section, a non-conforming lot is defined as any existing lot in the RM-20 zone which has a lot width less than 100 feet and/or a lot area less than 12,500 square feet.
C. Density. The maximum density for any non-conforming lot shall be determined by computing the maximum number of dwelling units otherwise permitted under Sections 19.408.010, 19.408.020, and 19.408.030; and reducing that number in accordance with the following factors:
1. One percent reduction for each foot of lot width less than 100 feet.
2. One percent reduction for each 200 square feet of lot area less than 12,500 square feet.
3. Fractional results shall be governed by Section 19.408.040.
D. Site Plan Review Required. A Site Plan shall be submitted for any multi-family residential project on a nonconforming lot in the RM-20 Zone which shall meet the criteria set forth in this section. The plan shall be filed in the manner and form prescribed in Section 19.128.040
1. Intent. The intent of the Site Plan Review is to allow for the development of non-conforming lots while ensuring that any potential areas that may exist for common use with adjacent lots, such as shared open space, site access or reciprocal parking, are identified for future use.
2. The information on the Site Plan shall include, but is not limited to, the following for the subject lot and all adjacent lots:
a. Applicable existing and/or conceptual building locations and orientation; b. Overall circulation, both vehicular and pedestrian;
c. Points of ingress and egress to public and private streets; d. Parking lot locations and configurations;
e. Areas for potential or future common use on adjacent lots, such as shared open space, site access or reciprocal parking, shall be identified.
3. Review Criteria. The master plan shall be reviewed in accordance with Section 19.128.040 (Site Plan Review).
E. Development Standards. Under the provisions of this section, any residential development of more than one dwelling unit on a non-conforming lot in the RM-20 zone shall comply with all development standards of Division 4, with the following exceptions:
1. Height of Structures.
a. For any building or structure located within 50 feet of an RS zone, the maximum height shall not exceed 2 stories or 30 feet, whichever is less.
b. For any building or structure located 50 feet or more from an RS zone, the maximum height shall not exceed 3 stories or 40 feet, whichever is less.
2. Common Usable Open Area. Open area on a lot shall include at least 300 square feet of common usable open area per unit. For any development where the livable area of dwelling units abut the landscaped front yard, the required common usable open area for that development may be reduced by a maximum 5 percent pursuant to a site plan review process. All other standards for common usable open area shall be in accordance with Section 19.420.020.
3. Driveway Width. The driveway width requirements of Table 19.436.040 shall apply for non-conforming lots, except that, for more than three dwelling units on a non-conforming lot, the driveway width may be further reduced to a minimum 12 foot width with a conditional use permit approval pursuant to Section 19.128.020.
19.448.030 Residential Condominiums, Townhomes, Stock Cooperatives, and Community Apartments.
A. Applicability. This section applies to all multifamily residential developments utilizing a condominium, Townhome, stock cooperative, or community apartment form of ownership (referred to hereafter in this section as condominiums), whether initially developed in that form or converted from an existing form of ownership and development.
B. Findings and Purposes.
1. It is found that residential condominiums differ from rental units in many respects, including the need for design, construction, and maintenance controls, and that it is necessary that standards for both the development of and conversion to condominiums be applied for the benefit of the public health, safety, and welfare.
2. The purposes of this section are to establish standards for the design, construction, management, operation, and maintenance of residential condominium developments; and to control conversions of rental units to condominiums in order to avoid shortages of rental housing, to avoid involuntary displacement of residents, and to mitigate relocation problems of displaced residents.
C. Location. Residential condominium developments regulated by this section are permitted in the RM Zones (not including the RMH Zone) subject to a conditional use permit granted pursuant to Section 19.128.020 and the requirements of the state Subdivision Map Act.
D. General Requirements. Residential condominium developments shall be subject to all requirements applicable to multifamily residential uses in the zone in which the condominiums are located.
E. Special Requirements.
1. Storage. For each condominium unit, there shall be a separate enclosed storage space of at least two hundred cubic feet. Such space shall have access other than from the interior of the dwelling unit and shall be weatherproof and lockable.
2. Utilities. Each condominium unit shall have separate utility service systems including water, gas, and electrical service. All services shall be individually metered to each unit. Units shall be served by individual sewer laterals that do not cross other individually owned space unless located in dedicated easements.
Main sewer lines shall be in easements. Each unit shall have plumbing stacks separate from any other unit.
3. Garages. The minimum garage floor area for each unit shall be four hundred square feet. The minimum garage door width for each unit shall be one sixteen-foot door or two eight-foot doors.
4. Internal Circulation. In residential rental apartment and condominium developments with multiple buildings, parking areas shall be accessed through a network of internal streets. In townhouse developments, internal circulation shall be via one (1) or more internal streets connecting to alleys where garages are located.
5. Attached Units Limits. For townhouses that face onto a street, the maximum number of attached units per building shall be eight (8).
6. Roof Form. No more than four (4) side-by-side townhouse units may be covered by one (1) unarticulated roof. Variation may be accomplished by changing the direction of slope, and by including elements such as dormers.
7. Affordable Units. A developer of a residential condominium development project shall restrict a minimum of 25 percent of units to very low- and low-income residents or pay a fee in-lieu of providing the required minimum of affordable units.
8. Ownership, management, operation, and maintenance responsibilities shall be governed by documents required under the California Civil Code, Title 6, Chapter 1 (Sections 1350 through 1360) and which provide for:
a. Right of access to common areas for City and other governmental representatives on official business; b. A continuing owners’ association with management responsibility, each unit with equal vote, the authority to levy assessments on an equitable basis, and a duty to give advance notice to the City of any changes affecting city requirements;
c. A means of re-assembly of the project into a single ownership and/or partition into more than one project.
9. Conversions of existing developments to residential condominium projects shall be permitted only when approval is granted pursuant to Section 19.128.020. No such conversion shall become effective until all existing structures are brought into compliance with current building and housing regulations including the City’s building, plumbing, mechanical, electrical, and fire prevention codes.
19.448.040 Single-Family Cluster Housing.
A. Single-family cluster housing is permitted in the RM-10 and RM-20 zones. A single-family cluster development may be approved pursuant to the requirements set forth in Section 19.348.020.
19.448.050 Cottage Cluster Developments.
A. Cottage cluster developments are permitted in the RM-10 and RM-20 zones. A cottage cluster development may be approved pursuant to the RS-8 requirements set forth in Section 19.348.110.
19.448.060 Home Occupations.
A. Purpose. The purpose of this section is to eliminate the detrimental effects of occupational activities in residential areas by setting forth reasonable and necessary limitations on such activities.
B. Uses Permitted. No home occupation shall be conducted which, in order to be successfully operated, would necessitate exceeding the limitations set forth in this section or any other provision of this Division.
C. Limitations.
1. Any sales activity shall be conducted only by mail, telephone, or internet.
2. The space occupied by home occupations shall be limited to no more than one room in a dwelling unit.
Garages and accessory buildings shall not be used for a home occupation.
3. There shall be no interior or exterior remodeling or change in appearance of a dwelling to accommodate a home occupation.
4. There shall be no signs or other structures except those permitted for a dwelling use in the zone.
5. There shall be no indoor or outdoor storage of materials or equipment pertaining to a home occupation.
6. Materials and equipment used in a home occupation shall be only of a type normally used in connection with household activities or hobbies.
7. Employment in a home occupation shall be limited to the occupants of the dwelling unit.
8. There shall be no transportation by commercial vehicle of materials or other items used in or produced by the home occupation.
9. No vehicular or pedestrian traffic shall be generated by the home occupation with the exception of one-onone tutoring or musical instrument training (non-amplified, no percussion) for children 18 years of age or younger shall be permitted.
10. A home occupation shall not place any added burden or demand on utility services or community facilities.
11. A home occupation shall not present any external evidence of nonresidential activity such as by appearance, noise, vibrations, odors, lighting, or signs.
19.448.070 Yard Sales.
A. Purposes. The purposes of this section are to control the nature and frequency of yard sales in residential areas in order to maintain the noncommercial character of such areas and to prevent excessive traffic congestion and noise in such areas.
B. Location, Frequency, and Time. In any residential zone, on any 1 lot in residential use, a yard sale may be conducted on not more than 2 consecutive days in any 6-month period. Sales shall be conducted only between 8:00 a.m. and sunset.
C. Limitations. Items displayed, offered, or sold at a yard sale shall be only household items which have been in regular use or storage for 6 months or more on the same premises.
19.448.080 Animal Keeping.
A. Purpose. The purpose of this section is to reasonably control the number and types of animals being maintained within the City in order to protect the peace, health, and safety of residents and to preserve the urban and suburban quality of the environment.
B. Animals Allowed. No animal shall be kept or maintained within the RM zones except as follows:
1. Household Pets. Not more than 3 dogs and 3 cats per household plus any unweaned litter from such pets not over 6 months old, and parrots, canaries and other house birds of a similar nature. Rabbits and fowl (other than house birds) are prohibited. In addition, the following types of animals may be kept as household pets: hamsters, guinea pigs, white rats, white mice, turtles, salamanders, newts, chameleons, kangaroo rats, not more than 3 nonvenomous reptiles not over 6 feet long, any nonpoisonous toad, nonvenomous lizard or spider, and other animals of a similar nature as may be determined by interpretation pursuant to Section 19.128.010.
2. Animals may be kept in an educational institution for the purpose of instruction, provided such animals are securely confined and properly cared for in a manner satisfactory to the Orange County poundmaster.
C. Limitations.
1. No person shall keep, maintain, or permit on any lot, parcel of land, or premises under his or her control, any animal which by any sound or cry disturbs the peace and comfort of the inhabitants of the neighborhood or interferes with any person in the reasonable and comfortable enjoyment of life or property. Nor, shall any person maintain any animals in such a manner as to cause the breeding of flies or the creation of obnoxious odors, or in any manner which becomes or is a nuisance or health hazard.
2. All animals shall be kept under control at all times by leash, fences, pens, corrals, cages, or suitable enclosures within buildings.
3. All animal-keeping structures shall conform to any applicable zoning and building code requirements.
4. Any premises where animals are kept shall be open to reasonable inspection by City personnel and other public officers have responsibility for enforcement of animal control regulations.
19.448.090 Emergency Shelters.
A. Emergency shelter shall have the definition prescribed in California Health and Safety Code Section 50801.
B. Required to be incidental to a religious assembly use.
C. The maximum number of beds/persons permitted to be served nightly shall be based on the individual capacity of the building and overall facility and shall not be less than 50 square feet per person served. Shelters are limited to 30 occupants per site as a principal permitted use, consistent with Cal. Gov’t Code Section 65583(4)(A).
D. Maximum stay at the facility shall not exceed 180 days in a 365-day period.
E. Facility location shall be within a ½ mile radius from an OCTA bus stop, as measured from the property line.
F. The proximity to other emergency shelters shall be a minimum distance of 300 feet.
G. A minimum of 1 staff member per 15 beds shall be awake and on duty when the facility is in operation.
H. A minimum of one (1) parking stall for every eight (8) beds and one (1) covered and secure bicycle parking space for every four (4) beds. Parking requirements may be waived if the emergency shelter is located within ½ mile of a High Quality Transit Corridor (HQTC), although one (1) space per employee is recommended. a. Exceptions. An Emergency Shelter may propose fewer parking spaces if the Emergency Shelter can demonstrate by a parking study that the proposed parking will satisfy the anticipated parking demand for the project to the satisfaction of the Public Works Department. In any case, the required parking for an Emergency Shelter shall not be more than that which is required for similar residential or commercial uses within the zone.
I. Exterior lighting shall be provided for the entire outdoor area of the site consistent with the provisions of Section 19.536.070(G).
J. On-site client waiting and intake areas shall be located internally in the building where feasible. If not feasible, a waiting area shall be provided which contains a minimum of 10 square feet per bed provided at the facility.
The waiting area shall be in a location not adjacent to the public right-of-way, shall be visually separated from public view by minimum 6-foot tall visually screening mature landscaping or a minimum 6-foot-tall decorative masonry wall, and shall provide consideration for shade/rain provisions.
K. The emergency shelter manager shall be responsible for ensuring that any food service or on-site meal preparation areas comply with all applicable requirements of the county health department.
L. Any outdoor storage, including, but not limited to, items brought on-site by clients for overnight stays, shall be screened from public view. Any outdoor storage areas provided shall be screened from public view by minimum 6-foot tall visually screening mature landscaping or a minimum 6-foot-tall decorative masonry wall.
M. A private storage area or closet shall be provided with each on-site bed. At no time shall any client of an emergency shelter be allowed to keep on-site any alcoholic beverages or store any type of illegal substances, drugs, and/or firearms of any kind. The manager of the emergency shelter shall conduct routine inspections of each on-site client's personal space to verify compliance with this section.
N. Facility improvements shall additionally provide:
1. A minimum of 1 toilet for every 10 persons;
2. A minimum of 1 shower for every 8 persons;
3. A minimum of 1 hand-washing station for every 10 persons; and
4. Private shower and toilet facility for each area designated for use by individual families.
O. An operational plan shall be provided for the review and approval of the Community and Economic Development Director. Plans may be required to address additional specific needs as identified by the Director. The approved operational plan shall remain active throughout the life of the facility and updated as necessary. At a minimum, the plan shall contain provisions addressing the topical areas outlined below:
1. Security and safety – addressing both on- and off-site needs, including provisions to address the separation of male/female sleeping areas as well as any family areas within the facility;
2. Loitering control – with specific measures regarding off-site controls to minimize the congregation of clients in the vicinity of the facility during hours that clients are not allowed on-site;
3. Management of outdoor areas – including a system for daily admittance and discharge procedures and monitoring of waiting areas with a goal to minimize disruption to nearby land uses;
4. Staff training – with objectives to provide adequate knowledge and skills to assist clients in obtaining permanent shelter and income and have a process to address the following topics: client intake, confidentiality, health and safety training, mental health, and substance abuse treatment and referrals;
5. Communication and outreach with objectives to maintain good communication and response to operational issues which may arise from the neighborhood, City staff, or the general public;
6. Screening of clients for admittance eligibility – with objectives to provide first service to Buena Park residents;
7. Counseling programs to be provided with referrals to outside assistance agencies, and provide an annual report on this activity to the City; and
8. Litter control – with an objective to provide for the timely removal of litter attributable to clients within the vicinity of the facility.
P. The facility may provide the following services in a designated area separate from sleeping areas and restrooms:
1. A recreation area either inside the shelter or in an outdoor area visually separated from public view by a minimum six (6) foot tall visually screening decorative wall or fence;
2. A counseling center for job placement, educational, health care, legal, or mental health services;
3. Laundry facilities to serve the number of clients at the shelter;
4. Kitchen for the preparation of meals and dining area;
5. Client storage area (i.e., for the overnight storage of bicycles and personal items); or
6. Similar services geared to homeless clients.
19.448.100 Floor Area Ratio for Multi-Family and Mixed-Use Developments (SB 478) Senate Bill (SB) 478, Housing Opportunity Act, adds to Government Code Section 65913.11 that local governments are prohibited from imposing a floor area ratio standard that is less than 1.0 on a housing development project that consists of 3 to 7 units, or less than 1.25 on a housing development project that consists of 8 to 10 units.
SB 478 also prohibits local agencies from imposing lot coverage requirements that would physically preclude a housing development project from achieving these floor area ratios; and denying a housing development project located on an existing legal parcel solely on the basis that the lot area of the proposed lot does not meet the local agency’s requirements for minimum lot size. These restrictions only apply to housing development projects that are located in multifamily residential zones or mixed-use zones. This section adopts the Housing Opportunity Act by reference. Where a provision contained in the Municipal Code does not discuss a specific condition or situation that arises, the provisions set forth in State Law shall apply. In the event of a conflict between these provisions and the provisions of State Law, whichever is stricter shall prevail.
19.448.110 Group Homes.
Group Homes, including Sober Living Homes, as those terms are defined in Title 5, Chapter 5.70 of the Buena Park Municipal Code shall be subject to permitting and review process specified in Chapter 5.70.
19.448.120 Accessory Dwelling Units and Junior Accessory Dwelling Units.
Refer to Section 19.348.010 for specific regulations on Accessory Dwelling Units and Junior Accessory Dwelling Units in RM zones.
Division 7 – Special Zone Mixed-Use Zones
Chapter 19.704 Purpose and Description of Special Zone Mixed-Use Zones Chapter 19.708 Uses Intensity of Use and Site Requirements Chapter 19.712 Development Standards and Other Regulations Uses Chapter 19.716 Development Standards– Building Form
Chapter 19.720 Development Standards—Yards and Open Space Chapter 19.724 Development Standards—Outdoor Improvements Chapter 19.732 Development Standards—Landscaping
Chapter 19.736 Development Standards—Vehicular Provisions Chapter 19.740 Development Standards—Utilities and Mechanical Equipment Chapter 19.744 Development Standards—Environmental Effect Chapter 19.748 Special Requirements for Certain Uses
Chapter 19.752 Amusement Resort (AR) Zone
Chapter 19.704 Purpose and Description of Mixed-Use Zones
19.704.010 Purpose and General Plan Consistency.
The General Plan outlines goals and objectives regarding mixed-use development. The purpose of this Division is to implement those General Plan goals and objectives that relate to mixed-use land uses.
19.704.020 Description of Zones.
The following mixed-use zones, with their general purpose as indicated, have been created to implement the goals and objectives of the General Plan for the mixed-use land use designation.
A. GMU, General Mixed-Use. To provide a mix of compatible higher-density residential and neighborhood commercial uses along major arterials. The mix of uses can be integrated vertically (i.e., commercial on the ground floor with residential and/or office uses above) or horizontally (residential next to commercial and office uses). Single-use projects (i.e., a project that is entirely residential or entirely non-residential) are not permitted in GMU zones. A minimum of two (2) uses are required for GMU zones.
B. CBPMU, Central Buena Park Mixed-Use. To provide a mix of compatible higher-density residential and/or office uses above existing commercial, and office uses in a pedestrian-friendly environment. The mix of uses shall be integrated vertically (i.e., commercial on the ground floor with residential and/or office uses above).
Single-use projects (i.e., a project that is entirely residential or entirely nonresidential) are not permitted in CBPMU zones. A minimum of two (2) uses are required for CBPMU zones.
C. EMU, Entertainment Mixed-Use. To provide a mix of compatible higher-density residential, entertainment, and commercial uses that support entertainment and tourism within the City. The mix of uses can be integrated vertically (i.e., commercial or entertainment uses on the ground floor with residential uses above) or horizontally (residential next to commercial and entertainment uses). Single-use projects (i.e., a project that is entirely residential or entirely nonresidential) are not permitted in EMU zones. A minimum of two (2) uses are required for EMU zones.
D. COMU, Commercial Office Mixed-Use. To provide a mix of compatible higher-intensity commercial and office uses within existing commercial and industrial areas in the City. The mix of uses can be integrated vertically (i.e., commercial uses on the ground floor with office uses above) or horizontally (commercial uses next to office uses). Single-use projects (i.e., a project that is entirely commercial or entirely office) are not permitted in COMU zones. A minimum of two (2) uses are required for COMU zones.
E. Housing Incentive Overlay (HIO) Zones. The HIO Zones includes six (6) Overlays that serve to implement the Housing Element’s goal of providing new housing that addresses affordable housing needs by establishing objective design criteria for designated housing opportunity sites. The Housing Incentive Overlays include Mixed-Use Overlay-45, Mixed-Use Overlay-60, Mixed-Use Overlay-100, Housing Opportunities Overlay, Religious Congregational and Fraternal Overlay, and Hotel/Motel Conversion Overlay.
1. The Mixed-Use Housing Incentive Overlays focus on mixed-use, walkable and vibrant environments and range in function and intensity from primarily residential areas with a mix of lower intensity building types (MUO45, Mixed-Use Overlay-45), to moderate intensity neighborhoods (MUO60, Mixed-Use Overlay-60), to higher intensity neighborhoods (MUO100, Mixed-Use Overlay-100). The “45”, “60”, and “100” in the name of the Overlay refers to the allowable density within the Overlay Zone.
2. The Housing Opportunities Overlay (HOO) provides for higher density affordable multi-family housing.
3. The Religious Congregational and Fraternal Overlay (RCFO) allows faith-based and fraternal organizations to build affordable housing on its sites.
4. The Hotel/Motel Conversion Overlay (HMCO) allows for the conversion of underperforming hotels/motels into permanent supportive housing.
19.704.030 Housing Incentive Overlay (HIO) Classification.
Properties located in areas shown on the Zoning Map with the symbol “MUO45”, “MUO60”, “MUO100”, “RCFO”, or “HMCO” may be used for mixed-use higher-density housing as a primary use in lieu of, but not in combination with, other uses authorized for the underlying zone. Objective Design Standards apply to such properties. Refer to the adopted Housing Incentive Overlay (HIO) Objective Design and Development Standards for applicable standards.
19.704.040 Interpretation of Uses Permitted.
Further definition and enumeration of uses permitted in the various zones may be determined by interpretation in accordance with Section 19.128.010.
Chapter 19.708 Intensity of Use and Site Requirements
19.708.010 Density and Intensity.
A. Residential. The base land use density refers to the maximum number of units per acre permitted under the corresponding zoning district. Additional density may be achievable in the form of a density bonus. Before any density bonus is applied, the number of dwelling units permitted in a mixed-use residential development shall not exceed the base density specified below.
B. Non-residential. The maximum floor area ratio refers to the highest ratio of building floor area to the net area of the lot on which the building is located.
Zone Base Residential Density
(dwelling units per net acre) (1)
Floor Area Ratio (FAR) (for
non-residential uses)(3)
GMU 32.0 1.0
CBPMU 45.0 1.0
EMU 80.0 3.0
COMU (2) - 0.5
(1) For standards on density bonus, refer to Section 19.708.020 for Affordable Housing Bonus. (2) Residential development is not allowed.
(3) Parking Structures are excluded from FAR calculations for Mixed-Use development.
19.708.020 Affordable Housing Bonus.
State Density Bonus Law (Government Code Sections 65915-65918) provides that local governments shall grant density bonuses and regulatory concessions and incentives to developers of housing, childcare facilities, or for donation of land for housing, where the developer agrees to construct a specified percentage of housing for lower-income households, very low-income households, moderate-income households or qualifying residents. This section adopts the State Density Bonus Law by reference. Where a provision contained in the Municipal Code does not discuss a specific condition or situation that arises, the provisions set forth in State Density Bonus Law shall apply. In the event of a conflict between these provisions and the provisions of State Density Bonus Law, whichever is stricter shall prevail.
19.708.030 Fractional Results.
In determining the maximum number of dwelling units permitted on a site, any fraction of dwelling unit in the calculated result, after applying all density factors, shall not be construed as allowing an additional dwelling unit if such fraction is less than 0.5.
19.708.040 Site Dimensions.
The minimum size and dimensions of lots created in the various mixed-use zones shall be as shown in Table
19.708.040, except that certain specific uses of property require site areas and dimensions greater than the minimum site requirements for the zone. See Chapter 19.748, Special Requirements for Certain Uses.
Table 19.708.040
SITE DIMENSIONS
Zone
Minimum Lot Area
(square feet)
Minimum Street
Frontage (feet)
Minimum Lot Width
(feet) (2)
Minimum Lot
Depth (feet)
GMU 15,000 50 50 —
CBPMU 15,000 50 70 —
EMU 20,000 50 100 —
COMU (1) 10,000 50 50 — (1) No minimum requirements apply for individual lots within an integrated development in the mixed-use zones. (2) Parcels adjacent to major or secondary highway, freeways, drainage channels, or railroad rights-of-way shall require an additional 10 feet.
Chapter 19.712 Uses.
19.712.010 Uses Permitted.
A. Land, buildings and other facilities shall be designed, developed, and used only for those activities indicated for the various zones by Table 19.712.010, entitled Uses Permitted. The symbols shown in this table have the following meanings:
Symbol Meaning
P Automatically permitted use.
I
Incidental use—use permitted only if incidental to another primary use on the same site. If incidental to a use authorized by conditional use permit, such incidental use is permitted only if included within the terms of the conditional use permit.
C
Conditional use—use eligible for consideration under the conditional use procedure (Section 19.128.020) and permitted only if a conditional use permit is approved, subject to the specific conditions of such permit.
Ci
Incidental conditional use—use eligible for consideration under the conditional use procedure only if incidental to another primary use of the site, whether such primary use is automatically permitted or permitted by conditional use permit.
Pc Automatically permitted use, except such use is subject to a conditional use permit when located within 330 feet of a residential zone.
IC
Incidental or conditional use—automatically permitted as an incidental use, when the primary use is automatically permitted, or eligible for consideration as a primary use under the conditional use procedure.
T Temporary use—permitted if approved in accordance with Title 19, Division 10.
Table 19.712.010
USES PERMITTED – MIXED-USE ZONES
Uses GMU CBPMU EMU COMU Additional Requirements
Residential Uses (upper floors
only)
Multi-Family Dwellings:
Multi-Family Apartments P P P
Transitional/Supportive Housing P P P See Chapter 5.70
Condominium, Stock Cooperative,
Community Apartments
P P P See Section 19.448.030
Live/Work Unit P P P See Section 19.748.030
Low-Barrier Navigation Centers P P P
Short-Term Rentals I I I See Section 19.348.080
Group Quarters: (upper floors only)
Convent, rectory, dormitory, fraternity
or sorority house, etc.
C C Ci Ci
Community Residential Care:
(upper floors only)
Small Group Care Home P P P See Chapter 5.70
Other Community Residential Care
Facility
C C C
Residential Accessory Uses: See Table 19.412.010 for a list of uses permitted as Residential
Accessory Uses.
Public Service Uses
Community Day Care: (1st and 2nd
floors only)
Child Day Care Center
PPCC See Table 19.412.010 for
Special Requirements.
Adult Day Care Center.PPCC See Table 19.412.010 for
Special Requirements.
Health Facilities
Long-Term Care (Intermediate Care
Or Skilled Nursing).
CCC
Hospital.CCC
Medical or dental laboratory.PPII
Medical or dental clinicPPPP1st and 2nd floors only
Pharmacy.PPPP1st and 2nd floors only
Optician.PPPP1st and 2nd floors only
Public Assembly (See also
Recreation.)
Church (1)CCCP Churches shall be located on
and oriented to major, primary,
or secondary highway as
defined and as designated in
the Buena Park General Plan.
See Note (1).
Emergency shelter. PPPP See Section 19.448.090
Club, lodge, meeting hall, community
center (largest meeting room limited to
150 seats or 1000 sq. ft.)
PPPP See Note (1).
Exhibit hall (no swap meets).CCCC
Auditorium. CCC See Note (1).
Theater, indoor.CCC
Education (1st and 2nd floors only)
Educational institution CCCC See Note (1).
Library, reading room.PPPP
Museum.PPP
Tutoring.PPPP
Business college, vocational school
(no industrial machinery or
equipment), physical training school.
CCCC
Trade SchoolC
Recreation
Public park, public playground, public
recreational area, public landscaped
open space, public-owned historical
site or feature.
PPPP
Recreation area (play area, swimming
pool, racquetball courts, etc.), as an
accessory use (public or private use,
indoor or outdoor) to a permitted
commercial use.
CCCC
Private Recreation Facility.CCC
Community recreation center.IIC
Theme recreational park.C
Tennis courts or club, indoor only.PPP1st and 2nd floors only With outdoor courts.CC
Racquetball, pickle ball handball,
swimming, gym, athletic club, indoor
only.
PPP1st and 2nd floors only
With outdoor courts.CC
Natural Resource Development
Arboretum/Botanical Garden.CCCC
Utilities and Communications See Division 12 of Zoning
Ordinance.
Aviation navigational aids.CCCC
Public utility facilities or structures,
including electrical substations and
cellular telephone facilities.
CCCC
Transportation
Surface Parking lot.PPPP
Parking structure.PPPP
Park and RideCCCC
Commercial Uses Commercial uses are not
allowed above the 2nd floor.
Any permitted commercial use with
drive-in, drive-through, or walkup
window service.
CCCC See Section 19.552.070.
Office
Bank, financial institution.PPPP1st and 2nd floors only. See Note (2).
Business, administrative,
professional.
PPPP1st and 2nd floors only, except for
the COMU Zone. See Note (2).
Studios, etc.
Martial arts, dance or drama studio,
art or music conservatory.
PPPP1st and 2nd floors only
Music studio, recording studio.CCC
Radio, television studio.PP
Art studio, art gallery, interior
decorating, costume design, arts and
crafts, photography studio.
PPPP
Sale of art or publications related to
permitted use.
IIII
Personal Services
Barber shop, beauty salon.PPPP
Automated banking service kiosk.PPPP
Retail dry cleaning.P1st and 2nd floors only. See
Section 19.552.020.
Health spa or salon.PPP
Massage establishment.CCC See Section 19.552.130.
Tanning salon.P
Tourist Services
Travel and ticket agency.PPPP Vertical Mixed-Use Only. 1st floor only.
Hotel/MotelCCC See Sections 19.104.080 and
19.552.110.
Commercial Recreation
EntertainmentCC
Skating RinkCC
Skateboard ParkC
Dancehall or other establishment with
public dancing.
CiCiCi
Game machine arcade.CCC See Section 19.552.040.
Batting cages.CC
Billiard parlor, poolroom.CC
Bowling alley.CC
Retail Sales See Table 19.512.010 for a list
of permitted Retail Sales
services.
Food Sales and Service
Restaurant, with no entertainment, no
liquor, no drive-in, no drive-through,
no walk-up service window.
P P P P 1st and 2nd floors only
With entertainment. C C C C See Chapter 5.24 for definition.
With on-sale liquor. C C C C See Section 19.552.030.
With drive-in, drive-through, or walkup service window. C C C C 1st floor only. See Section
19.552.070.
Cocktail lounge, bar. Ci Ci Ci 1st floor only
Liquor, off-sale. C C C 1st floor only
Supermarket, grocery, fruits, and
vegetables, dairy products, meat.
C C C 1st and 2nd floors only
Confectionary, ice cream, deli, bakery
(baking for on-premises sales only).
P P P I
Banquet facility, catering facility. C C C
Vehicle Sales and Rentals (1st floor
only)
Automobile rental agency. P
Vehicle sales, leasing and rental
agency (office use only).
P C
Retail sales of auto parts or
accessories, not including tires.
P
Vehicle Service (1st floor only)
Mechanical carwash. C C See Section 19.552.060.
Automobile service station. C C C See Section 19.552.050.
Quick tune-up/oil change/lube shop. C C
Printing Services See Table 19.512.010 for a list
of permitted Printing services.
Other Commercial Uses
Watch repair, camera repair, radio,
stereo, television, personal
computers, other small appliance
repair.
P P 1st and 2nd floors only
Rental of light equipment (up to single
unit trucks).
C
Small animal grooming (no boarding). P P 1st and 2nd floors only Veterinary clinic with or without
overnight boarding.
C C 1st and 2nd floors only
Temporary Uses
Temporary uses, as provided in Title
19, Division 10.
T T T T
On-site construction facilities. T T T T See Note (3).
On-site real estate sales office. T T T T See Note (4). (1) Bingo games shall be permitted as an accessory use only when authorized under Chapter 5.16 et seq., and only when fire and safety regulations are met and parking facilities are fully conforming to the requirements for public assembly use.
(2) In an integrated center within the mixed-use zones, a conditional use permit is required to establish an administrative or professional business office use in excess of 5,000 square feet gross floor area or to establish any office use which will cause the center’s gross floor area devoted to offices to exceed 20 percent. (3) Offices, storage, activities, and facilities directly pertaining to construction on the same site provided construction is not suspended for a permitted use for more than 30 consecutive days. (4) Temporary real estate sales office, only for sales or leasing of new subdivision and for not more than 1 year.
Chapter 19.716 Development Standards– Building Form
19.716.010 Buildings Required.
A. All activities and facilities, where permitted by other provisions of this Division, shall be enclosed within permanently constructed buildings.
B. Outdoor activities, storage, and display may be permitted in accordance with Sections 19.712.010 and 19.724.020, and the regulations and limitations of Division 10, Title 19.
C. Where a use is permitted by conditional use permit, temporary use permit, or special permit (see Division 10, Title 19), outdoor activities and temporary facilities may be authorized by the terms of such permit notwithstanding the provisions of this section.
19.716.020 Building Type.
Every building shall be designed or remodeled to accommodate its use in accordance with applicable building codes and other laws.
19.716.030 Height of Structures.
A. The maximum height of any building or structure shall be shown in Table 19.716.030.
Table 19.716.030
HEIGHT LIMITS – MIXED-USE ZONES
Zones
Maximum Height
Within 50 feet of any Single Family
(RS) residential zone
More than 50 feet from any Single Family
(RS) residential zone
GMU and CBPMU 4 stories or 45 feet, whichever is less 5 stories or 55 feet, except that a greater height may be authorized by a conditional
use permit.
COMU 2 stories or 30 feet, whichever is less 4 stories or 45 feet, except that a greater height may be authorized by a conditional
use permit.
EMU 4 stories or 45 feet, whichever is less The height shall not be more than 65 feet plus 1 foot for each foot of horizontal
distance in excess of 50 feet from the
nearest residential zone or street property
line, except that a greater height may be
authorized under a conditional use permit.
B. Building Height: Building height is measured to the top of the deck floor of the highest occupied level. This measurement excludes rooftop open space, parapets, trellises, and equipment or utility-related structures, which may extend above the measured height but are not considered part of the overall building height.
C. Ground Floor Height. For residential buildings with ground-floor commercial uses, the floor-to-floor height of the ground floor shall be at least fifteen (15) feet to ensure the appropriate scale of the base of the building in relation to the upper floors. For ground floor residential uses, floor to floor height of the ground floor shall be at least ten (10) feet.
19.716.040 Building Form
A. Roof forms and roof lines shall be broken into a series of smaller building components when viewed from the street. Long, linear, unbroken roof lines shall not exceed 75 feet.
B. Building walls along the street frontage shall include architectural details (e.g., brackets, rafter tails, or dentils) at the cornice or roof eave. 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.
C. Buildings shall be oriented towards public (and private) streets to positively define street edges. Buildings adjacent to both public streets and public open space amenities, such as parks, shall be designed with a dual orientation.
D. Except for parking structure entrances, structured parking shall not be visible from the primary streets.
E. Buildings shall be arranged to provide functional common outdoors spaces (such as courtyards, paseos, or parks) for the use of residents.
F. Mixed-use building orientation shall comply with all the standards mentioned above and the following standards.
1. Commercial/Office Units. Commercial/Office unit entrances shall face the street, a parking area, or an interior common space.
2. Entrances to residential units shall be physically separated from the entrances to commercial uses and clearly marked with a physical feature. In a vertical mixed-use project, where residential units and commercial spaces occupy different floors or levels, an example of a physical feature to separate entrances is the use of floor designations and dedicated lobby or entrance areas. In a horizontal mixeduse project where residential and commercial uses coexist on the same level or within close proximity, a distinct entry canopy may be provided to assist occupants and visitors easily identify and navigate to their intended destinations.
G. At least 50% of the total ground floor building frontage of any new or reconstructed building facing the public street shall have the following: windows with clear glass (tinted windows are permitted provided they are not 100% opaque), recessed entries, residential stoops, recesses for outdoor dining areas, landscaping, or enhanced window/entry elements such as awnings or canopies. To calculate the percentage of ground-floor frontage, use the length of the building frontage along the public street multiplied by the first-floor height from floor to ceiling.
H. Building Step backs and façade
articulation. For buildings
exceeding three (3) stories in height
must provide a minimum horizontal
step back of six (6) feet for all
stories above the 3rd level on all
street-facing elevations (including
front and side yard façades and
alley) and any elevation adjacent to
a single-family residential zone or
use. The step back shall be
measured horizontally from the
exterior building wall or façade. The
step back may vary between
sections of the elevation. The
overall average stepback shall be a
minimum of 6 feet for each floor
above the third story. For example,
50% of the building elevation on the
fourth floor and above may have an
8-foot step back, while the other 50% may feature a 4-foot step back, resulting in an overall average step back of 6 feet. Parking structures shall be exempt from the horizontal step back requirement.
D. Antennae. Notwithstanding the restrictions of Section 19.716.030, radio antennae permitted under FCC regulations, and similar equipment shall be subject to the following regulations:
Figure A – Average Building Stepbacks.
1. Ground-mounted antennae, which are incidental or accessory uses, are permitted to a height of sixty (60) feet unless permitted higher by a conditional use permit.
2. Roof-mounted antennae, which shall include dishes to a maximum of twenty-four (24) inches in diameter, may be used but may not be more than twenty-five (25) feet higher than the highest point of the building to which they are attached, unless permitted higher by the issuance of a conditional use permit.
3. Dish antennae exceeding twenty-four (24) inches in diameter may be roof-mounted, provided that they are screened from public view or approved by a conditional use permit.
4. Any antenna that is primary to the use shall be subject to the height limit established under a conditional use permit.
E. Flagpoles. Flag poles shall be permitted within front, side, or rear yards provided they are setback a minimum of five (5) feet from the property line and shall be limited to no more than thirty (30) feet in height subject to the issuance of a building permit.
F. Other Structures. Any free-standing structure, not specifically referenced in this Title shall be limited to no more than eight (8) feet in height and may not be located within the front, side, or rear yard setback area with the exception of art sculptures or water features, subject to review and approval by the Community and Economic Development Director and applicable building codes. Light poles shall not exceed sixteen (16) feet in height from grade and shall be placed within surface parking lots, pedestrian pathways, near building entrances, trash enclosures, alleys, and automated teller machines (ATMs).
G. Accessory Structures, See Section 19.716.070 for height limits for Non-Habitable Accessory Structures and Section 19.348.010 for height limits for Accessory Dwellings.
19.716.050 Space between Buildings.
A. The minimum distance between buildings located on the same lot shall be provided in Table 19.716.050. The minimum distance is measured from the exterior faces of nearest exterior walls between buildings. Where residential uses are located on the ground floor, the requirements for Section 19.416.050 shall apply.
Table 19.716.050
SPACE BETWEEN BUILDINGS
Height of Buildings Min. Distance Between Two (2) Or
More Main Buildings
Min. Distance Between Main
Buildings and Accessory
Structures
Less than 45 feet in height 10 feet 6 feet
45 feet in height or greater 15 feet 6 feet
B. Mixed-use developments with two (2) or more buildings shall be designed around a common open space, public open space (e.g., a linear park/paseo), or community amenities such as swimming pools or other recreational facilities with a horizontal distance of no less than fifteen (15) feet. Pedestrian walkways shall be provided and connect open space areas to a public right-of-way and/or building entrance.
C. Permitted Building Projections, Ground Floor Commercial Uses. Projecting elements on the ground floor (e.g. canopies, awnings, architectural features, etc.) shall be located a minimum of eight (8) feet above the finished floor and may project no more than four (4) feet from the façade into the setback.
D. Projections Permitted Between Buildings on the Same Lot. The following projections are permitted within the required space between buildings, provided they project no more than three (3) feet from the façade into the setback.
1. Building features.
a. Cantilevered eaves, awnings, and shading devices.
b. Architectural features such as sills, cornices, buttresses, Juliet balconies, bay windows, etc. c. Chimneys not exceeding eight (8) feet in width.
2. Uncovered, cantilevered balconies, with a minimum ten (10) foot separation in all horizontal directions from any balcony or wall in the opposing structure.
3. Uncovered stairways and walkways.
19.716.060 Residential Building Floor Area.
For mixed-use projects with a residential component, the minimum residential building floor area requirements in Section 19.416.060 shall apply.
19.716.070 Non-Habitable Accessory Structures.
A. Non-habitable accessory structures may include storage areas, attached or detached garages, utility and pump houses, restroom facilities, vertical circulation access ways, open air structures such as cabanas, gazebos, trellis and other similar structures.
B. Any non-habitable accessory structures shall not exceed 600 square feet in floor area and shall not exceed one (1) story or fifteen (15) feet in height, whichever is less. Non-habitable accessory structures shall be located within the side yard or rear yard setback and shall not be visible from the street.
19.716.080 Building Materials.
A. Façade Materials. Primary, Secondary and Accent materials are allowed or prohibited as specified in Table
19.716.080, which may be updated periodically by the Community and Economic Development Director as new or amended materials become available. Community and Economic Development Director approval is required for materials not identified in Table 19.716.080 below.
B. Primary Building Materials. The primary building materials listed in Table 19.716.080 are permitted to make up approximately 50% to 75% of the building design. The primary building materials include the appropriate wall surface materials and visible roofing materials. The primary building materials cover the primary/front façade, secondary/corner side façade, side façade, and rear façade of the entire building.
C. Accent/Secondary Materials. The accent/secondary building materials listed in Table 19.716.080 are permitted to make up approximately 25% to 50% of the building design. This includes exterior windows, decorative window treatments and balconies, decorative entries, etc.
D. Variation Between Buildings. For projects with six (6) buildings or more, the colors and materials of exterior walls, doors, and accents such as window trim shall vary and a minimum of two (2) distinct color schemes shall be provided for every six (6) buildings in a project.
E. Consistency Between Elevations. The materials, colors, and styles of windows, doors, roofs, decks, balconies, exterior staircases, porches, and any façade treatment shall be used on more than one (1) elevation of a building.
F. Material Transition. Changes in material shall occur at inside corners of intersecting walls or at architectural features that break up the wall plane, such as columns.
G. Chimneys. Chimneys shall either be painted the same color as the exterior wall or constructed with the same materials present on other accents or elements of the facade.
H. Accessory structures including attached and detached ADUs, trash enclosures, storage rooms shall be constructed of the same materials, colors, roof type as the primary structure.
I. Building materials and colors shall be in compliance with the Architectural Styles provided in Section
19.716.090. If an affordable housing mixed-use development is proposed, refer to the Architectural Styles Objective Design Standards for a list of applicable building materials and colors.
Table 19.716.080
MIXED-USE MATERIALS LIST
Material Maximum Usage %
of Façade Area(2)(3)
Permitted as Primary (or Secondary) Building Materials
Brick (full dimensional) 75%
Stone/masonry 75%
Stucco/Cement Plaster 75%
Glass (transparent, spandrel) 75%
Finished wood, engineered wood 75%
Fiber reinforced cement siding and panels 75%
Asphalt shingles, standing seam metal, terracotta clay barrel tiles, or slate roofing materials
75%
Vinyl siding 50%
Exterior Insulation Finishing System (EIFS) 50%
Permitted as Accent/Secondary Materials
Vegetated wall panels or trellises 50%
Concrete blocks with integral color (ground, polished, or glazed finishes) 35% Concrete blocks with integral color (split face finish) 35% Ceramic tile 35%
Standing seam metal 35%
Brick (veneer/thin brick) 35%
Wrought Iron 15%
Three-Dimensional Glass 5%
Roof Materials
Asphalt shingles 100%
Clay tiles 100%
Slate tiles 100%
Concrete tile 100%
Prohibited Building Materials (1)
Corrugated sheet metal Not Permitted
Galvanized metal Not Permitted
Interlocking metal Not Permitted
T-111 Plywood Not Permitted
(1) No building shall have a metallic exterior surface such as, but not limited to, galvanized, corrugated or interlocking metal sheets, unless the use of such metallic surface material is approved under the site plan review procedure (Section 19.128.040) for the purpose of enhancing the architectural quality of the building while preserving architectural harmony and compatibility with the surrounding area. (2) The following structures shall be exempt from the provisions of this section:
• Storage sheds as an accessory structure to a multi-family dwelling which do not require building permits; • Storage containers as a permitted temporary use which do not require building permits. (3) The Community and Economic Development Director is authorized to allow deviations of up to 10%.
19.716.090 Architectural Styles.
The Architectural Styles for new development apply to all new construction pursuant to this Division, except those areas within the boundary of an existing Specific Plan. The Architectural Styles Objective Design Standards identifies six (6) preferred architectural styles, as indicated below. Architectural design elements and materials shall be consistent throughout the project, recognizing that a building is three-dimensional and must be well-designed on all sides. Detailing, choice of materials, and window and door choices shall reinforce the overall project design.
Alternative styles may be submitted to review by the Community and Economic Development Department, although discretionary approval may be required by the Planning Commission.
A. Spanish Colonial Revival. The Spanish Colonial Revival architectural style draws inspiration from Spanish, Mediterranean, and early Californian influences, and it originated during the late 19th and early 20th centuries.
Typically, buildings with this style exhibit an asymmetrical design. They are characterized by low-pitched roofs with minimal or no overhang, adorned with serpentine roof tiles. This style often incorporates wood framing and is covered with light-colored stucco siding. The use of arches is prevalent, particularly above doors, porch entries, and main windows.
B. Craftsman. The Craftsman architectural style originated in the early 20th century as part of the Arts and Crafts movement. Notable design features include exposed rafters and beams beneath the eaves, decorative brackets and fasteners, full or partial-width porches, and prominent columns or piers. While the Craftsman style emphasizes a horizontal emphasis, vertical architectural elements are often incorporated to highlight corners and entrances. Traditional Craftsman homes typically showcased exterior cladding made of wood shingles or clapboard siding, along with details such as extended lintels and decorative lighting with geometric patterns.
C. Farmhouse. The Farmhouse architectural style is an expression of rural residential designs and materials, with the Contemporary Farmhouse style specifically reflecting the agricultural history and commercial structures found in Southern California. This style incorporates playful elements, such as shed roofs, vibrant color blocking, and contemporary interpretations of traditional farm structures like barns and silos. The roofs of Farmhousestyle buildings are typically medium to high-pitched, and the overall detailing is kept simple.
D. Tuscan. The Tuscan architectural style blends modern and classic elements, incorporating both Spanish Revival and Italian influences. This style draws inspiration from Mediterranean variants found in California, showcasing rustic elements. Key characteristics include the use of stone and stucco, light earthy tones, and red tiled roofs. Classical elements like columns, arches, and decorative ironwork add visual interest and complexity. Squared towers and projections reflect classic Italianate influences. Porches and porticoes are commonly featured, as well as vertically oriented recessed windows.
E. Modern. The Modern architectural style draws inspiration from utilitarian design principles, featuring block forms, contrasting colors, and eclectic combinations of materials in contemporary compositions. This style embodies a minimalist and clean aesthetic. It utilizes simple rectangular shapes and forms, integrating them within horizontal and vertical planes to create dynamic lines. Flat roofs are commonly used to reinforce the rectangular shapes while also providing opportunities for outdoor deck areas. Accents in the Modern style are understated and unpretentious, often taking the form of trellis elements.
F. American Traditional. The American Traditional architectural style is a fusion of various traditional American styles such as Cottage, Cape Cod, and Farmhouse. It is characterized by simplicity and classic design elements, including rectangular forms, spacious front porches, decorative shutters, dormers, and wood siding.
This style represents a traditional interpretation of rural farmhouses. The color palette used in American Traditional homes is typically subtle, with shades of white or gray for the main body of the house, while light or dark shutters provide contrasting accents.
Chapter 19.720 Development Standards—Yards and Open Space
19.720.010 Setbacks.
The following minimum setback requirements apply to mixed-use zones as provided below.
Minimum Building Setbacks (1) (2) (3) GMU CBPMU EMU COMU Front Yard Setback 10 feet 15 feet 20 feet 20 feet
Side Yard Setback (street) - - - -
Main Building 10 feet 15 feet 20 feet 20 feet
Non-Habitable Accessory Building 15 feet 15 feet 15 feet 15 feet Side Yard Setback (interior) - - - -
Main Building 8 feet 10 feet 15 feet 20 feet
Non-Habitable Accessory Building 5 feet 5 feet 10 feet 10 feet Rear Yard Setback - - - -
Main Building 8 feet 10 feet 15 feet 10 feet
Non-Habitable Accessory Building 5 feet 5 feet 10 feet 10 feet Setbacks for Parking (Front, Side, and Rear
Yards)
10 feet 10 feet 10 feet 10 feet
(3) All portions of the proposed building above the first story shall maintain a minimum setback of 12 feet from any overhead power lines.
19.720.020 Yard Encroachments.
The following encroachments are permitted within each of the minimum required setbacks, unless stated otherwise herein.
A. Residential Encroachments.
1. Eaves, roof projections, awnings, and similar architectural features may project into required yards a maximum distance of three (3) feet, provided such appendages are supported only at, or behind, the building setback line.
2. Chimneys, bay windows, fire escapes, exterior stairs and landings, and similar architectural features may project into required yards a maximum distance of two (2) feet, provided such features shall be at least three (3) feet from a property line.
3. Balconies may project into required yards, private alleys, and access drive aisles, provided such features shall be at least three (3) feet from a property line and minimum ten (10) feet vertical clearance is provided.
4. Decks, platforms, uncovered porches, and landing places that do not exceed a height of 3 feet above grade may project into any front or corner side yard a maximum distance of six (6) feet and project into any rear or interior side yard up to five (5) feet from the property line.
5. Minor structures and equipment. Minor accessory structures with less than 120 square feet of floor area, and not exceeding eight (8) feet in height, may be located within any interior side or rear setback area, but not within any front or corner side yard setback area except where screened from public view.
Examples include, but are not limited to, storage sheds, trash enclosures, doghouses, play equipment, and playhouses.
6. Pool accessories, including but not limited to slides, grottos and pool equipment shall not be located within five (5) feet of the side or rear property line.
B. Nonresidential Encroachments.
1. Eaves, roof projections, awnings, and similar architectural features when located at least eight (8) feet above grade may project into required yards a maximum distance of three (3) feet, provided that such features shall be at least five (5) feet from a property line.
2. Fireplace, chimneys, bay windows, balconies, fire escapes, exterior stairs and landings, and similar features may project into the required yard a maximum distance of two (2) feet, provided that such features shall not occupy more than 25 square feet of each required yard and shall be at least five (5) feet from a property line.
19.720.030 Required Open Space.
All developments within the mixed-use zones shall meet the minimum open space requirements.
Zone (1) Common Open Space (per
unit)
Private Open Space (per
unit)
Recreational Amenities
GMU 200 sq. ft. (2) 50 sq. ft./upper floors
100 sq. ft./ground floor
For projects with 25 or more
dwelling units, provide one
recreational amenity (see
section 19.720.030) for
every 30 dwelling units or
fraction thereof.
CBPMU 200 sq. ft. (2) 60 sq. ft./upper floors
100 sq. ft./ground floor
EMU 150 sq. ft. (2) 50 sq. ft.
COMU N/A (1) N/A (1) N/A
(1) Regardless of the zone, mixed-use developments that do not provide residential units shall provide a minimum of one (1) square foot of usable open space for every 50 square feet of gross floor area of commercial space.
This requirement shall not apply to mixed-use development 10,000 square feet or less. (2) Requirement applies to developments with 200 units or less. For developments with 200 units or more shall provide a minimum of 100 square feet of common open space per unit. * Off-street parking and loading areas, driveways, and service areas shall not be counted as usable open space.
19.720.040 Common Usable Open Space.
A. In projects with fewer than 10 units, the common open space shall have a minimum width and depth of 10 feet.
B. In projects with 10 or more units, where the required common area is less than 3,000 square feet, the common outdoor space shall be concentrated in one area. The common recreation area shall be at least 25 feet in width.
C. Where the required common area is 3,000 square feet or more, the space may be divided among multiple areas, provided that at least one common area is a minimum of 2,000 square feet with a minimum width of 25 feet. All other areas shall be at least 1,000 square feet with a minimum width of 10 feet.
D. Residential units shall be within a 1/4 mile (1,320 feet) walking distance of common open space.
E. Pedestrian walkways shall connect the common open space to a public right-of-way or building entrance.
F. Common open space areas shall not be directly adjacent to arterial streets, service areas, or commercial development to ensure that they are sheltered from the noise and traffic of streets and incompatible uses. If located adjacent to an arterial street, service area or commercial development, a minimum of 10-foot-wide, dense landscaping shall be provided as screening.
G. An area of usable common open space shall not exceed an average grade of 10%. The area may include landscaping, walks, recreational facilities, and small decorative objects such as artwork and fountains.
H. All common open spaces shall include seating area(s) and lights. Site furniture shall use graffiti-resistant materials and/or coatings.
I. Multifamily developments exceeding 150 units shall have at least two common open space areas and shall incorporate activities for different age groups (e.g. tot lot and Barbeque area).
J. Rooftop structures such as gazebos, and trellises are permissible and shall not be included within the total building height calculation if they do not cover more than 20% of the roof area and are no more than 12 feet in height measured from the base of the structure.
19.720.050 Recreational Amenities
A. The required front yard area shall not be counted toward the common usable open space requirement.
B. Except for 100% deed restricted senior housing, projects shall include at least one children’s play area with a minimum size of 150 square feet.
C. Developments that include 30 or more dwelling units shall include at least one play area for children (unless age restricted to senior citizens or the development is located within 300 feet of a public park). Such play areas shall:
1. Have a minimum dimension of 20 feet in any direction and a minimum area of 600 square feet.
2. Contain play equipment, including equipment designed for children aged five years and younger.
3. Be visible from multiple dwelling units within the project.
4. Be protected from adjacent streets or parking lots with a fence or other barrier at least 4 feet in height.
5. Be accessible from all on-site dwellings by pedestrian paths and separated from vehicular areas, unless otherwise approved by the Planning, Building, and Public Works Director.
6. A play area for children under age five shall be provided within direct visibility of common spaces.
D. One common recreational amenity shall be provided for every 30 units. Facilities that serve more people could be counted as two (2) amenities, as indicated below. The following listed amenities satisfy the recreational requirements:
1. Clubhouse at a minimum of 750 square feet (counts as two)
2. Swimming pool at a minimum of 15x30 feet or equal surface area (counts as two)
3. Tennis, basketball, racquetball court or pickle-ball court
4. Weightlifting facility/Indoor fitness center at a minimum of 800 square feet. Indoor fitness centers 2,000 square feet or greater (counts as two).
5. Outdoor fitness stations with at least three (3) fitness stations either grouped together or provided along a trail or walkway with a minimum of 50 yards distance between each fitness station.
6. Children’s playground at a minimum of 600 square feet
7. Sauna or jacuzzi
8. Day care facility (counts as two)
9. Picnic areas/stations with tables and chairs or BBQ grills with picnic stations
10. Outdoor chess/checkers boards
11. Community garden with a maximum of 20,000 square feet and a perimeter fence at least four (4) feet in height.
12. Plaza at a minimum 2,000 square feet with a street located on at least one (1) side of the Plaza and shall provide a minimum of 10% of landscaping.
13. Other recreational amenities deemed adequate by the Community and Economic Development Director
19.720.060 Private Open Space.
A. Private open space located on the ground level (e.g., yards, decks, patios) shall have a horizontal dimension of not less than 10 feet in any direction. Private open space located above ground level (e.g., porches, balconies) shall have a minimum depth of not less than 6 feet and a total area of not less than 50 sq ft. .
B. Private usable open space shall be accessible to only one (1) dwelling unit by a doorway or doorways to a habitable room or hallway of the unit.
C. Above ground-level space shall have at least one (1) exterior side open and unobstructed for at least 8 feet above floor level, except for incidental railings or balustrades.
D. Ground level private open spaces shall be contiguous to the units they serve and screened to a minimum height of 4 feet by use of plant materials, solid walls, or building surface.
19.724.070 Rooftop Decks.
A. Any rooftop uses intended for active or passive recreation shall require a site plan review, permits, and inspections for occupants and structural safety based on how the building roof is to be used. However, passive recreational uses, such as seating areas or simple walkways, may be permitted without a site plan review, provided they do not involve permanent structures or significant modifications.
1. The rooftop deck shall be located on the third or higher story.
2. The rooftop deck shall be accessible to all residents of dwelling units on the parcel, but not to commercial tenants of a residential mixed-use development.
3. Minimum dimensions of a rooftop deck are 15 feet in any direction.
4. Permanent fixtures associated with the usable open space, such as trellises; shade structures; furniture; and furnishings such as planters, lighting, and heaters may exceed the height limit by up to 12 feet.
5. At least 15 percent but no more than 25 percent of the rooftop shall be landscaped with raised beds for gardening, stormwater planters, or other landscaping. All required landscaped areas should be equipped with automatic irrigation systems and be properly drained.
6. Rooftop equipment if visible from a public right of way, shall be screened by a parapet or enclosure.
7. Rooftops not meant to be usable for recreational purposes are exempt from the landscaping requirement but must still be treated to minimize aesthetic impacts when visible from off-site locations.
Where rooftops are visible from off-site, they should be treated to minimize aesthetic impacts.
19.720.080 Pedestrian Access to Dwellings.
A. A clear pedestrian walkway with a minimum 6-foot width shall be provided connecting parking areas to main entrances of buildings and the public sidewalk. The walkway shall be clearly marked with special paving, concrete stamping, or coloring.
B. Pedestrian connections shall be incorporated to connect between residential and commercial elements within the same project.
C. Walkways shall not be sited directly against a building façade but buffered with a minimum 3-foot-wide landscaped planting area to provide privacy of nearby residences or private open space.
D. A sidewalk shall be provided on at least one side of all internal streets providing a safe pedestrian connection.
E. All development types shall provide internal pedestrian connections throughout the project site. Internal pedestrian connections is a system of pedestrian walkways that connects to all buildings on a site, to on-site and street parking areas, on-site open space areas, and pedestrian amenities.
F. Where pedestrian circulation crosses vehicular routes, a change in grade materials, textures, or colors shall be provided to emphasize the conflict point and improve its visibility and safety.
G. Pedestrian linkages to nearby neighborhoods, schools, parks, commercial projects, and parking areas shall be provided.
19.720.090 Future Rights-of-Way.
A. This section is applicable only where a portion of a lot is within an area planned to be part of a future street, alley, or other public right-of-way as determined from an officially adopted plan, and the acquisition of such portion would not reduce the buildable lot width to less than forty (40) feet.
B. In cases to which this section applies, the portions of any lot within any such future right-of-way area shall not be occupied by structures other than those encroachments allowed in future rights-of-way as provided in subsection C of this section. All other required setbacks, yards, and open areas shall be provided in addition to the future right-of-way areas, and the future right-of-way lines shall be considered to be lot lines for purposes of measuring such other setbacks, yards, and open areas.
C. Permitted Encroachments. The following encroachments are permitted within the future rights-of-way area:
1. Utility-owned pole lines within approved easements.
2. Access walkways and driveways.
3. Uncovered parking—to the same extent as permitted in adjoining front, side, or rear yard.
4. Storage (vehicles for over 24 hours, trash areas, other permitted outdoor storage)—to the same extent as permitted in adjoining side or rear yard.
5. Recreation facilities which are subject to building permit (play equipment, play structure, playhouse, etc.)—to the same extent as permitted in adjoining side or rear yard.
6. Real estate signs.
7. Fences, walls, hedges, and berms—to the same extent as permitted in adjoining front, side, or rear yard.
8. Landscaping, other than hedges.
19.720.100 Right-of-Way Improvements.
A. The purpose of this section is to establish requirements for right-of-way improvements for all MU zoned parcels within the City of Buena Park on which property improvements are made. "Right-of-way improvements" shall include curbs, gutters, sidewalks, driveway approaches, handicapped (ADA) ramps, water lines and appurtenances, sewer lines and appurtenances, storm drainage facilities, property dedications of right-of-way, streetlights, pavement markings, signs, and street trees.
B. Required Improvements. All projects shall be required to provide the following right-of-way improvements as are deemed necessary and applicable by the Director of Public Works:
1. Sidewalk and Parkway. Construction or repair of a sidewalk and parkway adjoining the site. The sidewalk shall have a minimum clear width of five (5) feet with a parkway, or six (6) feet if the sidewalk adjoins the curb, or shall be the minimum width of the adjoining properties along that side of the street.
2. Curb and Gutter. Construction or repair of curbs and gutters adjoining the site. All unused curb cuts shall be replaced with a full-height curb and gutter.
3. Street Trees. As required by Subsection 18.24.190 of the Municipal Code.
4. Bicycle Trail. As required by Subsection 18.64.020. Construction of bicycle trail as required by the "Fourth District Bikeways Strategy" adopted by the Orange County Transportation Authority.
C. Encroachment Permit Required. Except as otherwise provided in this Section, it is unlawful for any person to encroach or make or cause to be made any encroachment in the public right-of-way or on property subject to a public utility easement, or other easement available for use by public utilities, without first obtaining an encroachment permit from the Public Works Department.
1. Encroachment permits for right-of-way improvements shall be obtained prior to the issuance of a building permit and prior to any work being done within the right-of-way.
2. Street improvement plans for all work in the public right-of-way shall be prepared by a licensed civil engineer, whose signed engineer’s stamp shall appear on the plans. Final construction plans and specifications shall be approved by the City Engineer, and released for construction, prior to the issuance of the encroachment permit.
D. Parkways. A parkway (i.e., sidewalk strip, parking strip, or tree buffer) is a portion of the street right-of-way lying between the curb and sidewalk.
1. Any objects placed in the parkway (e.g. rocks, benches, etc.) shall not present a hazard or public nuisance and shall not block a clear line of sight across the parkway.
E. Objective Design Standards:
1. General:
i. Commercial uses and development standards are subject to the provisions of Division 5 of Title 19 of the BPMC, unless stated otherwise herein.
ii. Projects developed within the Mixed-Use Zones shall comply with the most recent Orange County Fire Authority Guidelines for access, water and Architectural Guidelines.
2. Project Design:
i. Grading, storm drain, street, sewer, water, and erosion control plans shall be prepared by a Registered Engineer, at a minimum scale of 1” = 40’, and on 24” by 36” sheets. Any proposed improvements shall be designed and constructed per City Standards. Any existing improvements in the public right-of-way, adjacent to project parcel frontage, that are not in compliance with the Americans with Disabilities Act (ADA) shall be removed and reconstructed or added to meet the ADA requirements and must comply with City Standards. a) Projects within the flood zone of the Federal Emergency Management Agency shall be developed per Division II of Title 18 of the City Code. b) Street dedications including corner cutoff dedications to the City for the project frontage will be required per the Master Street Plan.
c) Existing overhead utilities and poles along the project frontage shall be undergrounded or an in-lieu fee may be paid per the City’s latest fee schedule. All new utilities to the project site shall be undergrounded. d) New streetlights along the project frontage shall be required every 150-feet unless already existing. Streetlights mounted on wooden poles shall be replaced with marblelite poles.
e) Trees and ground cover with an irrigation system shall be required within the parkway landscaping area along the project frontage. The species of tree to be planted will be determined by the City of Buena Park’s Urban Forest Management Plan. The property owner shall be responsible for the maintenance of this landscaping area per Chapter 19.1112.070 of the Buena Park Municipal Code.
f) Driveway approaches, sidewalks, curb, and gutter along the project frontage that are lifted, fractured or failing shall be removed and replaced per City standards. g) All vehicular access to the site shall be provided in locations approved by the Traffic Division. An emergency access within the project parcel shall be approved by the Orange County Fire Authority and an approved copy of the plan shall be submitted to the Engineering Division with the submittal of the grading plan. h) Traffic Impact fees shall be in accordance with City Resolution 9726 and the latest City Fee Schedule. Sewer, water, and stormwater impact fees shall be per the latest City Fee Schedule.
i) A site distance analysis, prepared by a registered engineer, shall be submitted for approval for any structures that are substantial is size, such as monument signs, that are proposed adjacent to existing or proposed driveway. j) Provide an engineering study for any proposed sewer and water connections to the City system. The study shall be prepared by a registered civil engineer for approval by the City Engineer. Any infrastructure upgrades necessary to meet the fire code or the domestic water capacity shall be mitigated by the developer. Easements shall be dedicated as needed to accommodate a new public water or sewer system. The proposed utility connections shall be made to the City water and sewer systems in accordance with the City Code, standards and applicable Federal, State and County regulations.
k) A double check detector assembly is required for domestic and fire service connections, and a reduced pressure principle device (RPPD) is required for irrigation service connection per City standards, and devices shall be supplied and installed by contractor. Contractors shall supply and install City approved water meters in the public right-of-way.
l) A hydrology and/or hydraulics study, prepared by a registered engineer, shall be submitted for approval when drainage is altered and/or there is a net increase of the stormwater for the proposed project. The storm drain system shall be designed and constructed for a minimum of a 25-year flood per the County of Orange standards. It shall be privately owned and maintained.
m) Easement shall be granted to the City when public water and sewer systems are installed within private land.
n) All existing public facilities in conflict with new improvements shall be relocated at no cost to the City. The property owner shall dedicate or cause to be dedicated all easements needed to accommodate the relocation, modification or installation of facilities to be maintained by the City or any public utility company. ii. Tract maps and parcel maps shall be prepared in accordance with the State Subdivision Map Act and Division I of Title 18 of the City Code. All improvements required to be completed by the applicant shall be in accordance with the City standards and specifications. All maps shall be concurrently reviewed by the City and the Orange County Survey Department. The applicant shall forward all plan check comments received from the Orange County Survey Department to the City for each plan check.
3. Permit Issuance:
i. All fees, deposits, and bonds associated with improvements required by the Public Works Department shall be paid prior to the issuance of permits for construction. The fee amounts are specified in the City Fee Schedule.
ii. Before exercising any right or performing any obligation pursuant to any permit issued by the Public Works Department, the developer/contractor shall obtain a City Business License and submit required insurance certificates.
iii. A Transportation Hauling permit shall be obtained to operate or move a vehicle or combination of vehicles or special mobile equipment of a size or weight of vehicle or load exceeding the maximums specified in the California Vehicle Code (CVC) and the Caltrans Transportation Permit Manual.
iv. Prior to issuance of a grading permit, applicant shall record an approved WQMP that includes the Master Covenant & Agreement and an Operational Maintenance Plan with the Orange County Recorder’s office. Two hard copies of the WQMP in 3-ring binders shall be provided to the City.
v. Prior to final release of the project by the Public Works Department, or the refund of any cash deposits, the developer/contractor shall provide the City with a warranty bond to be held by the City for a period of one (1) year, for all public facilities and improvements. vi. Prior to the grant of occupancy by the City or commencement for the approved use, all improvements required by the Public Works Department shall be completed.
4. Construction:
i. A traffic control plan, prepared by a registered engineer, shall be submitted for approval for all utility connections, street improvements, and any other work performed in the public right-ofway that require a lane closure. A traffic control plan, prepared by a registered engineer, shall also be submitted for work on private property that results in lane closures. ii. When more than one trench cut is made to install utility lines, then the street shall be either slurry sealed or grind and capped with AC to the nearest lane line of a trench cut from property line to property line. The method of replacing the pavement in kind or better shall be decided based on existing pavement condition.
iii. An Engineered Grading and Utility Certification shall be certified by the project engineer. Each phase of construction, fill and soil compaction, rough grading including pad elevations, final grading, utilities, and Water Quality Management Plan shall be certified by the project engineer and submitted to the City.
iv. Applicant shall abandon any existing private water wells per the City and Orange County Health Department requirements.
v. Prior to issuance of occupancy, applicant shall demonstrate all structural BMPs have been constructed in conformance with the approved WQMP.
vi. Any work on State Highway, Beach Boulevard from the I-5 Freeway to north City limit, shall require a Caltrans permit.
vii. The applicant/contractor shall be responsible for protecting all existing horizontal and vertical survey controls. Any survey controls disturbed during construction shall be reset per Orange County Surveyor Standards after construction.
viii. All trash collection services needed during construction or after project completion shall be obtained from the City’s authorized provider.
Chapter 19.724 Development Standards—Outdoor Improvements
19.724.010 Trash Storage Facilities.
A. All trash storage facilities for residential uses shall meet the standards in Section 19.424.010 and Section
19.524.010 for commercial uses.
19.724.020 Outdoor Storage and Display.
A. Outdoor Storage. Outdoor storage of materials, equipment or other items is permitted, subject to all other limitations of this ordinance and other laws. Outdoor storage shall not be located in any required parking area or accessway, in any front yard, in any area required to be landscaped, or in any area where a six (6) foot-high fence is not permitted.
B. Outdoor Display. Temporary outdoor displays are permitted when authorized as part of a special events sale under Title 19, Division 10, or as part of a yard sale authorized under Section 19.448.070.
19.724.030 Firepits, Detached Fireplaces, and Fountains.
A. Outdoor fire/barbecue pits and fixed freestanding barbecues shall maintain a minimum setback of five (5) feet from the side yard and rear yard property line. Outdoor fire/barbecue pits and fixed freestanding barbecues shall maintain a minimum of ten (10) feet from any dwelling or accessory structure on a lot.
B. Detached firepits and fireplaces are permitted within the side yard and rear yard setback. Detached firepits and fireplaces located within the side and rear yard areas shall not be greater than eight (8) feet in width. Residential detached fireplace/chimneys shall have a maximum height of eight (8) feet within the side yard and ten (10) feet within the rear yard, or the minimum height required by the CA Building Code or other state regulation. Any outdoor firepit or detached fireplace shall maintain a minimum setback of five (5) feet from any side or rear yard property line.
C. Fountains may be located within the front and/or rear yard setback. Fountains located within the front yard setback shall be at least six (6) feet from the property line and shall not exceed seven (7) feet in height.
Fountains located within the rear yard setback shall be at least five (5) feet from the property line and shall not exceed ten (10) feet in height.
19.724.040 Patio Covers, Gazebos, and Cabanas.
A. The construction of patio covers, gazebos, and cabanas shall comply with the following standards:
1. These structures may be erected within the required side yard or rear yard provided that the clear space between the structure and the property line shall not be less than four (4) feet on the side and ten (10) feet in the rear.
2. If located within a required side yard or rear yard setback, the height of the structure shall not exceed ten (10) feet from finished grade.
3. None of these structures shall be enclosed by solid materials including transparent or opaque.
4. Patio covers on upper-floor balconies are permitted but must comply with all setback and height requirements. These covers cannot be added or enclosed later by residents without prior approval from the Community and Economic Development Director.
19.724.050 Swimming Pools and Spas.
Pools and Spas enclosures shall be compliant with CBC Chapter 31 Section 3109, the California Residential Code (CRC) Appendix V, The California Health and Safety Code (HCS) Article 2.5 (Sections 115920-115929)- “The Swimming Pool Safety Act” and this Code.
Chapter 19.728 Development Standards—Fences, Walls, Hedges, and Berms
19.728.010 General Requirements.
A. No fence shall be constructed within the mixed-use zones until the plans and design for such fence have been approved pursuant to the zoning compliance review procedure (Section 19.128.090). In addition, a fence may require a building permit from the Building Division.
B. All fences, whether required or not, shall be located and limited in accordance with provisions of this Division.
C. Fences are required under various provisions of this Division and other laws, including, but not limited to, the screening and protection of parking areas, storage areas, swimming and therapeutic pools, and utility facilities.
Such required fences together with the facilities and activities required to be enclosed shall be located so as not to conflict with open space and yard setback requirements.
D. Conflict with State Law. In the case of fencing requirements pursuant to state law which unavoidably conflict with the requirements of this Division, the state requirements shall prevail.
E. As defined in Section 19.104.080, the term “fence” as used in this Division means fence, freestanding wall, hedge, or berm unless otherwise specifically stated.
19.728.020 Fence Height and Location.
A. General. A solid wall, fence, hedge, or berm no more than two (2) feet in height may be permitted anywhere on a lot. A non-view obscuring fence, such as wrought iron, may be permitted as follows:
1. A maximum of 4.5-foot high fence may be permitted anywhere on a lot.
2. A maximum of a 6-foot high decorative fence may be permitted along any street frontage at a distance equal to or greater than the required parking setback for the Mixed-Use Zone (Section 19.720.010 Setbacks). This provision shall not supersede the requirements in Chapter 19.732.
B. Interior Lots. On interior lots, a fence, wall, or hedge not exceeding 8 feet above the adjacent natural grade may be located anywhere on the lot behind the required front yard setback line.
C. Corner Lots. On corner lots, a fence, wall, or hedge not exceeding 8 feet in height above the adjacent natural grade may be located anywhere on the lot behind the required front yard setback line and behind the required corner side yard setback line.
D. Retaining Wall below Natural Grade. Where a retaining wall protects a cut below the natural grade and is located on the line separating lots or parcels, the retaining wall may be topped by a wall, fence, or hedge of the same height that would otherwise be permitted at the location if no retaining wall existed.
E. Retaining Wall Containing Fill. Where a retaining wall contains a fill, the height of the retaining wall built to retain the fill shall be considered as contributing to the permissible height of a wall, fence, or hedge, provided that in any event, a protective fence or wall not more than 3 feet in height may be erected at the top of the retaining wall. Any portion of a fence above the maximum height shall be an open-work fence. An openwork fence means a fence in which the component solid portions are evenly distributed and constitute not more than 60 percent of total surface area of the face of the fence.
F. Open Space. No wall, fence, or hedge exceeding 2 feet in height may be located in open space required between buildings when the buildings are situated front to front, front to rear, or front to end.
G. Freeway Right-of-Way Adjacent. A wall or fence not exceeding 8 feet in height may be constructed along that portion of a lot or parcel that abuts a freeway right-of-way, provided that:
1. The wall or fence does not extend into any front yard.
2. A wall or fence exceeding 6 feet in height shall be subject to discretionary approval, which shall consider the effect of such wall or fence on other property in the vicinity.
3. Walls used for sound attenuation purposes along arterial roadways shall be attractive and subject to discretionary approval.
H. Adjacent Residential Zones. Any other provision of this Chapter notwithstanding, a wall, fence, or hedge that is provided along a common property line separating property used for commercial purposes from a singlefamily zoned property or any PUD established exclusively for residential use, and that is permitted or required to maintain a height of 6 feet, may be extended to a height not to exceed 8 feet.
I. Railroad or Flood Control Channel Adjacent. When commercial property has a common property line with a single-family zoned property or any PUD established exclusively for residential use, and that is a right-of-way for a railroad or flood control channel, City Council may waive the requirement for a zone separation wall or fence.
J. Setback Area. Notwithstanding the above requirements, no fence, wall, or hedge shall be permitted within any required street-fronting setback area for any commercial or residential/commercial mixed-use development, with the exception of any fence or wall required for any outdoor dining area.
19.728.030 Fence Materials and Design.
A. All fences in every mixed-use zone, whether required or not, shall:
1. Utilize no salvaged materials unless reconditioned or refinished.
2. Be suitably finished on both sides.
3. Utilize colors and materials that are compatible with the property and neighborhood.
4. All fences shall be maintained in good repair and appearance.
B. 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 visual relief. The maximum unbroken length of a perimeter wall shall be 50 feet.
C. All non-transparent perimeter walls and/or fences shall be architecturally treated on both sides and shall incorporate landscaping whenever possible.
D. Wall design and selection of materials shall consider maintenance issues, especially graffiti removal and longterm maintenance.
E. Wall caps are to be incorporated as a horizontal design element at the top of walls and should not exceed 4 inches vertically.
F. 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.
G. Screen walls, sound walls, and retaining walls shall be used to mitigate noise generators and provide privacy for residents.
H. Sight-obscuring screening shall be provided for all garbage and trash collection areas, approved outdoor storage, and parking lots abutting a single-family residential development. Such screening shall be 6 feet in height.
I. Chain Link and Wire Fencing. Except within the COMU zone and as permitted within this section, there shall be no use of chain link or wire fencing in a location between a street and any buildings on a property or which otherwise faces a street property line within public view.
1. Chain link fencing may be used within such areas for approved temporary uses and for the purpose of temporarily securing vacant or vacated properties and construction sites.
2. For site screening purposes, a chain link gate with screening slats may be used across driveways within such areas.
3. For temporary site screening purposes for a period of 3 years or less, a chain link fence with screening slats may be used around soil remediation equipment.
J. Vision Clearance Area. Any fence within the required vision clearance area adjacent to any driveway or alley where it intersects with a public street, as defined under section 19.728.020, shall not be a view-obscuring fence.
K. Any masonry wall shall be of a minimum 6-inch-wide block construction. In addition, the wall shall be of ornamental masonry in earthtone colors compatible with the structures on the property. Standard grey or pink block shall not be considered as ornamental masonry and may not be used except to match existing adjacent walls.
19.728.040 Double Fences.
A. Any parallel fences constructed with less than 3 feet separation shall be considered double fences. It is the intent of the City to discourage double fences whenever possible in order to avoid areas in which children and animals may become lodged, areas which may encourage rodent infestation, and areas which may accumulate litter and debris.
B. In instances where double fences are unavoidable, the gap between the fences shall be completely sealed with flashing, cement cap, or other material in a manner acceptable to the Planning and Building Divisions.
C. Where a new fence is required along a property line and an existing fence or wall is located on the opposite side of the property line, the Director may suspend the requirement for the new fence provided that the existing fence can substantially satisfy all requirements of this Division and/or any conditions of an approval. Such suspension shall become null and void once the adjacent wall or fence is removed or found unacceptable by the Director and the requirement for the new fence shall be completed at such time.
19.728.050 Security Gate Standards.
A. General Requirements.
1. Definition. For the purpose of this Section, security gates shall be defined as any gate, door, or other barrier that limits or restricts public access to or from a property. This definition does not include any barrier securing a pool area, an individual garage, private patio, yard, or living area, or such storage room, recreation rooms, or similar areas not intended for general public access.
2. Proposed residential developments in the mixed-use zones shall indicate during the site plan process prospective plans for future security gates and fencing installation.
3. Security gates shall conform to all other provisions of this Chapter, except where such provisions may conflict with the requirements of this Section.
B. Pedestrian Access. For any security gate that restricts pedestrian access to dwelling units of any residential development in the mixed-use zones, an intercom or telephone system shall be provided at the gate for each dwelling unit with restricted access as a condition of approval of the security gate.
C. Vehicular Access. For any security gate that restricts vehicular access onto any multifamily residential development in the mixed-use zones, the following requirements shall apply;
1. All vehicular security gates shall be constructed of material that is not view-obscuring.
2. All vehicular security gates shall be automatically operated by remote control devices. Furthermore, such vehicular gates shall not be permitted to swing in or out.
3. Pedestrian Access. A separate pedestrian walkway leading from the public sidewalk into a development shall be provided for any development with a security gate across a vehicular access driveway.
4. Gate Width. Vehicular entry gates shall open a minimum 20 feet to completely clear the minimum driveway width. Additional width may be required by the City for access or circulation purposes.
5. Gate Setback.
a. For any development located on a street with a traffic count of 2,000 cars or fewer per day, a security gate across a vehicular driveway shall be set back from the street property line a minimum of 15 feet, except that, for an existing development, the setback may be reduced to a minimum 12 feet if it is deemed necessary.
b. For any development located on a street with a traffic count of more than 2000 cars per day, a security gate across a vehicular driveway shall be set back from the street property line a minimum of 40 feet.
6. Vehicular Turnaround. A turnaround area outside of the gate shall be required for any development of 2 or more units which is located on a street with a traffic count of more than 2000 cars per day or for any development of more than 20 dwelling units.
7. Trash Pickup. A means of entry, to be approved by the City-franchised trash disposal service, shall be provided which automatically opens the vehicular gate(s) for trash pickup. Furthermore, all 3 cubic yard trash bins shall remain within City-approved trash storage facilities for removal by the franchise service at the location of the trash storage area.
D. Emergency Response Access. Prior to the issuance of any permits, fence plans with security gates shall be reviewed and approved by the City Fire and Police Departments as to any required compliance with the following standards.
1. To facilitate access by Fire Department personnel, a key switch box, or other approved device, shall be provided for all pedestrian and vehicular security gates.
2. To facilitate access by City law enforcement officers, a keypad, or other approved device, shall be provided for all pedestrian and vehicular security gates. Furthermore, vehicular gates must provide egress for law enforcement vehicles.
Chapter 19.732 Development Standards—Landscaping
19.732.010 Where Required.
A. Minimum Landscaped Area. 15 percent of the total net developable site area shall be landscaped. Required setbacks shall be included as part of the calculation of the minimum landscaped area.
B. Landscaping Required in Setbacks. A minimum of 50 percent of the surface area of the required setbacks shall be landscaped in all mixed-use zones, with the exception of the required front and corner side yard setbacks in the EMU and COMU zones. In the EMU zones, a maximum of 60 percent and a minimum of 20 percent of the surface area of the required setbacks shall be landscaped. In the COMU zone, a minimum of 15 percent of the surface area of the required setbacks shall be landscaped. Any non-landscaped area within a required setback shall be paved per the requirements in Subsection C.
C. Paved Areas in Setbacks. Areas not landscaped shall be paved with high-quality materials such as pavers, stone or cobblestone, patterned or scored colored concrete, or similar durable materials. Plain and colored concrete and plain asphalt are prohibited.
D. Ground Cover. All landscaped areas shall be covered with turf, non-deciduous groundcover, or other types of plantings. All plant spacing shall be as indicated on the landscape plans. Substitute landscaping such as crushed rock, redwood chips, pebbles, and stone may not be used in lieu of live plant materials, although limited use may be approved by the Community and Economic Development Director during the site plan review process.
E. Vision Clearance at Street Intersections Paving and Landscaping. The area comprising an open and unobstructed triangular area for vision clearance shall be paved and landscaped in accordance with Chapter
19.732 and other applicable landscaping standards required for mixed-use zones, except that no trees, shrubs, fences, or other physical obstructions higher than 3 feet above existing grade shall be permitted.
F. Landscaping designs shall include one (1) or more of the following planting design concepts:
1. Specimen trees (48-inch box or more) in informal groupings or rows at major focal points.
2. Use of planting to create shadow and patterns against walls.
3. Use of planting to soften building lines and emphasize the positive features of the sit.
4. Use of flowering vines on walls, arbors, or trellises.
5. Trees to create canopy and shade, especially in parking areas and passive open space areas.
6. Berms, plantings, and walls to screen parking lots, trash enclosures, storage areas, utility boxes, etc.
G. 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 re-hydrants or re-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:
1. A minimum of 8 feet between the center of trees and the edge of a driveway, a water meter, gas meter, and sewer laterals.
2. 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.
3. A minimum of 15 feet between the center of trees and large shrubs to utility poles and streetlights.
4. A minimum of 8 feet between the center of trees or large shrubs and re hydrants and re department sprinkler and standpipe connections.
H. Each project developed within mixed-use zones shall comply with the most recently adopted Orange County Fire Authority Guidelines for access, water, and Architectural Guidelines.
I. Parking Lot Landscaping Improvements.
1. Landscaped Buffers Along Streets. Within the required setback areas for parking (See Section
19.720.010), one of the following, or a combination thereof, shall be provided except at driveway and walkway openings and as required for vision clearance by Section 19.736.020:
i. Ornamental masonry wall or hedge, 2 feet high, at the perimeter of the parking area facing a street,
ii. Landscaped berm, 10 feet wide and 2 feet high.
2. Landscaped Buffers Along Alleys. Except for driveways and walkways, a landscaped planter shall be provided along all parking areas adjacent to an alley pursuant to Section 19.536.070E.2
3. Interior Landscaping.
i. Mixed-Use Zones. Within the parking area of any parking lot with 10 or more parking spaces, landscaping with trees and some combination of shrubs, vines, and ground cover shall be provided pursuant to Section 19.536.070E.3. Such landscaping shall be reasonably distributed throughout the area in order to avoid a monotonous appearance and to enhance the visual attractiveness of the area, especially those portions in public view.
J. Landscape Buffer Adjacent to RS Zones. Other than a single-family use, any parking area in the mixed-use zones located adjacent to a RS zone shall be provided with a landscape buffer consisting of trees and some combination of shrubs, vines and ground cover pursuant to Section 19.436.080E.4.
K. Landscape Buffer Adjacent to Residential Structures. Where required under Section 19.436.080E.1, a landscaped buffer shall be provided between a residential structure and an adjacent parking area, loading area, driveway, or other area provided for vehicular circulation. Such landscaped area may include walkways, uncovered porches, and exterior stairways and balconies, provided at least 60 percent of the total required buffer area is occupied by plant materials.
L. Pedestrian-Oriented Plazas. A minimum of 25 percent of the pedestrian-oriented plaza shall be landscaped with live plant materials. Pedestrian-oriented plazas shall feature landscape amenities including but not limited to landscape planters, low hedges, and shade-providing trees, water features, or unique features that enhance the appearance, desirability, and usability of the plaza.
M. Artificial Plants Prohibited. Artificial plants, with the exception of artificial turf, are prohibited.
N. Artificial Turf. Artificial turf requires an Artificial Turf permit approval prior to installation. Artificial turf, where permitted, shall comply with the following criteria:
1. Artificial turf shall not be located in front yards, corner side yards, or portions of side yards visible from a public right of way.
2. Artificial turf shall have a minimum eight-year no fade warranty.
3. Artificial turf shall be installed by a licensed professional and shall be installed pursuant to manufacturer’s requirements.
4. Artificial turf shall be installed and maintained to effectively simulate the appearance of a wellmaintained lawn. The turf shall be maintained in a green fadeless condition and shall be maintained free of weeds, debris, tears, holes, and impressions.
5. The use of indoor or outdoor plastic or nylon carpeting as a replacement of artificial turf or natural turf is prohibited.
6. A minimum of 15% of the overall area to be turfed shall include living plant material (i.e., flower beds, tree wells, etc.) within the overall landscape design.
7. Artificial turf shall be separated from flowerbeds by a concrete mow strip, bender board, or other barrier acceptable to the city in order to prevent intrusion of living plant material into the artificial turf.
O. Trees.
1. Tree Location. No trees shall be planted under any eave, balcony, or overhang.
2. Root Barriers Required. Trees in landscape planters measuring 10 feet or less in width or depth shall be provided with tree root barriers.
3. Tree Staking. All trees shall be double-staked.
4. Visibility. All trees whether singularly placed or placed on clusters shall not inhibit standard visibility parameters.
5. Required Site Trees. One tree shall be provided for every 1,000 square feet of site area. Trees shall conform to the matrix of plant materials established by the Urban Forestry Master Plan. Minimum tree size at planting shall be 24-inch box.
6. Street Trees. Street trees shall be provided per City standards.
P. Drought-Tolerant Species. A minimum of 75 percent of non-turf landscaped areas shall be planted with native or drought-tolerant planting materials, as widely recognized within the horticultural industry or as recommended by a California-licensed Landscape Architect, to bring interest and beauty to the landscape, support biodiversity, and reduce the need for pesticides and excessive irrigation. Landscape selection shall be in compliance with the City’s Water Efficient Landscape Ordinance.
19.732.020 Plan Approval Required.
A. A landscape and irrigation plan for any newly established landscape area shall be submitted for Landscape Plan review and approval.
B. The landscape and irrigation plan shall clearly identify the following criteria:
1. Property lines and property address.
2. Streets, driveways, walkways, recreational areas, and other paved areas.
3. Pools, water features, fences, and retaining walls.
4. Existing and proposed buildings and structures.
5. Landscaping materials, trees, shrubs, vines, ground cover, turf, and other vegetation. Planting symbols shall be clearly drawn and plants labeled by botanical name, common name, container size, spacing, and quantities of each group of plants indicated.
6. An approximate calculation of the total landscape area.
C. A landscape and irrigation plan with new landscaped areas of 500 square feet or more, or 2,500 square feet of rehabilitated landscape area shall be prepared and/or certified by a licensed landscape architect or contractor, certified irrigation designer, or other licensed or certified professional in a related field.
D. Minimum acceptable plant sizes shall be as follows:
1. Trees shall be a minimum 24-inch box size.
2. Shrubs and vines shall not be less than 5-gallon size, and a minimum of 15-gallon minimum size, where required for screening. The minimum planter width for shrubs is 3 feet.
3. Groundcover be not be less than 1-gallon size.
4. Street trees be planted at one (1) tree per 25 linear feet of frontage.
E. Landscape and irrigation plans shall be approved prior to the issuance of permits for such work or prior to the issuance of any permits (i.e. building permits) for any associated work approved by an action of the Communty and Economic Development Director.
19.732.030 Landscape and Maintenance.
A. All landscaping shall be permanently maintained in a clean, healthy, and attractive condition. This includes pruning, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the appropriate watering of all landscaping.
B. Curbs Required. All landscape planters shall be separated from all parking and loading spaces, parking aisles, and driveways with a minimum 6-inch-high concrete curb unless a reduced curb is required as part of the Water Quality Management Plan (WQMP). In addition, for any such landscape area adjacent to a public sidewalk, in which the grade of the planter is higher than the sidewalk and which is planted with ground cover other than a hydroseeded or sodded lawn, a minimum 6-inch-high concrete curb shall be provided alongside the public sidewalk to preclude soil erosion across such sidewalk.
19.732.040 Irrigation System and Maintenance.
A. All required landscaping shall be provided with a permanent underground irrigation system. The irrigation system shall consist of piped water lines terminating in an appropriate number of sprinklers or other outlets to insure complete coverage of water for plants within the landscaped areas.
B. 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.
C. Any permanent, underground irrigation system, whether required or not, shall comply with the following criteria:
1. Permits are required prior to installation of any permanent, underground irrigation system. i. Off-Site Work. Irrigation systems exclusively in City rights-of-way require permits issued by the Construction Services Division of Public Works. Any system within City rights-of-way shall meet the minimum requirements outlined under Engineering Standard No. ISP-1. ii. On-Site Work. on-site and combination on-site and off-site installations shall comply with the Water Efficient Landscape Ordinance. Permit fees shall be in accordance with the applicable sections of the City Code.
2. Backflow Prevention Devices. All irrigation systems shall be protected by an approved type and size of backflow prevention devices, as required by the Public Works Department, to be painted green and screened by landscaping with a 3-foot-wide clearance.
3. After installation, the system shall be flushed thoroughly to remove dirt and debris prior to installation of the sprinkler heads.
4. Irrigation systems shall be maintained in good working order.
D. In addition to the requirements of subsection B of this section, any required permanent underground irrigation system for a development with 500 square feet or more in landscape area shall comply with the following criteria:
1. Each irrigation system shall be equipped with an automatic controller with a mechanical or solid-state timer capable of operating valve stations to set days and length of time.
2. Each irrigation system shall be equipped with a rain sensing override device which automatically shuts off the irrigation system when it rains.
3. Whenever possible, landscape irrigation shall be scheduled between 2:00 a.m. and 10:00 a.m. to avoid irrigation during times of high wind or high temperature.
4. For larger developments, the following criteria may be required when considered appropriate under a department policy of either the Planning Division or Public Works Department. iii. A soil moisture sensing device may be required where appropriate to measure soil moisture and maintain efficient irrigation schedules.
iv. A separate landscape water meter may be required.
Chapter 19.736 Development Standards—Vehicular Provisions
19.736.010 Street Dedication and Improvement.
No building permit shall be issued until the following requirements are met:
A. All streets, alleys, and other public rights-of-way shown on plans approved by the City Council and which abut the subject property shall be dedicated to the planned right-of-way line or a deed of dedication deposited in escrow with an escrow agent acceptable to the City Attorney, the delivery of which is conditioned upon the required permit being granted.
B. All improvements of streets, alleys, and other public rights-of-way which abut the subject property and are required in order to conform to improvement standards approved by the City Council shall be installed, or a performance bond, in a reasonable amount to be determined by the City Engineer, with sureties to be approved by the City Attorney, shall be filed with the City Clerk, or cash in a like amount shall be deposited with the Finance Director to be placed in a trust fund.
19.736.020 Vision Clearance.
A. Vision clearance areas shall be provided as follows:
1. On any corner lot: a triangular area at the street intersection measuring 15 feet along each street property line (or the projections thereof parallel to the centerlines of the streets) from the point of intersection of such property lines (or the projections thereof);
2. At the intersection of an alley with a street, or at the intersection of two (2) alleys, or at an angle point where the alignment of an alley changes by sixty degrees or more: a triangular area measuring 15 feet along each street or alley property line from the point of intersection of the property lines;
3. At any driveway entrance from or exit to a street: triangular areas on each side of the driveway measuring 15 feet along the street property line and 15 feet along the edge of the driveway from the point of intersection of the edge of the driveway with the street property line.
B. Within a required vision clearance area there shall be no fence, tree, shrub, or other obstruction to sight between two (2) feet and seven (7) feet above the established street grade. Where the vision clearance area for an existing driveway falls on adjacent property, no additional obstruction in the two-foot to seven-foot height range shall be placed in the vision clearance area. Where existing obstructions exist on adjacent property in the twofoot to seven-foot height range, any new driveway constructed on the subject property shall be located so as to not have any such obstructions in its vision clearance areas.
19.736.030 Driveway Standards.
A. In case of any conflict between the requirements of this section and any safety requirements pursuant to the Fire Code, the Fire Code requirements shall prevail.
B. Every garage, carport, parking area, loading area, drive-in or drive-through service area, or other off-street vehicular waiting or maneuvering area shall be connected to one or more public streets or alleys by one or more driveways meeting the standards set forth in this section.
C. Driveway Width.
1. In the various zones, the width of any driveway shall be within the limits shown in Table 19.736.030.
2. Where the driveway approach width at the street property line required by the City Engineer pursuant to Title 12 is different from the driveway width required by this section, a variable width transition segment outside the street right-of-way shall be provided to provide a smooth connection.
D. Driveway Length. Within the mixed-use zones, the minimum length of a driveway extending from a street to a parking area shall be 25 feet. A parking aisle providing access into a parking space shall not overlap the minimum required driveway length. In addition, the City Engineer may require a greater driveway length for larger parking lots, based on the amount of vehicular traffic generated with the existing and/or proposed land use, and the volume and speed of traffic on the adjacent street.
E. Driveway Height Clearance. Within the required driveway width, there shall be no obstruction from the driveway surface to a height of 8 feet. In addition, any portion of a driveway not covered by a building or porte cochere shall be unobstructed to a height of 14 feet.
Table 19.736.030
DRIVEWAY WIDTHS
All Zones (1) Minimum Driveway Width Maximum Driveway Width One-Way 13 feet 35 feet
Two-Way 25 feet 35 feet
(1) The minimum and maximum driveway widths shall be subject to Section 19.436.040 for horizontal residential mixed-use developments with separate entry driveways. Horizontal residential mixed-use developments with a shared entrance shall be subject to the minimum and maximum development standards provided in Table 19.736.030.
F. Driveway Curvature. The minimum turning radius for any curve in a driveway shall be 25 feet measured to the outside edge of the driveway. The minimum turning radius for parking aisles shall be 25 feet.
G. Driveway Circulation Pattern.
1. Driveways and on-site circulation shall be arranged so that vehicles are not required to back into a street.
2. Outer turning radius of all drive aisles shall be 20 feet minimum.
3. In all zones, in order to preclude backing from a parking space into an alley, there shall be no direct entry from an alley to a parking space.
H. Corner Lots. Corner lots shall include two (2) driveways on each street frontage (primary street and secondary/side street).
19.736.040 Parking Spaces Required.
A. In connection with the use of each lot, sufficient off-street parking space shall be provided to meet the demand created by all activities on the lot. The minimum requirements for each use shall be as shown in Table
19.736.040, entitled Parking Spaces Required. Additional or a reduction in requirements may be imposed, based upon substantiated estimates, as a condition of approval of a development under site plan review, conditional use permit, or other development approval procedure provided for in this Title. For uses or property for which no parking requirement is set forth in Table 19.736.040, nor previously determined under the interpretation procedure (Section 19.128.010), nor established under a development approval procedure, a parking requirement shall be determined for that type of use pursuant to the interpretation procedure set forth in Section 19.128.010.
B. The floor area of any space used for parking, loading, or vehicular circulation shall not be included in the gross floor area use to calculate a parking requirement.
C. Where there is more than one (1) activity or use on a lot, the total parking space requirement shall be the sum of requirements for the separate components unless a conditional use permit is granted by the City for shared parking. An application for shared parking facilities may be considered for uses with significantly different peak hours of operation which must meet the following requirements:
1. A parking study prepared by a traffic engineer shall be submitted by the applicant demonstrating that there will not exist substantial conflict in the peak hours of parking demand for the uses for which joint use is proposed.
2. The number of parking spaces credited from one use to another under a shared parking agreement shall not create a situation where either use does not maintain the minimum number of spaces deemed necessary during peak hours of operation.
3. Parking spaces designated for joint use shall be located within a reasonable proximity to the use served as determined by the permit issued.
4. A written agreement shall be drawn to the satisfaction of the City Attorney and executed by all parties concerned assuring the continued availability of the number of spaces designated for joint use.
D. Where an off-street parking district has been established, the parking space requirement for each property within the district shall be reduced by the share of the total spaces provided by the district which is proportional to the share of the district assessment borne by the same property.
E. Any fractional space requirement resulting from the calculation of required parking spaces shall be disregarded if less than 0.50 space and shall be counted as one required space if 0.50 or greater.
Table 19.736.040
PARKING SPACES REQUIRED
Use Parking Spaces Required
Residential Uses
Multi-Family Uses – Stand Alone Use See Table 19.436.050 for parking spaces required for multifamily uses.
Multi-Family Uses – Part of a Mixed-Use
Development
Developments with 49 or less residential units: Within a parking structure or enclosed garage/carport:
Studio 1.0 spaces per dwelling unit
1 sleeping room 1.25 spaces per dwelling unit
2 sleeping rooms 2.2 spaces per dwelling unit
3 or more sleeping rooms 2.95 spaces per dwelling unit
Developments with 50 units or more: Within a parking structure or enclosed garage/carport:
Studio 1.0 spaces per dwelling
1 sleeping room 1.25 spaces per dwelling
2 sleeping rooms 2.13 spaces per dwelling unit
3 or more sleeping rooms 3.0 spaces per dwelling unit
Public Service Uses
See Table 19.536.040 for parking spaces required for Public Service Uses.
Commercial Uses
See Table 19.536.040 for parking spaces required for Commercial Uses.
In addition to the total number of required parking spaces, an additional 10% of the total required spaces must be reserved and designated for guest parking. Guest parking spaces shall be clearly marked and easily accessible.
19.736.050 Parking Location.
A. Required residential parking shall be located on the same lot as the activities or uses served, except as follows:
1. Required parking may be located on a lot adjacent to the lot served subject to a recorded covenant as provided in subsection B of this section.
2. Any required parking provided by means of an off-street parking district is not subject to a specific location requirement.
B. Where required parking is not on the same lot as the activity or use served, a covenant running with the land shall be recorded by the owner of the parking lot guaranteeing to the City that the required parking will be maintained for the use or activity served.
19.736.060 Parking Dimensions and Layout.
A. Except as further provided in this section, the layout of parking areas shall meet the standards shown in Table
19.736.060, entitled Parking Layout Standards.
B. There shall be a clear vehicular entry to every required parking space at least equal in width to the required width of the space.
C. Each parking space and aisle shall have a clear height of at least six and one-half feet. For all nonresidential parking areas, at least 20 percent of the spaces provided, together with their associated parking aisles, shall have a clear height of at least seven feet.
D. Required parking spaces shall meet the requirements for standard car parking as shown in Table 19.736.060, entitled Parking Layout Standards; except, for any parking area of ten or more spaces, not more than 30 percent of the required spaces may be for compact car parking. With justification for certain uses, a conditional use permit may be considered to permit the percentage of compact spaces to exceed 30 percent.
E. Any parking area shall provide internal circulation for access to all spaces without causing vehicles to back into or reenter a street.
F. Waiting (queuing) spaces shall not overlap parking aisles or driveways.
Table 19.736.060
PARKING LAYOUT STANDARDS
Type of Space
Stall Drive Aisle Width (in feet)
Width in
feet
Length in
feet
One-Way Two-Way
30° 45° 60° 90° 30° 45° 60° 90°
Standard Car Parking:
Angle Parking: 9 (2) 18 15 19 20 20 20 20 20 25
Parallel Parking 8 22
Compact Car Parking
Angle Parking: 8 (2) 16 13 15 20 20 20 20 20 25
Parallel Parking 7 20
Tandem Car Parking (1) 9 36
Waiting (Queuing)
Spaces
9 20
Passenger Loading:
Parallel to curb 8 23
At angle to curb 9.5 19
(1) Tandem parking stalls are permitted in parking garages and private parking lots provided at least one (1) parking stall per dwelling unit and all stalls required for any guest parking shall be individually and easily accessible and at least one (1) standard stall per dwelling unit shall be provided. (2) With ninety-degree angle parking, an end stall shall be provided with a 2′ wide planter adjacent to a wall or structure.
19.736.070 Parking Improvements.
A. Except as otherwise specified in this Title, parking may be provided in parking lots, carports, garages, or other parking structures.
B. Drainage. All areas for the movement, parking, loading, repair, or storage of vehicles shall be graded and drained to dispose of surface water. In all cases except single-family residential uses, drainage shall be arranged to prevent surface flow across walkways and driveways.
C. Paving.
1. All areas for the movement, parking, loading, repair, or storage of vehicles shall be paved and maintained to eliminate dust and mud, to provide an even, unbroken driving surface, and to present a uniform appearance.
2. All paving shall meet one of the following minimum standards:
i. Portland cement concrete, three and five-eighths inches thick; ii. Asphalt, one and one-half inches thick on a 4-inch aggregate base; iii. Other pavement determined by the Director to be equivalent to one of the above standards in useful life, serviceability, and appearance.
D. Wheelstops. In all angle parking stalls (including ninety-degree parking) facing the perimeter of a parking area, individual concrete wheelstops or a six-inch high poured-in-place concrete curb shall be provided, located two feet inside the front boundary of the stalls.
A. Surface Parking.
1. Parking lots shall be placed to the side or rear of buildings. There shall be no vehicular parking between residential fronts and the public right-of-way.
2. Parking lots shall be connected to all building entrances by means of internal pedestrian walkways.
Pedestrian walkways shall be not less than 6 feet wide.
3. Access drives shall be at least 200 feet apart and at least 100 feet from side property lines and street intersections unless an approved shared drive is provided or the driveway location does not create a traffic hazard to adjacent property.
4. Parking lot landscaping shall be located to discourage pedestrians from having to cross any landscaped areas to reach building entrances from parked cars.
5. Maximum number of driveways:
i. One driveway for lot frontage up to 150 feet.
ii. Two driveways for lot frontage 150 feet to 299 feet. iii. One driveway for each additional 300 feet.
B. Residential Garage. If garage parking is provided, the following standards shall apply:
1. Garage doors may occupy no more than 40 percent of a building’s street frontage and shall be recessed a minimum of 18 inches from a street-facing wall plane.
2. Street-facing garage doors serving individual units that are attached to the structure must incorporate one or more of the following so that the garage doors are visually subservient and complementary to other building elements:
i. Garage door windows or architectural detailing consistent with the primary dwelling. ii. Arbor or other similar projecting feature above the garage doors. iii. Landscaping occupying 50 percent or more of driveway area serving the garage (e.g., “ribbon” driveway with landscaping between two parallel strips of pavement for vehicle tires)
3. Each garage space shall be equipped with an automatic door opener and a roll-up sectional or similar garage door that does not extend onto the apron. On multifamily dwellings, a security gate on a multispace garage is permitted.
4. For attached private garage, the design shall include adequate space for waste/solid storage and a water heater unit.
C. Tandem Parking. Tandem parking may be permitted to satisfy the off-street parking requirement for a residential unit in accordance with the following:
1. No more than two vehicles shall be placed one behind the other.
2. Both spaces shall be assigned to a single dwelling unit.
3. The tandem parking bay shall be a minimum 39 feet by 9 feet in interior dimensions.
4. Tandem parking to meet required parking for multiunit development shall not exceed 50 percent of the total provided number of spaces.
5. Tandem parking shall not be used to satisfy the parking requirement for guest parking.
6. The minimum vertical clearance shall be 8 feet.
D. Guest Parking. Parking for visitors and/or employees shall be accommodated onsite in garages, parking areas, or along internal streets to minimize spillover to adjacent residential neighborhoods.
E. Bicycle Parking. Bicycle spaces shall be distributed throughout the site. Bicycles may be parked anywhere on a lot, in compliance with pedestrian and vehicular access standards.
F. Developments near Public Transit. A major transit stop includes a rail transit station or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.
G. Shared Parking for Underutilized Parking Spaces. Shared parking may be permitted for developments where at least 20% of parking spaces are vacant during the proposed shared parking hours. A signed agreement between entities proposing shared parking and an explanation demonstrating how the shared parking improves efficiency or reduces parking demand shall be provided.
E. Landscaping.
1. Landscaped Buffers Along Streets. Every parking area adjacent to a street shall be set back from the property line as required by Section 19.520.020. Such setback areas shall be permanently landscaped in accordance with the requirements of Chapter 19.532.
2. Landscaped Buffers Along Alleys. Except for driveways and walkways, a minimum 4-foot-wide landscaped planter shall be provided along all parking areas adjacent to an alley.
3. Interior Landscaping.
i. All Mixed-Use Zones. Within the parking area of any parking lot with 10 or more parking spaces, an area equal to at least 7 percent of the total parking and driveway area shall be landscaped with trees and some combination of shrubs, vines and ground cover. ii. All interior parking area landscaping shall be reasonably distributed throughout the area in order to avoid a monotonous appearance and to enhance the visual attractiveness of the area, especially those portions in public view.
iii. All portions of a parking area not improved for parking aisles and stalls and more than 5 feet by 5 feet in size shall be landscaped. Any portion of the parking area not landscaped shall be paved.
iv. Curbs Required. At all boundaries between landscaped areas and paving, a 6-inch-high concrete curb shall be provided unless reduced curb is required as part of the Water Quality Management Plan (WQMP).
4. Landscaped Buffers Along Residentially Zoned Properties. Every parking area adjacent to residentially zoned property shall be set back from the property line as required by Section 19.532.010.
Such setback areas shall be permanently landscaped in accordance with the requirements of Chapter
19.532.
F. Marking of Parking Spaces. All parking areas serving nonresidential uses shall be marked as follows:
1. Double lines separating stalls, with minimum 4-inch-wide stripes and a minimum 8 inch separation;
2. Spaces for handicapped parking and for compact cars shall be so identified;
3. In accordance with any additional standards for marking of parking areas which may be adopted pursuant to Section 19.124.050.
G. Lighting. Security lighting for non-residential uses shall be provided in all parking areas accessible to public entry after dark, subject to the following criteria:
1. All artificial lighting shall be so designated to provide safety and security to the property users, as well as the enhancement of the general appearance of the development. Use of unhoused, bare bulbs shall be avoided.
2. Security lighting for non-residential uses in the commercial zones shall provide the following requirements:
i. The equivalent of one foot candle minimum of illumination shall be provided throughout the parking area.
ii. All security lighting shall be on a time clock or photo sensor system.
3. Building-mounted lighting fixtures shall not project above the fascia or roof line. Recessed wall mounts are encouraged.
4. Pole mounted luminaires shall not exceed the height of the buildings on the site, unless otherwise approved by the Director.
5. All luminaires shall be designed, shielded, or aimed in such a manner so as not to produce glare upon adjacent properties or rights-of-way.
6. All required lighting shall be permanently maintained as a condition of the use.
19.736.080 Parking Structure.
In addition to other requirements of this Division, a parking structure shall be subject to the following requirements.
A. For any portion of a parking structure within 50-feet of a residential zone, openings, other than for pedestrian or vehicular access shall be visually screened on any wall which faces the residential zone. Furthermore, any ramp and the top level parking surface shall have a minimum of 5-foot high perimeter solid wall as measured from the floor of the parking surface.
B. For the purpose of screen parking vehicles from public view on all other levels, there shall be a minimum of 48- inch high perimeter architectural screen or wall as measured from the finished floor, for all parking areas within the structure.
1. A parapet may count as an architectural screen if it meets the height requirement and effectively blocks the view of parked vehicles.
2. Examples of acceptable architectural screens include solid walls, perforated metal panels, decorative masonry, louvered screens, or vegetation walls, provided they are designed to complement the overall architectural style of the building and sufficiently obscure parked vehicles from public view.
C. The use of materials and the architectural design for the parking structure shall be compatible with the other structures on the property.
D. Suitable trees of a size and height relative to the scale and height of the structure shall be planted near and around the parking structure.
E. The exterior elevations of parking structures shall be designed to minimize the use of blank concrete facades.
This can be accomplished through the use of textured concrete, planters or trellises, or other architectural treatments.
1. Any driveway providing access to a parking structure shall have a minimum width of 25 feet.
2. Parked vehicles at each level in the structure shall be shielded from view of adjoining streets.
3. If a toll or fee booth is in the driveway area, the driveways on either side of the booth shall have a minimum width of 14 feet and minimum depth of 40 feet from the property line to the booth to ensure vehicles can queue without obstructing traffic.
4. The maximum length of a parking aisle without being intersected by another parking aisle or driveway shall be 300 feet.
5. All ramps shall be provided with transition zones at the top and bottom of the ramp. Ramps with a grade of 10 percent or less shall have a transition zone at least 8 feet in length. Ramps with a grade of greater than 10 percent shall have transition zones at least 12 feet in length. The grade of a transition zone shall not exceed one-half the grade of the ramp it serves.
6. Minimum lighting requirement at entrances and exits is 20 foot-candles. Minimum lighting requirement of parking areas is 1.0 foot-candles.
7. The minimum distance of entry/exit from a corner intersection is 150 feet.
8. Large illuminated signs with architectural features, such as an arch or canopy, shall be used at the entrance to emphasize the facility entry and attract patrons.
9. Drive aisles shall be designed with a minimum turning radius of 25 feet to accommodate safe maneuvering of vehicles.
19.736.090 Loading Areas.
Loading areas for nonresidential uses shall provide off-street loading spaces subject to Section 19.536.100.
19.736.100 Transportation Demand Management Requirements for Specified New Development
A. This Section is intended to meet the requirements of the California Government Code, Section 65089 (b) (3) which requires development of a trip reduction and travel demand element to the CMP, and California Government Code, Section 65089.3(a) (2) which requires adoption and implementation of Trip Reduction and Travel Demand Ordinance.
B. New commercial, office, industrial, and mixed use developments employing 100 persons or more may adversely impact existing transportation and parking facilities, resulting in increased motor vehicle emissions, deteriorating levels of service, and possibly significant additional capital expenditures to augment and improve the existing transportation system. In order to more efficiently utilize the existing and planned transportation system and to reduce vehicle emissions, it is the policy of the City to:
1. Reduce the number of peak-period vehicle trips generated in association with new development.
2. Promote and encourage the use of alternative transportation modes such as ridesharing, car pools, vanpools, public bus, and rail transit, bicycles, and walking as well as those facilities that support such modes.
3. Achieve related reductions in vehicle trips, traffic congestion, and public expenditure and achieve air quality improvements through utilization of existing local mechanisms and procedures for project review and permit processing.
4. Promote coordinated implementation of strategies on a county-wide basis to reduce transportation demand.
5. Achieve the most efficient use of local resources through coordinated and consistent regional and local TDM programs.
C. For applicable new mixed-use development projects estimated to employ 100 persons or more, shall meet the standards and requirements set forth in Chapter 19.540.
Chapter 19.740 Development Standards—Utilities and Mechanical Equipment
19.740.010 Undergrounding of Utilities.
A. In connection with the new construction or relocation of a main building, or a change of use to a nonresidential use, all utility lines within the site boundaries shall be placed underground. Necessary surface-mounted utility equipment is permitted, provided it is screened from public view in the same manner as required for mechanical equipment as provided in Section 19.740.020.
B. The provisions of this section may be waived pursuant to the procedure provided under Section 19.128.060.
19.740.020 Visual Screening of Mechanical Equipment.
A. All exterior equipment, whether freestanding or attached to a building, including pipes, conduit, and duct work shall be effectively screened from public view or architecturally integrated into a building structure, with the following exceptions:
1. Vents less than two (2) feet in height.
2. Window-mounted air conditioning units on multi-family dwellings;
3. Free-standing or roof-mounted solar equipment.
4. Outdoor lighting standards and fixtures.
B. All utility equipment shall be located out of the pedestrian path of travel. All utility equipment shall be purposefully and aesthetically placed adjacent to alleyways, within parking areas, rear or side yards, or within building “notch outs” and screened from public view.
C. If the mechanical equipment cannot be placed in the back, it shall be either placed on the ground and screened with landscape or placed on the roof and screened with architectural materials such as roof or parapet consistent with the overall architectural style.
D. All electrical utility equipment, electrical meters, and junction boxes shall be placed within a utility room. If a utility room is not feasible, then all utility equipment shall be purposefully designed as an integral part of the building development, placed adjacent to alleyways, within parking areas, or within rear or side yards, and screened from public view.
E. Trees and shrubs shall be placed a minimum of 5 feet away from water meter, gas meter, or sewer laterals; a minimum of 10 feet away from utility poles; and a minimum of 3 feet away from fire hydrants and fire department sprinkler and standpipe connections, unless another dimension is approved by the local Authority Having Jurisdictions (AHJ).
F. Design/Materials.
1. Screening must be architecturally consistent and/or integrated with the facility in terms of design, screening materials, and colors.
2. No raw or untreated materials shall be used on roof or building mounts. Fire Code requirements for the particular use and/or building will determine the permitted combustible or non-combustible material.
3. Roof-Mounted Equipment. Building parapets or other architectural elements in the building’s architectural style shall screen roof-mounted equipment.
a. New buildings shall be designed to provide a parapet or other architectural element that is as tall or taller than the highest point on any new mechanical equipment to be located on the roof of the building.
b. For existing buildings with no parapet less than two (2) feet in height, mechanical equipment shall be surrounded on all sides by an opaque screen wall as tall as the highest point of the equipment.
The wall shall be architecturally consistent with the building and match the existing building with paint, finish, and trim cap detail.
4. Wall-and Ground-Mounted Equipment.
a. Equipment is not allowed between front or side street facades and the street. b. All screen devices shall be as high as the highest point of the equipment being screened. c. Equipment and screening shall be in compliance with the setbacks of the zone. d. Screening shall be architecturally compatible and include matching paint, finish, and trim cap of the building.
e. On ground mounts, view obscuring ornamental block, wood, and earth berms with acceptable landscaping may be used to provide effective architectural screening, if the treatment is deemed to be consistent with the overall design concept.
G. Treatment of Above-grade Transformers; Meters; Gas Manifolds, etc. It is the intent to encourage the placement of such equipment in underground vaults. If placed above grade for a multi-family dwelling, such equipment shall be located in a side yard out of direct view from the street. If placed above grade for other than a multi-family dwelling, such equipment shall be located and screened from public view by an architectural screen and landscaping.
H. Maintenance. All screening devices shall be permanently maintained as a condition of the use.
19.740.030 Communications Antennae Placement in Mixed-Use Zones.
A. Communication antennae (including guy wires, supports, and antennae elements) shall be permitted anywhere on a lot except in front or side yard setback areas abutting a street and in required rear and side yard setback areas.
B. Communication antennae shall not be supported by wooden towers.
19.740.040 Receive-only Television, Satellite Dish, and Radio Antennae Placement in Mixed-Use Zones.
A. Receive-only Antennae.
1. Any receive-only antenna may be mounted in the rear yard, interior side yard, or on the roof of any mixeduse structure, subject to all conditions hereinafter provided.
B. Screening Required.
1. Each receive-only antenna visible to the public which has a surface area exceeding 20 square feet, shall be screened. All such screening shall be on three sides and shall be sufficiently high so as to screen 90 percent or more of the antenna from public view.
C. Location.
1. No receive-only antenna, or its supporting structure, shall be installed in any required setback or in any other location which would impede emergency access to any portion of the subject property.
D. Height. 1. No receive-only antenna shall exceed 10 feet in height above the peak roof line of the structure upon which such antenna is mounted or ten feet above the peak roof line of the closest building or residential structure located on the subject property if such antenna is not to be roof mounted.
2. Nothing herein shall excuse any person from obtaining all permits otherwise required or from complying with any and all applicable local and State codes, laws and regulations pertaining to the installation of antennae and/or antenna supporting structures.
E. Receive-only Antenna Permit Application.
1. Where a permit is required, or application therefore is authorized, under any provision of Section 19.740.030 or this section, each person desiring a permit shall apply to the City’s Planning Division.
The applicant shall provide a completed application on a form provided by the Planning Division containing at minimum, the following:
a. Name, address, and telephone number of the applicant, b. The specific location where the applicant proposes to install the antenna, including a detailed description of the antenna design and any supporting structure proposed to be utilized, including size, weight, and such other information as the Planning division may require, c. Specific reasons as to why the antenna proposed to be installed should not be mounted in the rear yard, or otherwise, in accordance with the preferred order of placement, as herein prescribed, d. If required herein, a description of the screening proposed to be utilized by the applicant, e. A sketch or other drawing, satisfactory to the Director, showing:
i. Location of physical features on the subject property, ii. Approximate dimensions (plus or minus one foot) of the subject lot and physical features thereon,
iii. The specific location where the antenna, and screening if required, are proposed to be installed,
iv. Any other physical features in the area of the subject property which applicant feels would adversely affect reception in those areas set forth herein as “preferred,” and v. The design of the antenna and proposed support structure, f. A statement as to why the proposed antenna may not be satisfactorily installed, or will not satisfactorily function, in a preferred area, as prescribed herein, g. A declaration made under penalty of perjury that either the property upon which the antenna is proposed to be installed is not subject to any contractual covenants, conditions, or restrictions, or alternatively, that any applicable contractual covenants, conditions, or restrictions do not preclude the installation of the antenna, as proposed by the applicant. h. All applicants for an antenna permit may be required to show to the satisfaction of the Director that circumstances preclude installation in a preferred area, or that reception quality in the preferred area or areas is insufficient, as herein prescribed.
i. Any person aggrieved by any provisions of this section due to exceptional circumstances may apply for an antenna permit in accordance with the provisions of subsection E of this section.
Chapter 19.744 Development Standards—Environmental Effect
19.744.10Noise Control.
In addition to the requirements of Title 8, the following noise standards shall be met where applicable:
A. Residential Acoustical Design.
1. For all dwelling and group quarters, the development shall be designed to achieve:
a. Within each main building, a community noise equivalent level (CNEL) not exceeding 45 decibels; b. In outdoor areas, a community noise equivalent level (CNEL) not exceeding sixty-five decibels, except that where it is not reasonably possible to achieve this objective, the development shall be designed to provide the lowest noise level reasonably possible within private open areas and/or common usable open areas of at least one hundred square feet per unit, with access to such area available to the residents of each unit.
2. Acoustical design and analysis shall be based upon the projected noise contours as shown in the noise element of the General Plan. For all new residential developments, an acoustical analysis shall be submitted to the City as follows:
a. For any residential development within a 60 decibel CNEL contour, an analysis by a professional architect, engineer, or building designer shall demonstrate that the required noise levels will be achieved.
b. For any residential development within a 65-decibels CNEL contour, or within either the moderate noise impact area or the significant noise impact area of the Fullerton Municipal Airport as shown in the noise element of the Buena Park General Plan, an analysis by a professional mechanical or acoustical engineer shall demonstrate that the required noise levels will be achieved. Prior to issuing a certificate of occupancy, the Building Official may require tests by a qualified acoustical technician to confirm that the noise reduction achieved is sufficient to meet the requirements of this section.
B. Air Conditioning Equipment. Exterior air conditioning equipment, other than self-contained window-mounted units, shall have a sound rating number (SRN) no greater than 60 decibels, in accordance with ARI (Air Conditioning and Refrigeration Institute) Standard 270, or the equivalent.
C. Public Address Systems. In all commercial and industrial zones, any public address systems, loudspeakers, and other sound-producing equipment shall be designed, installed, and operated in a manner which is not disturbing to the surrounding area.
19.744.020 Compliance with Airport Environs Land Use Plan for Orange County.
Applicants proposing buildings or structures that penetrate the Notification Surface for FMA or JFTB Los Alamitos shall file a Form 7460-1Notice of Proposed Construction or Alteration with the Federal Aviation Administration and provide a copy of the FAA determination to the City and ALUC.
19.744.030 Lighting.
A. Lighting on any premises shall be directed, controlled, screened, or shaded in such a manner as not to shine directly on surrounding premises. Where adjacent owners enter into a written agreement, which shall be recorded, for the joint illumination of their premises, their combined properties shall be considered as a single premises for purposes of this regulation.
B. Lighting on any premises also shall be controlled so as to prevent glare on driveways, walkways, and public thoroughfares.
C. Building lighting within the mixed-use zones, for the purpose of enhancing or accentuating the architectural elements of a building and which may include the use of exposed neon and unshaded bulbs, may be authorized with a site plan review per Section 19.128.040. The review shall determine the appropriateness of the lighting to the building design. In addition to the other requirements of this section, there shall be no blinking, twinkling, scintillation, cyclic variation, motion, or the appearance of motion in the illumination.
D. Lighting shall be placed so as to minimize its impact on adjacent buildings and properties, especially residential uses. Any lighting source, including illuminated signs, shall be positioned so that light does not shine directly into residential windows.
19.744.040 Maintenance and Operation.
All uses and activities shall be operated and maintained so as not to be hazardous, obnoxious, or offensive due to air pollution, odor, dust, smoke, gas, water pollution, noise, vibration, illumination, glare, electromagnetic disturbance or other radiation, or similar effects detrimental to public health, safety, and welfare. All federal, state, and local laws and regulations concerning environmental protection shall be complied with.
Chapter 19.748 Special Requirements for Certain Uses
19.748.010 Accessory Dwelling Units and Junior Accessory Dwelling Units.
Refer to Section 19.348.010 for specific regulations on Accessory Dwelling Units and Junior Accessory Dwelling Units in mixed-use zones.
19.748.020 Mixed-Use Zones— Community Events.
Refer to Chapter 19.1004 Temporary Uses and Special Permits. Community events in mixed-use zones are required to obtain a temporary use permit subject to the provisions provided in Chapter 19.1004.
19.748.030 Live/Work Units.
Standards for live/work units and artists’ lofts/studios, including the adaptive reuse of existing nonresidential buildings to accommodate work-live uses, are as follows:
A. Limitations on Use. The non-residential component of a live/work development shall be a use allowed within any applicable zone by Section 19.712.010, subject to the following additional limitations:
1. Prohibited Uses. A live/work unit shall not be allowed to include any of the following activities:
i. Auto Repair – General, Auto Repair including paint or body work, Auto Maintenance – Minor, or any similar use.
ii. Storage of flammable liquids or hazardous materials beyond that normally associated with a residential use.
iii. Any other activity or use, as determined by the responsible review authority to not be compatible with residential activities and/or to have the possibility of affecting the health or safety of live/work unit residents due to the potential for the use to create dust, glare, heat, noise, noxious gasses, odor, smoke, traffic, vibration or other impacts, or would be hazardous because of materials, processes, products, or wastes.
2. Changes in Use. After approval, a live/work unit shall not be converted to entirely residential use. The covenants, conditions, and restrictions of any live/work project or unit in any Mixed-Use zone shall include the requirement that the live/work use shall not be converted to exclusive residential use.
3. Fire Department Review. The Fire Department shall review all live/work applications and have the authority to make recommendations regarding permitted nonresidential uses based on fire code and general public health and safety recommendations.
B. Design Standards.
1. Floor Area Requirement. A live/work unit shall have a minimum floor area of at least 750 square feet.
The maximum size of the residential portion of the live/work unit shall be no more than 40 percent of the unit to ensure that the residential portion remains accessory to the primary commercial use. All floor area other than that reserved for living space shall be reserved and regularly used for working space.
2. Separation and Access of Individual Units. Each live/work unit shall be separated from other units and other uses in the building. Access to each unit shall be provided via storefronts or from common access areas, corridors, or halls. The access to each unit shall be clearly separate from other live/work units or other uses within the building. Living space shall be located in the rear ground level or second floor and above to maintain activity and commercial access along the frontage.
3. Facilities to Accommodate Commercial Activities. A live/work unit shall be designed to accommodate nonresidential uses as evidenced by the provision of ventilation, interior storage, flooring, and other physical improvements of the type commonly found in exclusively nonresidential facilities used for the same work activity.
4. Integration of Living and Working Space. Areas within a live/work unit that are designated as living space shall be an integral part of the work-live unit and not separated (or occupied and/or rented separately) from the work space, except that mezzanines and lofts may be used as living space subject to compliance with the other provisions of this Division, and living and working space may be separated by interior courtyards or similar private space.
5. Mixed Occupancy Buildings. If a building contains mixed occupancies of live/work units and other nonresidential uses, occupancies other than live/work shall meet all applicable requirements for those uses, and proper occupancy separations shall be provided between the live/work units and other occupancies, as determined by the Buena Park Fire Chief or designee.
6. Parking. Each live/work unit shall meet off-street parking requirements as provided in Chapter 19.736.
C. Operating Requirements.
1. Occupancy. A live/work unit shall be occupied and used only by the operator of the business within the unit, or a household of which at least one (1) member shall be the business operator.
2. Business License Required. At least one (1) of the residents of a live/work unit shall be required to have a business license with the City of Buena Park.
3. Sale or Rental of Portions of Unit. No portion of a live/work unit may be separately rented or sold as a commercial space for any person not living in the premises or as a residential space for any person not working in the same unit.
4. Notice to Occupants. The owner or manager of any building containing live/work units shall provide written notice to all occupants and users that the surrounding area may be subject to levels of noise, dust, fumes, or other effects associated with commercial uses at higher levels than would be expected in strictly residential areas. State and federal health regulations notwithstanding, noise and other standards shall be those applicable to commercial properties in the applicable zone.
5. Non-Resident Employees. Up to two (2) persons who do not reside in the live/work unit may work in the unit unless this employment is prohibited or limited by the conditional use permit. The employment of three (3) or more persons who do not reside in the live/work unit may be permitted subject to conditional use permit approval, based on additional findings that the employment will not adversely affect traffic and parking conditions in the site vicinity. The employment of any persons who do not reside in the live/work unit shall comply with all applicable Building Code, Occupational Safety and Health Administration (OSHA), and other state and federal regulations.
19.748.040 Outdoor Seating and Dining.
A. Incidental Use Only. With the exception of permitted use outdoor dining areas as provided for in Subsection F, below, outdoor dining areas must be incidental and accessory to the permitted eating establishment/restaurant.
B. Design. Outdoor dining areas shall be open on at least three (3) sides and open to the sky, with the exception that non-fixed umbrellas and awnings and canopies that accent the building are permitted. Side panels or any other accessories that enclose the outdoor dining area are prohibited.
C. Location.
1. The seating area shall not encroach into any required rear or side setback, parking and/or vehicular circulation area, required landscape areas, required paths of travel, or public rights-of-way.
2. Within any Mixed-Use zone, outdoor dining areas may be permitted within the required front setback area, consistent with the requirements of this Division.
3. The outdoor dining area must be located immediately adjacent to, abutting, and adjoining the establishment with which it is associated, and shall not extend beyond the building and/or storefront frontage and/or length of the tenant space of the associated primary establishment.
D. Maximum Allowable Square Footage. Outdoor dining shall not exceed 1,000 square feet for any individual establishment.
E. Delineation of Area. Any outdoor dining area serving a single business shall maintain a clearly marked perimeter and shall be separated from vehicular pathways and public sidewalks with low walls and/or landscape hedges a minimum of 2.5 feet in depth or 3.5 feet in height. Establishments that include the service or sale of alcoholic beverages are subject to additional requirements provided in Section 19.552.030.
19.748.050 Home Occupations
Refer to Section 19.448.060 for specific regulations on Home Occupations in mixed-use zones, which apply exclusively to non-live/work units.
19.748.060 Animal Keeping.
Refer to Section 19.348.050 for specific regulations on animal keeping in mixed-use zones.
19.748.070 Commercial Uses.
Refer to Chapter 19.552 (Special Requirements for Certain Uses) on specific regulations for commercial uses.
19.748.080 Emergency Shelters.
Refer to Section 19.448.090 on specific regulations for emergency shelters in mixed-use zones.
EXHIBIT B
Text Amendment C-25-1
New Text Shown in Underline
Deleted Text Shown in Strikethrough
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
HOUSING INCENTIVE OVERLAYS
OBJECTIVE DESIGN AND
DEVELOPMENT STANDARDS
CITY COUNCIL ADOPTED
FEBRUARY 13, 2024
AMENDED
June 24, 2025
HOUSING INCENTIVE OVERLAYS ODDS 2
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OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
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TABLE OF CONTENTS
ACKNOWLEDGEMENTS .......................................................................................................................8 CHAPTER 1. INTRODUCTION..............................................................................................................10
1.1 Purpose and Goals........................................................................................................................................................................10
1.2 Relationship to State and City Regulations...................................................................................................................................10
1.2.1 Additional Documents.......................................................................................................................................10
1.3 Target Audience for ODDS............................................................................................................................................................11
1.4 How To Use This Document..........................................................................................................................................................11
1.5 User Guide ....................................................................................................................................................................................12
1.6 Administration...............................................................................................................................................................................13
1.6.1 Purpose...............................................................................................................................................................13
1.6.2 Applicability........................................................................................................................................................13
1.6.3 Affordability Requirements....................................................................................................................14
1.6.4 In-Lieu Fees...........................................................................................................................................15
1.6.5 Applications .........................................................................................................................................15
1.6.6 Procedures ...........................................................................................................................................16
1.6.7 Minor Deviations to Standards ...............................................................................................................16
1.6.8 Streamlined Approval Process................................................................................................................17
1.7 Mitigation Measures .....................................................................................................................................................................17
1.7.1 Air Quality/Greenhouse Gas Policies..................................................................................................................17
1.7.2 Biological Resources..........................................................................................................................................19
1.7.3 Cultural Resources.............................................................................................................................................19
1.7.4 Geological Resources.........................................................................................................................................20
1.7.5 Hazards and Hazardous Materials.....................................................................................................................20
1.7.6 Noise..................................................................................................................................................................20
1.7.7 Traffic.................................................................................................................................................................21
1.7.8 Tribal Cultural Resources....................................................................................................................................21
1.7.9 Water Quality and Hydrology.............................................................................................................................22
1.7.10 RESERVED .........................................................................................................................................................22
1.7.11 RESERVED .........................................................................................................................................................22 CHAPTER 2. OVERLAYS AND USES ....................................................................................................23
2.1 Housing Incentive Overlays Overview ...........................................................................................................................................23
2.2 Housing Incentive Overlays Map...................................................................................................................................................24 HOUSING INCENTIVE OVERLAYS ODDS 4
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Figure 2.2-A. Housing Incentives Overlay (HIO) Map......................................................................................................................25 Figure 2.2-B. Zoning Map ................................................................................................................................................................26
2.3 Permitted Uses .............................................................................................................................................................................27
2.3.1 Mixed-Use Overlays Permitted Uses (MUO-45, MUO-60, MUO-100) ...............................................................27
2.3.2 Multi-Family Residential Overlays Permitted Uses (HOO and RCFO)................................................................30 CHAPTER 3. DEVELOPMENT STANDARDS..........................................................................................31
3.1 Development Standards for Housing Incentive Overlays.............................................................................................................31
3.1.1 General ...............................................................................................................................................................33
3.1.2 Density and Intensity.........................................................................................................................................35
3.1.3 Minimum Site Dimensions.................................................................................................................................35
3.1.4 Minimum Building Setbacks..............................................................................................................................36
3.1.5 Lot Coverage......................................................................................................................................................36
3.1.6 Open Space........................................................................................................................................................36
3.1.7 Building Form ....................................................................................................................................................37
3.1.8 Parking...............................................................................................................................................................38
3.1.9 Minimum Dwelling Unit Floor Area...................................................................................................................39
3.1.10 Building Encroachments...................................................................................................................................39
3.1.11 RESERVED. ........................................................................................................................................................40
3.1.12 RESERVED. ........................................................................................................................................................40
3.1.13 RESERVED. ........................................................................................................................................................40
3.1.14 RESERVED. ........................................................................................................................................................40
3.1.15 RESERVED. ........................................................................................................................................................40
3.2 Development Standards for Hotel/Motel Conversion Overlay ....................................................................................................41 CHAPTER 4. OBJECTIVE DESIGN STANDARDS ..................................................................................44
4.1 Site Design Standards...................................................................................................................................................................44
4.1.1 Site Entries.........................................................................................................................................................45
4.1.2 Street Frontages................................................................................................................................................49
4.1.3 Sensitivity to Adjacent Uses ..............................................................................................................................50
4.1.4 Access and Parking ............................................................................................................................................52
4.1.5 Service Access, Trash, and Storage Facilities.....................................................................................................56
4.1.6 Open Space Areas..............................................................................................................................................57
4.1.7 RESERVED. .........................................................................................................................................................61
4.1.8 RESERVED. .........................................................................................................................................................61
4.1.9 RESERVED. .........................................................................................................................................................61
4.1.10 RESERVED. ........................................................................................................................................................61
4.2 Building Design Standards............................................................................................................................................................62 HOUSING INCENTIVE OVERLAYS ODDS 5
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4.2.1 Building Massing and Articulation......................................................................................................................62
4.2.2 Entryways..........................................................................................................................................................65
4.2.3 Building Materials and Finishes.........................................................................................................................67
4.2.4 Window/Glazing ................................................................................................................................................69
4.2.5 Projecting Elements...........................................................................................................................................70
4.2.6 Roofs..................................................................................................................................................................72
4.2.7 RESERVED. ..........................................................................................................................................................72
4.2.8 RESERVED. ..........................................................................................................................................................72
4.2.9 RESERVED. ..........................................................................................................................................................72
4.2.10 RESERVED. ........................................................................................................................................................72
4.3 Landscaping and Open Space Standards......................................................................................................................................73
4.3.1 Landscaping........................................................................................................................................................73
4.3.2 Walls and Fences................................................................................................................................................76
4.3.3 RESERVED. ..........................................................................................................................................................77
4.3.4 RESERVED. ..........................................................................................................................................................77
4.3.5 RESERVED. ..........................................................................................................................................................77
4.4 Lighting Standards.........................................................................................................................................................................78
4.4.1 Pedestrian Lighting ............................................................................................................................................78
4.4.2 Parking Lot Lighting ...........................................................................................................................................79
4.4.3 RESERVED. ..........................................................................................................................................................79
4.4.4 RESERVED. ..........................................................................................................................................................79
4.4.5 RESERVED. ..........................................................................................................................................................79
4.5 Signage Standards.........................................................................................................................................................................80
4.5.1 General ...............................................................................................................................................................80
4.5.2 Allowable Signage ..............................................................................................................................................81
4.5.3 RESERVED. ..........................................................................................................................................................83
4.5.4 RESERVED. ..........................................................................................................................................................83
4.5.5 RESERVED. ..........................................................................................................................................................83 CHAPTER 5. HOTEL/MOTEL CONVERSION OVERLAY .......................................................................84
5.1 Purpose..........................................................................................................................................................................................84
5.2 Definitions .....................................................................................................................................................................................84
5.3 Location Criteria ............................................................................................................................................................................85
5.4 Application and Approval ..............................................................................................................................................................86
5.5 Tenants’ Rights, Relocation Assistance and Right To Return. .......................................................................................................88 CHAPTER 6. DEFINITIONS...................................................................................................................91 A - Definitions..................................................................................................................................................................................91 HOUSING INCENTIVE OVERLAYS ODDS 6
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B - Definitions..................................................................................................................................................................................91 C - Definitions..................................................................................................................................................................................92 D - Definitions..................................................................................................................................................................................93 E - Definitions..................................................................................................................................................................................93 F - Definitions..................................................................................................................................................................................93 G - Definitions..................................................................................................................................................................................93 H - Definitions..................................................................................................................................................................................94 I - Definitions...................................................................................................................................................................................94 L - Definitions ..................................................................................................................................................................................94 M - Definitions.................................................................................................................................................................................95 O - Definitions .................................................................................................................................................................................96 P - Definitions..................................................................................................................................................................................96 R - Definitions..................................................................................................................................................................................96 S - Definitions..................................................................................................................................................................................96 T - Definitions..................................................................................................................................................................................97 HOUSING INCENTIVE OVERLAYS ODDS 7
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ACKNOWLEDGEMENTS
City of Buena Park
City Council
• Mayor Art BrownJoyce Ahn (District 41)
• Vice Mayor Pro Tem Susan SonneConnor Traut (District 53) • Council Member Joyce AhnSusan Sonne (District 31)
• Council Member José Trinidad CastañedaCarlos Franco (District 2)
• Council Member Connor TrautLamiya Hoque (District 45) Planning Commission
• Deborah Diep - District 1 represen�ng District 4
• Monique Davis - District 3
• Yong ChoiJames Schoales - District 2 represen�ng District 1 • Mirvete Judeh - District 1 represen�ng District 2
• Hector Pa�no - District 5
City Staff
• Mat Foulkes, Community & Economic Development Director • Swa� Meshram, Planning Manager
Consultants
Casc Engineering and Consul�ng, Inc.
• Richard Sidor, Principal-in-Charge
• Frank Coyle, Director of Planning
• Lauren Thompson, Senior Planner
• Danielle Ornelas, Senior Planner
• Ben Hamada, GIS Specialist
• Kacey Reineman, Assistant Planner
Urban Crossroads, Inc.
• Aric Evat, President
• Charlene So, Principal
• Haseeb Qureshi, Principal
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CHAPTER 1. INTRODUCTION
1.1 Purpose and Goals
Development and design standards regulate development intensity, style, massing, orienta�on, and open spaces. Objec�ve design standards are measurable, verifiable, and quan�fiable. They provide for a predictable and equitable path to development approvals in an effort to streamline and support consistent design in the community.
The City developed Objec�ve Design and Development Standards (ODDS) to support and guide the development of housing within the City’s six (6) Housing Incen�ve Overlays (HIO). As the state con�nues to experience a housing crisis, transparency and objec�vity are both tools that can streamline and support the development of new housing. Addi�onally, the City must comply with state legisla�on, which requires jurisdic�ons to review new mul�-family and mixed-use residen�al housing projects ministerially guided by Objec�ve Design and Development Standards.
The goal of this document is to provide clear guidelines and standards for the design, construc�on, review, and approval of mul�-family residen�al and mixed-use residen�al development in Buena Park. Through this document, Applicants, Developers, and City staff have a clear understanding of the City’s minimum design expecta�ons. Most of the ODDS are writen as minimum standards for site and structure design but also offer recommenda�ons and guidelines for quality and character.
Projects must also comply with all applicable Building Code, Zoning Code and Fire Code requirements, and development standards.
1.2 Relationship to State and City Regulations
The following describes how the ODDS relate to and comply with State and City regula�ons:
General Plan. The General Plan’s 2021-2029 Housing Element describes the City of Buena Park’s goals of assis�ng in the provision of housing that meets the needs of economic segments of the community; providing suitable sites for housing development to accommodate a range of housing by type, size, loca�on, price, and tenure; and mi�ga�ng any poten�al governmental constraints to housing produc�on and affordability. A few of the Housing Element’s Programs for guiding the development of affordable housing projects include providing Affordable Housing Incen�ves (Program 8), Adequate Sites to Accommodate the RHNA and No Net Loss (Program 11), By-Right Approval for Projects with 20% Affordable Units (Program 12), Special Needs Housing (Program 14), Streamline En�tlement and Permit Processing (Program 16), and adherence to these HIO Objec�ve Design and Development Standards.
Zoning Ordinance. All development must comply with the regula�ons within the City’s Zoning Ordinance. These Objec�ve Design and Development Standards are applicable to new mul�family housing and mixed-use projects built on parcels within the City’s Housing Incen�ve Overlays iden�fied and described further in the City’s Zoning Ordinance.
Residen�al Design Guidelines. Several of these Objec�ve Design and Development Standards are adapted from the City’s Residen�al Design Guidelines for mul�family residen�al development specific for lower intensity to higher intensity residen�al infill development.
1.2.1 Additional Documents
Development within the HIO’s may be subject to addi�onal regula�ons other than the ODDS detailed in this document.
Because development projects throughout the City are unique by use, character, needs and geographic loca�on, no single document or process can address all aspects of project design. Please refer to the below referenced documents for addi�onal informa�on and standards that may apply to specific or unique development contexts.
HOUSING INCENTIVE OVERLAYS ODDS 11
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OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
• General Plan
• Housing Element
• Buena Park Municipal Code
• Water Efficient Landscape Ordinance
• Parks and Recrea�on Master Plan
• Sewer Master Plan
• Complete Streets Master Plan
1.3 Target Audience for ODDS
Developers
This document will provide clear direc�ons for renova�on and new construc�on. The required checklist will serve as a tool for the property owner, the designer/developer, and staff during the review process; it will also clarify the aspects of quality design.
Property Owners
This document will give property owners a clear understanding of the design elements that are required for development projects. This document will work in conjunc�on with the General Plan and Zoning Ordinance and will provide a clear set of expecta�ons and responsibili�es.
City Staff
City staff will use the standards to assist applicants and their representa�ves with project processing. The document and checklist will serve as the basis for evalua�ng the quality of design in proposals.
Decision Makers
The document will provide a basis for the Planning Commission, City Council, Community and Economic Development Director, and other reviewing bodies to evaluate development project’s quality of design.
1.4 How To Use This Document
This document includes the following:
Permitted Uses
There are two (2) permited use tables in this document. 1) Mixed-Use projects and 2) Residen�al Only projects.
Development Standards
Development Standards have been divided into two (2) sets of standards. 1) Mixed-Use and Residen�al Only Projects and 2) Hotel/Motel Conversion projects.
Objective Design Standards
Objec�ve design standards are comprised of five (5) topic areas. 1) Site Design, 2) Building Design, 3) Landscaping, 4) Ligh�ng, and 5) Signage.
Architectural Styles
These apply based on the chosen architectural style for the proposed project. The defined architectural styles can be found as a separate document located on the Planning Division’s webpage and includes both minimum design standards as well as recommended and op�onal design elements.
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Checklist
The checklist is a separate document located on the Planning Division’s webpage and provides a summary of all applicable standards based on loca�on, project intensity, and architectural style. The checklist shall be used prior to submital to ensure all required standards are met and understood by the Applicant.
1.5 User Guide
This user guide applies to each of the Housing Incen�ve Overlays, with the excep�on of the Hotel/Motel Conversion Overlay (HMCO). To apply the HMCO to the pre-selected site, see Sec�on 3.2 (Development Standards) and Chapter 5 (Hotel/Motel Conversion Overlay) and Chapter 6 (Defini�ons).
Step 1: Identify the Housing Incentive Overlay
Determine if your site is located within an HIO (Sec�on 2.2 HIO Map) and meets the minimum lot size requirements provided in Chapter 3. If your site does not meet the minimum lot size requirements, the site may be eligible for parcel aggrega�on.
Contact the Planning Division for addi�onal informa�on.
Step 2: Review Section 1.6 Administration and Consultation with the Planning Division It is recommended that the Applicant review Sec�on 1.6 of this document to become familiar with the administra�on process.
Following the review of Sec�on 1.6, it is highly recommended that the prospec�ve Applicant meet with Planning Staff to become familiar with the applica�on and submital requirements for a project prior to a formal submital. Addi�onally, a preapplica�on process is required for all proposed projects. The pre-applica�on allows the Applicant to receive Staff review from various departments prior to a formal submital. Formal submital will also include the signed checklist to be reviewed by Planning staff; approval will not be given or determined without a signed checklist.
Step 3: Review the Development Standards
Depending on which HIO your site is located on, you will review and apply the development standards provided in Chapter 3.
Sec�on 3.1 contains all of the development standards for mixed-use and mul�-family developments.
Step 4: Determine the Permitted Uses
Select from the list of permited uses provided in Sec�on 2.3 (Permited Uses). If your site is located within one of the three (3) Mixed-Use Overlays, you will refer to Sec�on 2.3.1 of this document. If your site is located within a Mul�-Family Overlay, you will refer to Sec�on 2.3.2 of this document.
Step 5: Review the Objective Design Standards
The Objec�ve Design Standards are comprised of five (5) topic areas:
1. Sec�on 4.1 Site design
2. Sec�on 4.2 Building design
3. Sec�on 4.3 Landscaping
4. Sec�on 4.4 Ligh�ng
5. Sec�on 4.5 Signage
Each of the standard Sec�ons reference above begins with an intent statement, followed by specific standards applicable to that Sec�on. The intent statements are provided to help the reader understand the overarching principles behind the standard requirements and do not serve as review criteria. The design standards provided in Chapter 4 clearly iden�fy if the standard applies to residen�al only projects or mixed-use residen�al projects. If the standard does not specify if it applies to residen�al only projects or mixed-use residen�al projects, then the standard applies to both types of projects.
Step 6: Review the Architectural Styles Objective Design Standards (Separate Document) The design and detailing of buildings are paramount to a quality environment, and the City is commited to authen�c expressions of architectural style. Architectural design elements and materials shall be consistent throughout the project, HOUSING INCENTIVE OVERLAYS ODDS 13
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OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
recognizing that a building is three-dimensional and must be well designed on all sides. Detailing, choice of materials, and window and door choices shall reinforce the overall project design. To provide guidance on architectural styles, the objec�ve design standards located on the Planning Division’s webpage, offer a menu of the most common architectural styles found in the area, including:
• Spanish Colonial Revival
• Cra�sman
• American Tradi�onal
• Farmhouse
• Tuscan
• Modern
Within each style descrip�on, various elements related to roof forms, windows, decora�ve details, and other topics are listed.
The Architectural Style Objec�ve Design Standards require certain elements, while other, decora�ve elements may be selected from a menu of op�ons. To encourage variety in the design, proposed projects with more than eight (8) buildings must u�lize more than one architectural style. However, styles may not be mixed within a single building.
Step 7: Review the Zoning Ordinance and Complete the ODDS Checklist All development shall comply with the standards of the Buena Park Municipal Code, Title 19, Zoning, as well as, Title 8, Health, Safety, and Welfare, Title 15, Building and Construc�on Safety, and Title 16, Fire Safety.
A checklist of the Objec�ve Design Standard requirements is located on the Planning Division’s webpage as a separate document. This checklist should be filled out by the Applicant and reviewed by Staff to indicate whether the Applicant’s project meets the requirements for ministerial review.
1.6 Administration
1.6.1 Purpose
The purpose of this Sec�on is to facilitate the development and availability of housing affordable to a broad range of households with varying income levels within the City to meet current and future housing needs. The provision of affordable units within new residen�al developments will ensure that new affordable housing units are distributed throughout the City in order to provide economically diverse neighborhoods and avoid concentrated low-income housing. It is intended in part to implement state policy that declares that local governments have a responsibility to exercise their powers to facilitate the development of housing to adequately provide for the housing needs of all economic segments of the community, as stated in Government Code Sec�on 65580. It is also intended to implement Program 16 of the Housing Element which calls for establishing objec�ve design criteria to implement community design objec�ves while complying with State law requiring permit streamlining and housing accountability.
1.6.2 Applicability
These Objec�ve Design and Development Standards apply to all residen�al and mixed-use developments within the Housing Incen�ve Overlays, as illustrated on Figure 2.2-A (HIO Map) and the Residen�al Site Inventory (Appendix C – Table B) of the 2021-2029 Housing Element Update. The Housing Incen�ve Overlays shall have a minimum site area of 0.5 acres and accommodate at least sixteen (16) units on the site. Projects must also comply with all applicable building permit requirements, zoning code requirements, fire code requirements, subdivision requirements, and development standards as outlined and applicable at the �me of the development applica�on submital.
A project that includes a request for an adjustment to objec�ve zoning standards (variance, modifica�on, excep�on, waiver, or similar requests), other than modifica�ons granted as part of a density bonus concession or incen�ve pursuant to State Density Bonus Law, does not comply with objec�ve zoning standards and will require a discre�onary approval subject to HOUSING INCENTIVE OVERLAYS ODDS 14
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Sec�on 19.128.020 of the Zoning Code. These Objec�ve Design and Development Standards apply to projects that provide at the minimum percentage of affordable units as specified in Sec�on 1.6.3(4)(b); addi�onal concessions, waivers, or modifica�ons beyond these standards require providing a greater percentage of affordable units in accordance with State Density Bonus Law.
1.6.3 Affordability Requirements
1. Requirements. All for-sale projects and rental projects shall either include the number of affordable units required under Subsec�on 4 or pay the in-lieu fee required under Subsec�on 1.6.4. No applica�on for a rezoning, tenta�ve map, parcel map, condi�onal use permit, design review, or building permit shall be approved, nor shall any such project be constructed or condominium conversion approved, without compliance with this ar�cle.
2. Affordable Housing Agreement. Pursuant to Government Code 65915, in accordance with this Sec�on and as approved by the City Atorney, and recorded by the County Recorder, Applicants shall be required to enter into an Affordable Housing Agreement for a minimum period of 55 years for rental units and equity sharing agreement forfor a minimum period of 45 years for-sale units. The grant deed from Developer to any such proposed purchaser of an Affordable Unit shall restrict the use of the Affordable Unit to owner-occupancy and shall restrict subsequent resales of the Affordable Unit to households mee�ng the applicable affordability requirements, at an Affordable Sales Price, who agree to occupy the Affordable Unit as their principal place of residence. This restric�on shall con�nue to apply un�l the forty-fi�h (45th) anniversary of the date that the Affordable Unit is ini�ally conveyed by Developer to an eligible purchaser.
3. Exemp�ons. Subsec�on (1) of this Sec�on shall not apply to accessory dwelling units.
4. Requirements – For Sale and Rental Projects. The required number of affordable units in a for-sale or rental project shall depend upon the total number of dwelling units in the project and the type of affordable units being included (i.e., whether they are made affordable to moderate-income, low-income or very low-income households). The Developer of the project may choose which type of affordable units to include. A project must include at least one (1) of the following in order to develop a project at the maximum density permissible within the Overlay. Addi�onal density pursuant to the Sate Density Bonus law may be permissible.
a. Housing is considered affordable when it requires 30 percent or less of the household’s income. The 30 percent includes rent or mortgage payment, u�li�es, taxes, and insurance. The California Health and Safety Code §50052.5 and §50053 provide guidelines for es�ma�ng affordable housing costs for different income groups and tenure types. The affordable housing cost guidelines include the following:
i. Extremely Low: 0%-30% AMI
ii. Very Low: 31%-50% AMI
iii. Low: 51%-80% AMI
iv. Moderate: 81%-120% AMI
“AMI” stands for “Area Median Income,” which is a sta�s�c published annually by the U.S. Department of Housing and Urban Development (HUD). It represents the midpoint of a region's income distribu�on—half of the households in the region earn more than the median and half earn less. Housing programs use AMI to determine eligibility for affordable housing.
b. The Developer of a for-sale/ownership or rental project shall provide a percentage of the proposed housing units as deed-restricted affordable housing according to one (1) of the following:
i. Very Low-Income Units: At least 8% of the proposed housing units are restricted to very-low-income residents.
ii. Low-Income Units: At least 20% of housing units are restricted to low-income residents. iii. Moderate-Income Units: At least 40% of housing units are restricted to moderate-income residents.
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iv. Blended Target Income Levels: The developer may request that the project include affordable units that are targeted to a mix of income levels (moderate, low and very-low), as long as at least 20% of housing units are restricted to low-income residents. The final decision regarding the blended target income levels shall be made by the Community and Economic Development Director.
5. Frac�onal Units. When the applica�on of the percentages specified above results in a number that includes a frac�on, the frac�on shall be rounded up to the next whole number if the frac�on is 0.5 or above. If the result includes a frac�on less than 0.5 the developer shall have the op�on of rounding up to the next whole number and providing the affordable unit on site or paying a fee in lieu of providing an addi�onal affordable unit. The in-lieu fee shall be calculated in accordance with Sec�on 1.6.4.
6. Unit Mix. The unit mix (i.e., the number of bedrooms per unit) of the affordable units shall be in roughly the same propor�on as the unit mix of the market rate units. For example, if a project has ten (10) two (2) bedroom units and twenty (20) one (1) bedroom units and is required to include three (3) affordable units, then the affordable units must consist of one (1) two (2) bedroom unit and two (2) one (1) bedroom units. If only one (1) affordable unit is required and the other units in the project have various numbers of bedrooms, the developer may select the number of bedrooms for that unit. If affordable units cannot mathema�cally be exactly propor�oned in accordance with the market rate units, the unit mix shall be determined by the Community and Economic Development Director.
7. Loca�on of Affordable Units. All affordable units shall be built on the same site as the remainder of the project and distributed throughout the project.
1.6.4 Affordable Housing In-Lieu Fees
1. As provided in Sec�on 1.6.3 (Affordability Requirements), a per-dwelling unit fee may be paid in-lieu of providing up to 25% of the required affordable units in either a for-sale/ownership or rental project.
2. For residen�al development projects constructed in phases, the in-lieu feesshall be paid prior to issuance of each building permit in the propor�on that the phase contributes to the overall residen�al development project.
3. The City Council shall, from �me to �me, adopt a resolu�on se�ng forth the amount of the in-lieu fees.
1.6.5 Applications
1. Affordable Housing Agreement Required.
2. Applica�ons. Applica�ons for residen�al development projects shall include the following applica�ons and plans for the project:
a. Preliminary Applica�on Form pursuant to SB 330.
b. Housing Incen�ve Overlays Objec�ve Design Standards Checklist. c. Form 7460-1 No�ce of Proposed Construc�on or Altera�on with the Federal Avia�on Administra�on and provide a copy of the FAA determina�on to the City and ALUC, if applicable to buildings or structures that penetrate the No�fica�on Surface for FMA or JFTB Los Alamitos.
d. Project Site Plan.
e. Project Eleva�on Plans.
f. Conceptual Landscape Plans.
g. U�lity Plans.
h. Demoli�on Plan, if applicable.
i. Roof Plan.
j. ALTA Survey.
k. Title Report.
l. Agent Authoriza�on Form.
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m. Preliminary Grading Plan.
n. Vehicles Miles Traveled (VMT)/Traffic Analysis.
o. Approved Preliminary Water Quality Management Plan, if applicable p. Project Phasing Plan, if applicable.
1.6.6 Procedures
1. Applica�ons are required to be submited to the Planning Department for ministerial processing and must include an applica�on packet and design plans. Only sites within the Housing Incen�ve Overlays Figure 2.2-A (Housing Incen�ves Overlay Map) and Figure 2.2-B (Zoning Map) are qualified by-right residen�al only or mixed-use development and can submit an applica�on to the Planning Department for ministerial review.
2. For proper�es outside of the HIO boundary, a rezone of the parcel(s) to add it to the HIO may be permited subject to the procedures for Zone Changes specified in Chapter 19.124 of the Buena Park Municipal Code City Council approval prior to submi�ng an applica�on to the Planning Department.
3. Projects will be processed administra�vely by staff and reviewed for conformance with these Objec�ve Design Standards.
If determined by staff upon review of the applica�on materials that the project conforms with all applicable objec�ve design standards, the Applicant may proceed with submi�ng a building applica�on/plans for the project.
4. If a project does not meet one (1) or more of the Objec�ve Design Review standards, the Applicant can amend their applica�on to comply, or when appropriate, the Community and Economic Development Director shall administra�vely approve no more than three (3) adjustments (e.g., when the Applicant can demonstrate that site design/layout would be improved or that there is a constraint that would make complying with a standard infeasible given site layout, etc.) from the objec�ve design standards.
5. For devia�ons not deemed minor by the Community and Economic Development Director, the Applicant can request a public hearing before the Zoning Administrator for design review approval. The project will s�ll be reviewed for conformance with the HIO Objec�ve Design Standards by the Community and Economic Development Director while taking into considera�on whether the devia�on(s) from the standards is appropriate. Regarding compliance with the California Environmental Quality Act (CEQA), a project on a qualified site may be exempt from CEQA unless there are irregular circumstances that would create a new impact not already iden�fied and mi�gated as part of the Environmental analysis. Other environmental analysis shall be consistent with Sec�on 1.7 of this Chapter.
6. A Focused EIR (FEIR) will bewas prepared to more fully analyze poten�ally significant impacts to Air Quality and Green House Gas resul�ng from the adop�on of the HIO. Once the FEIR is cer�fied by the City Council, all future residen�al or mixed-use residen�al development projects within the HIO will be reviewed to determine the most appropriate CEQA analysis required. This includes either a Categorical Exemp�on (CE); a Nega�ve Declara�on or a Mi�gated Nega�ve Declara�on; or an EIR. Residen�al or mixed-use residen�al projects proposed on HIO sites prior to comple�on of the FEIR, will be required to complete a stand-alone CEQA analysis specific to the project proposed.
7. In the event an Applicant amends an approved applica�on and site plan to relocate a previously approved building on the proposed lot, the Applicant shall obtain approval from the Community and Economic Development Director. In the event an Applicant amends an approved applica�on and site plan to relocate a previously approved building on the proposed lot and proposes a new building with parking or ameni�es, the Applicant shall obtain approval from the Zoning Administrator. Any new proposed building or modifica�ons to the approved applica�on and site plan shall not exceed 10,000 square feet of new building square footage. New proposed building(s) or modifica�ons to the approved applica�on exceeding 10,000 square feet of new building square footage, shall require Site Plan approval from the Planning Commission.
1.6.7 Minor Deviations to Standards
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1. Minor devia�ons from certain development and/or design standards may be allowed for specific situa�ons or circumstances. The Planning Division may grant an Adjustment for only the standards iden�fied in Chapter 3 (Development Standards).
2. Minor Devia�on requests shall be accompanied by a writen request by the Applicant explaining the need for the devia�on and iden�fying all exis�ng site condi�ons or features that prevent compliance with the standard.
3. If the minor devia�on request is for a reduc�on in the required number of parking spaces, the Applicant shall submit a parking demand analysis prepared by a qualified professional as determined by the Community and Economic Development Director.
4. A Minor Devia�on determina�on may be appealed following the appeals procedure iden�fied in Sec�on 19.128.080 (Adjustments) of the Zoning Code.
5. For the Minor Devia�on to be granted both of the following findings are required:
a. Site condi�ons prevent compliance with the standard, including the configura�on of the lot, topography, exis�ng natural features, exis�ng buildings/structures, or u�lity infrastructure. b. The project shall be developed with the intent of each of the objec�ve design standards to the greatest extent possible.
6. If an applica�on requires one or more discre�onary approvals, a Minor Devia�on related to the project shall be submited, reviewed, heard, and acted upon concurrently by the highest applicable Review Authority.
7. Refer to Chapter 3 (Development Standards) for applicable adjustments to the development standards.
1.6.8 Streamlined Approval Process
This document hereby adopts California Government Code Sec�on 65913.4 (Housing Development Approvals) by reference.
Where this document is silent or conflicts with State law, State law shall prevail.
1.7 Mitigation MeasuresImpact Reduction Strategies
All proposed mul�-family and mixed-use housing developments within the Housing Incen�ve Overlays shall be subject to the following objec�ve standard protocols for mi�ga�on, monitoring, and repor�ngImpact Reduc�on Strategies as necessary to avoid a significant impact to the environment in accordance with applicable State and Federal laws. The project applicant or developer is responsible for securing the services of a qualified environmental consultant to ensure compliance with the specified criteria and demonstra�ng adherence to the required mi�ga�on measuresImpact Reduc�on Strategies.
1.7.1 Air Quality/Greenhouse Gas Policies
Mitigation MeasureImpact Reduction Strategy – AQ1 Construction Related Impacts Prior to issuance of grading permits, project Applicants shall prepare and submit a technical assessment evalua�ng poten�al project construc�on-related air quality impacts (regional and localized) to the City for review and approval. The evalua�on shall be prepared in conformance with South Coast Air Quality Management District (SCAQMD) methodology for assessing air quality impacts. If construc�on-related criteria air pollutants are determined to have the poten�al to exceed the SCAQMD’s adopted thresholds of significance, the Applicants shall incorporate all feasible mi�ga�on measuresImpact Reduc�on Strategies to reduce air pollutant emissions during construc�on ac�vi�es to below applicable significance thresholds. These iden�fied measures strategies shall be incorporated into all appropriate construc�on documents (e.g., construc�on management plans) submited and verified by the City. Impact Reduc�on Strategies Mi�ga�on measures to reduce construc�on-related emissions could include, but are not limited to:
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• Require construc�on equipment that meets or exceeds CARB Cer�fied Tier 3 or Tier 4 engine standards. • Limit the idling �me of diesel off-road construc�on equipment to no more than five (5) minutes. • Require the use of “Super-Compliant” low VOC paints which have been reformulated to exceed the regulatory VOC limits put forth by SCAQMD’s Rule 1113. Super-Compliant low VOC paints shall be no more than 10g/L of VOC.
Alterna�vely, projects may u�lize building materials that do not require the use of architectural coa�ngs. • The Construc�on Contractor shall require by contract specifica�ons that construc�on opera�ons rely on the electricity infrastructure surrounding the construc�on site, if available rather than electrical generators powered by internal combus�on engines.
• The Construc�on Contractor shall require the use of alterna�ve fueled, engine retrofit technology, a�er-treatment products (e.g., diesel oxida�on catalysts, diesel par�culate filters), and/or other op�ons as they become available, including all off-road and portable diesel-powered equipment. • The Construc�on Contractor shall require that construc�on equipment be maintained in good opera�on condi�on to reduce emissions. The Construc�on Contractor shall ensure that all construc�on equipment is being properly serviced and maintained as per the manufacturer’s specifica�on. Maintenance records shall be available at the construc�on site for City verifica�on.
Impact Reduction Strategy Mitigation Measure – AQ2 Operational Related Impacts Prior to issuance of a grading permit, project applicants shall prepare and submit a technical assessment evalua�ng poten�al project opera�onal air quality impacts (regional and localized) to the City for review and approval. The evalua�on shall be prepared in conformance with South Coast Air Quality Management District (SCAQMD) methodology in assessing air quality impacts. If opera�on-related air pollutants are determined to have the poten�al to exceed the SCAQMD’s adopted thresholds of significance, the City shall require applicants to incorporate all feasible Impact Reduc�on Strategies mi�ga�on measures to reduce air pollutant emissions during opera�onal ac�vi�es to below the applicable significance thresholds. The iden�fied measures strategies shall be included in construc�on plans. Impact Reduc�on Strategies Mi�ga�on measures to reduce opera�onal emissions could include, but are not limited to the following:
• Increase in insula�on such that heat transfer and thermal bridging is minimized; • Limit air leakage through the structure and/or within the hea�ng and cooling distribu�on system; • Use of energy-efficient space hea�ng and cooling equipment; • Installa�on of electrical hook-ups at loading dock areas; • Installa�on of dual-paned or other energy efficient windows; • Use of interior and exterior energy efficient ligh�ng that exceeds then incumbent California Title 24 Energy Efficiency performance standards;
• Installa�on of automa�c devices to turn off lights where they are not needed; • Applica�on of a paint and surface color palete that emphasizes light and off-white colors that reflect heat away from buildings;
• Design of buildings with “cool roofs” using products cer�fied by the Cool Roof Ra�ng Council, and/or exposed roof surfaces using light and off-white colors;
• Design of buildings to accommodate photo-voltaic solar electricity systems or the installa�on of photo-voltaic solar electricity systems;
• Installa�on of ENERGY STAR-qualified energy-efficient appliances, hea�ng and cooling systems, office equipment, and/or ligh�ng products.
• Landscaping palete emphasizing drought tolerant plants; • Use of water-efficient irriga�on techniques;
• U.S. EPA Cer�fied WaterSense labeled or equivalent faucets, high-efficiency toilets (HETs), and water-conserving shower heads.
• Applica�ons for residen�al development projects within 1,000 feet of a major sources of Toxic Air Contaminants (TAC) (e.g., warehouses, industrial areas, freeways, roadways, and rail lines with traffic volumes over 10,000 vehicle per day), as measured from the property line of the project to the property line of the source/edge of the nearest travel lane, shall submit a health risk assessment (HRA) to the City. The HRA shall be prepared in accordance with policies and procedures of CEQA and the SCAQMD. If the HRA shows that the incremental cancer risk exceeds ten in one million (10E-06), PM10 concentra�ons exceed 2.5 microgram per cubic meter (µg/m3), PM2.5 concentra�ons exceed 2.5 µg/m3, or the appropriate noncancer hazard index exceeds 1.0, the applicant will be required to iden�fy HOUSING INCENTIVE OVERLAYS ODDS 19
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and demonstrate that Impact Reduc�on Strategies mi�ga�on measures are capable of reducing poten�al cancer and non-cancer risks to an acceptable level (i.e., below ten in one million or a hazard index of 1.0), including appropriate enforcement mechanisms. Measures to reduce risk may include but are not limited to:
o Air intakes located away from high volume roadways and/or truck loading zones. o Hea�ng, ven�la�on, and air condi�oning systems of the buildings provided with appropriately sized maximum efficiency ra�ng value (MERV) filters (e.g., MERV 13 or beter).
Impact Reduction Strategy Mitigation Measure AQ - 3 MERV 13 Filters All residen�al projects shall be required to install air filtra�on systems with efficiencies equal to or exceeding a Minimum Efficiency Repor�ng Value (MERV) 13 as defined by the American Society of Hea�ng, Refrigera�ng and Air Condi�oning Engineers (ASHRAE) Standard 52.2.1.
Impact Reduction Strategy Mitigation Measure AQ - 4 Health Risk Assessment A site-specific HRA may be required for project sites located nearer than 450 feet from the traveled roadway of I-5 or CA-91 freeway right-of-way or for projects not requiring the installa�on of MERV 13 or beter air filtra�on systems.
1.7.2 Biological Resources
Impact Reduction Strategy Mitigation Measures BIO-1 Pre-construction Nesting Bird Surveys If it is not feasible to avoid the nes�ng bird season (typically January through July for raptors and February through August for other avian species), a qualified biologist shall conduct a pre-construc�on nes�ng bird survey for avian species to determine the presence/absence, loca�on, and status of any ac�ve nests on or directly adjacent to the Project Site. If ac�ve nests are located, the extent of the survey buffer area surrounding the nest should be established by the qualified biologist to ensure that direct and indirect effects to nes�ng birds are avoided. To avoid the destruc�on of ac�ve nests and to protect the reproduc�ve success of birds protected by the MBTA and the CFGC, the nes�ng bird survey shall occur no earlier than 15 days prior to the commencement of any construc�on including demoli�on ac�vi�es.
In the event that ac�ve nests are discovered, a suitable buffer (distance to be determined by the biologist) shall be established around such ac�ve nests, and no construc�on within the buffer is allowed, un�l the biologist has determined that the nest(s) is no longer ac�ve (i.e., the nestlings have fledged and are no longer reliant on the nest).
1.7.3 Cultural Resources
Impact Reduction Strategy Mitigation Measure CUL-1 Inadvertent Archaeological Discovery If previously uniden�fied cultural materials are unearthed during construc�on, work shall be halted in that area un�l a qualified archaeologist can assess the significance of the find. If human remains are encountered, State Health and Safety Code Sec�on 7050.5 states that no further disturbance shall occur un�l the County Coroner has made a determina�on of origin and disposi�on pursuant to Public Resources Code Sec�on 5097.98. The County Coroner must be no�fied of the find immediately. If the remains are determined to be prehistoric, the Coroner will no�fy the Na�ve American Heritage Commission (NAHC), which will determine and no�fy the Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representa�ve, the MLD may inspect the site of the discovery. The MLD shall complete the inspec�on within 48 hours of no�fica�on by the NAHC. The MLD may recommend scien�fic removal and nondestruc�ve analysis of human remains and items associated with Na�ve American burials.
Impact Reduction Strategy Mitigation Measures CUL-2 Structures Greater than 50 years Old Where development would involve the altera�on or demoli�on of a structure greater than 50 years old, a historic evalua�on by a Secretary of Interior's Standards for Architectural Historian or Historic Architect shall be provided to determine if the resource meets the defini�on of a Historic Resource as defined in CEQA Guidelines Sec�on 15064.5. If the structure is determined to be a Historic Resource, any proposed altera�on shall follow mi�ga�on strategy guidelines contained in CEQA Guidelines Sec�on 15126.4(b). Mi�ga�on Strategy standards may include, but are not limited to avoidance and preserva�on, conduc�ng altera�ons in a manner consistent with the Secretary of the Interior's Standards for the Treatment of Historic Proper�es (including as applicable, standards for Preserva�on, Rehabilita�on, Restora�on and Reconstruc�on), and documen�ng resources. The approach to comply with these standards shall be prepared by an Architectural Historian or Historic Architect and provided to the City. Demoli�on and/or significant diminu�on of designated historic landmarks shall be prohibited.
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Impact Reduction Strategy Mitigation Measure CUL-3 Archaeological Resource Avoidance Development shall be sited and designed to avoid adverse impacts to important archaeological resources to the maximum extent feasible. If there is no feasible alterna�ve that can avoid impacts to important or unique archaeological resources, then the alterna�ve that would result in the least adverse impacts to important or unique archaeological resources that would not result in addi�onal adverse impacts to other resources shall be required.
1.7.4 Geological Resources
Impact Reduction Strategy Mitigation Measure GEO-1 Geotechnical Investigation Prior to issuance of a Grading Permit or Building Permit, a registered geotechnical engineer shall prepare a site-specific Geotechnical Inves�ga�on, which shall be submited to the City Building and Safety Division for review and approval.
Development projects shall incorporate the applicable recommenda�ons provided in the project specific Geotechnical Inves�ga�on and other such measure(s) the City deems necessary. The report shall recommend pavement structural sec�on of proposed streets and parking lots. If a WQMP is required, the report shall test and analyze soil condi�ons for LID (Low Impact Development) requirements, and the implementa�on of water quality for storm water runoff, including poten�al infiltra�on alterna�ves, soil compac�on, satura�on, permeability and ground water levels per the County of Orange Technical Guidance Document.
Impact Reduction Strategy Mitigation Measure GEO-2 Inadvertent Paleontological Discovery In the event that paleontological resources are discovered during ground disturbing ac�vi�es, a qualified paleontologist shall document the discovery as appropriate, evaluate the poten�al resource, and assess the significance of the find under the criteria set forth in CEQA Guidelines Sec�on 15064.5.
1.7.5 Hazards and Hazardous Materials
Impact Reduction Strategy Mitigation Measure HAZ-1 Phase I Environmental Site Assessment (ESA) Prior to issuance of a Grading Permit, a Phase I Environmental Site Assessment shall be prepared in accordance with ASTM Standards and Standards and Prac�ces for AAI, in order to inves�gate the poten�al existence of site contamina�on. Any sitespecific uses shall be analyzed according to the Phase I Environmental Site Assessment (i.e., auto service sta�ons, agricultural lands, etc.). The Phase I Environmental Site Assessment shall iden�fy Specific Recognized Environmental Condi�ons (RECs) (i.e., asbestos containing materials, lead- based paints, polychlorinated biphenyls, etc.), which may require remedial ac�vi�es prior to construc�on. Development projects shall incorporate the applicable recommenda�ons provided in the project specific Phase I ESA and other such measure(s) the City deems necessary.
Impact Reduction Strategy Mitigation Measure HAZ-2 Asbestos Containing Materials and Lead Based Paint
Prior to structural demoli�on/renova�on ac�vi�es, should these ac�vi�es occur, a Cer�fied Environmental Professional shall confirm the presence or absence of ACM's and LBPs. Should ACMs or LBPs be present, demoli�on materials containing ACMs and/or LBPs shall be removed and disposed of at an appropriate permited facility.
1.7.6 Noise
Impact Reduction Strategy Mitigation Measure NOI-1 Construction Equipment Related Impacts • Construc�on contractors shall equip all construc�on equipment, fixed or mobile, with properly opera�ng and maintained mufflers, consistent with manufacturers’ standards, and all sta�onary construc�on equipment shall be placed so that emited noise is directed away from the noise-sensi�ve use nearest the construc�on ac�vity. • The construc�on contractor shall locate equipment staging in areas that will create the greatest distance between construc�on-related noise sources and noise-sensi�ve receiver nearest to the construc�on ac�vity. • The construc�on contractor shall limit haul truck deliveries to the same hours specified for construc�on equipment.
The contractor shall design delivery routes to minimize the exposure of sensi�ve land uses to delivery truck noise.
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Impact Reduction Strategy Mitigation Measure NOI-2 Noise Assessment within 50 feet of Sensitive Receptor
Prior to issuance of any construc�on permits, applicants for individual projects that are within 50 feet of a sensi�ve receptor, shall prepare and submit a study to evaluate poten�al opera�onal-related sta�onary source noise impacts to the Planning Department. The noise report shall be prepared by an acous�cal engineer using the ISO 9613-2 protocol in the CadnaA (Computer Aided Noise Abatement) computer program. If the study determines a poten�al exceedance of the City’s thresholds (55 dBA Leq day�me, or 50 dBA Leq nigh�me), measures shall be iden�fied that ensure noise levels are reduced to below the thresholds. Iden�fied measures shall be included on all construc�on and building documents and submited for verifica�on to the Planning Department.
Impact Reduction Strategy Mitigation Measure NOI-3 Vibration Assessment within 25 Feet of Sensitive Receptor
Prior to issuance of any construc�on permits, applicants for individual projects that involve vibra�on-intensive construc�on ac�vi�es, such as pile drivers, jack hammers, and vibratory rollers, within 25 feet of sensi�ve receptors (e.g., residences and fragile structures), shall prepare and submit to the Planning Department a study to evaluate poten�al construc�on-related vibra�on impacts. The vibra�on assessment shall be prepared by an acous�cal engineer and be based on recognized vibra�oninduced architectural damage criterion. If the study determines a poten�al exceedance of the thresholds, measures shall be iden�fied that ensure vibra�on levels are reduced to below the thresholds. Iden�fied measures shall be included on all construc�on and building documents and submited for verifica�on to the Planning Department.
1.7.7 Traffic
Impact Reduction Strategy Mitigation Measure TRAF-1 Traffic Memorandum Project Applicants shall demonstrate that the proposed project will not adversely impact vehicle traffic on streets within the vicinity of the site by submi�ng a report demonstra�ng consistency with the City’s most recent Traffic Impact Analysis Guidelines for Vehicles Miles Traveled (VMT) and Level of Service (LOS) assessment. If projects are consistent with the analysis, a Traffic Impact Study may not be required. If a proposed project exceeds what was analyzed in the City’s most recent traffic analysis, a site-specific Traffic Impact Analysis may be required.
1.7.8 Tribal Cultural Resources
Impact Reduction Strategy Mitigation Measure TCR-1 Tribal Consultation Upon receipt of a project applica�on, the City shall request consulta�on regarding the proposed development with any California Na�ve American Tribe that is tradi�onally and culturally affiliated with the geographic area, as described in Sec�on 21080.3.1 of the Public Resources Code, and contact the Na�ve American Heritage Commission for assistance in iden�fying any California Na�ve American Tribe. The City shall provide formal no�ce for each Tribe tradi�onally and culturally affiliated with the geographic area of the project site including the loca�on and a descrip�on of the proposed development, and an invita�on to engage in scoping consulta�on. The local government shall request that each tribe no�fy the City if it accepts the invita�on to engage in consulta�on within 30 days, unless addi�onal �me is requested.
The local government must ini�ate consulta�on within 30 calendar days of a Tribe's acceptance of the invita�on to engage in consulta�on. Consulta�on occurs between the City and the tribe(s) and must comply with the confiden�ality requirements.
Tribal consulta�on concludes either 1) upon documenta�on of an enforceable agreement regarding the treatment of tribal resources at the project site (Government Code §65913.4(b)(2)(D)(i)), or 2) one or more par�es to the consulta�on, ac�ng in good faith and a�er a reasonable effort, conclude that a mutual agreement cannot be achieved (Government Code §65913.4(b)(2)(D)(ii)). Tribal consulta�on was completed during the prepara�on of FEIR. However, un�l the FEIR is adopted, tribal consulta�on will be required for projects conduc�ng separate CEQA analysis. Following the cer�fica�on of the FEIR, no further tribal consulta�on shall be required.
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1.7.9 Water Quality and Hydrology
Impact Reduction Strategy Mitigation Measure WQH-1 Water Quality Management Plan (WQMP) Prior to issuance of grading or building permits, the applicant shall submit for approval, a Water Quality Management Plan (WQMP) specifically iden�fying Best Management Prac�ces (BMPs) that will be used on site to control pollutant run-offs. This WQMP shall iden�fy the structural and non-structural measures; detailing implementa�on of BMP’s whenever they are applicable to the project. The design criteria and templates can be located on the City’s website.
Impact Reduction Strategy Mitigation Measure WQH-2 Waste Discharge Identification Prior to the issuance of grading permit for projects that will result in soil disturbance of one acre or more of land, a copy of the No�ce of Intent (NOI) and assigned Waste Discharge Iden�fica�on (WDID) number from the State Water Resources Control Board shall be submited to the City. Projects subject to this requirement shall prepare and implement a Stormwater Pollu�on Preven�on Plan (SWPPP). A copy of the approved SWPPP by the State Water Resources Control Board shall be kept at the project site and be made available for the City upon request. The assigned WDID number must appear on the cover sheet of the grading plan.
1.7.10 RESERVED
1.7.11 RESERVED
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CHAPTER 2. OVERLAYS AND USES
2.1 Housing Incentive Overlays Overview
The Housing Incen�ve Overlays (HIO) are comprised of six (6) housing Overlays. These Overlays include: Mixed-Use Overlay45, Mixed-Use Overlay-60, Mixed-Use Overlay-100, Housing Opportuni�es Overlay, Religious Congrega�onal and Fraternal Overlay, and Hotel/Motel Conversion Overlay. The Mixed-Use Housing Incen�ve Overlays focus on mixed-use, walkable and vibrant environments and range in func�on and intensity from primarily residen�al areas with a mix of lower intensity building types (MUO45, Mixed-Use Overlay-45), to moderate intensity neighborhoods (MUO60, Mixed-Use Overlay-60), to higher intensity neighborhoods (MUO100, Mixed-Use Overlay-100). The Housing Opportuni�es Overlay provides for higher density mul�-family housing. The Religious Congrega�onal and Fraternal Overlay allows faith-based organiza�ons to build housing on sites owned by religious and faith-based ins�tu�ons. The Hotel/Motel Conversion Overlay allows for the conversion of iden�fied hotels/motels into interim or permanent suppor�ve housing for veterans, individuals or families with special needs, and those formerly homeless. The MUO45, MUO60, MUO100, HOO, and RCFO shall provide at least 16 units on the site, as s�pulated in Program 11 (Adequate Sites to Accommodate RHNA and Monitoring of No Net Loss) of the 2021-2029 Housing Element. A commercial component is required along at least 50%of the building frontage of proposed development that has a frontage on a Major and Primary highway iden�fied in the General Plan Buildout Circula�on Plan (Exhibit M-9) of the City’s adopted General Plan. The FEIR analyzed a total of 10,322 units. If the number of units exceeds this total, separate CEQA analysis will be required.
HOUSING INCENTIVE OVERLAY ILLUSTRATION
Mixed-Use Overlay – 45 (MUO45)
Intent: A walkable neighborhood environment with small-to-medium footprint, moderate-intensity housing choices, suppor�ng and within short walking distance of neighborhood-serving retail, food, and services.
Density: Minimum 16 - up to 45 dwelling units per net acre (du/ac) Intensity: 1.5 floor area ra�o (FAR)
Height: Up to 5 stories or 55 feet in height
Mixed-Use Overlay – 60 (MUO60)
Intent: A walkable neighborhood environment with a medium footprint, high-intensity housing choices, suppor�ng and within short walking distance of neighborhood-serving retail, food, and services.
Density: Minimum 16 - up to 60 dwelling units per net acre (du/ac) Intensity: 1.0 floor area ra�o (FAR)
Height: Up to 7 stories or 75 feet in height
HOUSING INCENTIVE OVERLAYS ODDS 24
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
HOUSING INCENTIVE OVERLAY ILLUSTRATION
Mixed-Use Overlay – 100 (MUO100)
Intent: A walkable neighborhood environment with a large footprint, very high-intensity housing choices, suppor�ng and within short walking distance of neighborhood-serving retail, food, and services.
Density: Minimum 16 - up to 100 dwelling units per net acre (du/ac) Intensity: 1.75 floor area ra�o (FAR)
Height: Up to 9 stories or 95 feet in height
Housing Opportunity Overlay (HOO)
Intent: Facilitates higher-intensity affordable mul�-family housing and aims to address the need for increased affordable housing op�ons on sites already zoned for mul�-family uses.
Density: Minimum 16 - up to 50 dwelling units per net acre (du/ac) Height: Up to 5 stories or 55 feet in height
Religious Congregational and Fraternal Sites Overlay (RCFO) Intent: Provides low-to-moderate intensity housing choices on sites owned by faith-based ins�tu�ons.
Density: Minimum 16 - up to 40 dwelling units per net acre (du/ac) Height: Up to 5 stories or 55 feet in height
Hotel/Motel Conversion Overlay (HMCO)
Intent: Facilitate the conversion of exis�ng transient residen�al structures, such as hotels and motels, into permanent mul�-family housing for lowerincome households by establishing a regulatory framework for review of the loca�on, configura�on, design, and compa�bility of the proposed use with surrounding uses and to ensure the suitability of the site for the proposed converted use as well as a high level of livability for residents. *The images provided in this Section are for illustrative purposes only.
2.2 Housing Incentive Overlays Map
The Overlays established by this Sec�on are mapped on Figure 2.2-A (Housing Incen�ves Overlay Map) and Figure 2.2-B (Zoning Map). If the Overlay no longer applies to a site, Figure 2.2-A and Figure 2.2-B shall be updated to reflect such changes.
HOUSING INCENTIVE OVERLAYS ODDS 25
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
Figure 2.2-A. Housing Incentives Overlay (HIO) Map
HOUSING INCENTIVE OVERLAYS ODDS 26
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
Figure 2.2-B. Zoning Map
HOUSING INCENTIVE OVERLAYS ODDS 27
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
2.3 Permitted Uses
This Sec�on contains two (2) Permited Use Tables; 1) Mixed-Use Overlays (Mixed-Use Overlay-45, Mixed-Use Overlay-60, and Mixed-Use Overlay-100), and 2) Mul�-Family Residen�al Overlays (Housing Opportuni�es Overlay and Religious Congrega�onal and Fraternal Sites Overlay). This Sec�on does not contain any informa�on pertaining to the permited uses for the Hotel/Motel Conversion Overlay (HMCO). All objec�ve development standards and design standards are located in Chapter 5 for the HMCO.
2.3.1 Mixed-Use Overlays Permitted Uses (MUO-45, MUO-60, MUO-100) The three (3) Mixed-Use Overlays below emphasize residen�al uses and only allow a limited number of compa�ble services, ameni�es and commercial uses. The Mixed-Use Overlays are intended to accommodate a variety of affordable housing types, in a primarily residen�al se�ng supported by neighborhood-serving commercial. Table 2.3.1 (Permited Use Table) iden�fies the uses permited; the uses that are not permited; and the uses subject to specific standards. Uses not listed in the table below are not permited. The listed non-residen�al uses are only permissible when in conjunc�on with residen�al uses. *Note: The Zoning Administrator shall have the authority to grant Condi�onal Use Permits (CUP), which may be subject to appeal to the City Council. A CUP shall be denied if affirma�ve findings based on the criteria in Sec�on 19.128.020, Subsec�on E, are not made or condi�ons cannot be imposed to adequately mi�gate any adverse impacts of the use.
Table 2.3.1 - Permitted Use Table (Mixed-Use Overlays)
Key: “P” Permited Use “C” Condi�onal Use Permit “I” Incidental “-“ Not Permited “*” Use Specifica�on Use MUO45 MUO60 MUO100 Use Standard Specifica�on
Residen�al Uses
Household Living: uses characterized by residential occupancy of a dwelling unit that functions as a single household.
Dwelling, mul�-family P P P
Live/Work Development P* P* P* Special use program See Sec�on 19.748.030 Home Day Care Facility P* P* P* In conjunc�on with; Dwelling Permit required; Home Occupa�on Permit (See Sec�on
19.448.040)
Suppor�ve Housing P* P* P* Restricted affordability 100% Transi�onal Housing P P P
Group Living: uses characterized by residential occupancy by a group of persons who do not constitute a household.
Emergency Shelter P* P* P* Special use program See Sec�on 19.448.070 Group Home P* P* P* Special use program See BPMC Chapter 5.70 Public, Ins�tu�onal, and Community Uses
Community, Cultural, and Educational Facilities: uses generally of a public, quasi-public, nonprofit, or charitable nature providing a local service (e.g., cultural, educational, recreational, counseling, training, religious) directly to people of the community.
Club, Service Organiza�on, or Community
Center
I* I* P* Use separa�on Residen�al; 100 �.
Size of facility (max.) 1,000 sq. �.
Hours or Opera�on 7:00AM to 10:00PM
Upper story loca�on Prohibited
Community Garden I* I* I* Accessory use to; Dwelling
Size (max.) 20,000 square feet
Loca�on Setback at least 5 �. from all property
lines.
Family Day Care Center I* I* P* Persons in care (max.) 14 Indoor Fitness and Sports Facility, Large C* C* C* Size of facility (max.) 6,500 sq. �.
Loca�on Ground floor only
Hours of opera�on 6:00AM to 10:00PM
Indoor Fitness and Sports Facility, Small P* P* P* Size of facility (max.) 3,000 sq. �.
Loca�on Ground floor only or accessory
structure
Hours of opera�on 6:00AM to 10:00PM
Library/Museum/Cultural Facility C C C
HOUSING INCENTIVE OVERLAYS ODDS 28
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
Outdoor Recrea�on Area P* P* P* Size of facility (max.) 10,000 sq. �.
Upper story loca�on Prohibited
Public Park/Open Space P P P
Public Safety Facility P* P* P* Government owned Required Public Security Center P* P* P* Accessory to; Commercial or residen�al use Religious Assembly P P P
Schools, Specialized Educa�on and
Training/ Studio
C C C
Tutoring Center, Small P* P* P* Accessory to; Another allowed use.
Size of facility (max.) 15,000 square feet
Health Care: uses providing health care services, including surgical or other intensive care and treatment, various types of medical treatment, and nursing care.
Alcoholic Treatment Center C C C
Adult Day Care P* P* P* Persons in care (max.) 14
Independent Living Facility C C C
Medical or dental laboratory P* P* P* Incidental to; Medical/dental clinic Medical or dental clinic P* P* P* In conjunc�on with; Mul�-tenant building Pharmacy P P P
Op�cian P P P
Transportation: uses associated with parking facilities.
Carport P* P* P* Accessory to; Dwelling
Parking Lot P* P* P* Accessory to; Dwelling
Parking Structure P* P* P* Accessory to; Dwelling
Utilities: uses associated with infrastructure necessary for the provision of services such as water, sewer, power, or communications. Excludes offsite transmission lines, pipes, or other systems for conveying and transmitting services within utility easements.
Minor u�li�es P* P* P* Screening Required
Major u�li�es P* P* P* Approval Required Public Works Department Loca�on Corner lots only
Commercial Uses
Retail, Service, and Office Uses: establishments engaged in the sale, rental, and serving of goods, provision of professional services, financial institutions, routine business support, personal services, restaurants, and recreational activities for the community's enjoyment and convenience.
Alcoholic Beverage Sales C C C
Animal Grooming (No overnight boarding) C* C* C* Size of facility (min.) 1,000 sq. �.
Loca�on Ground floor only
Hours of opera�on 8:00AM to 8:00PM
Use separa�on Residen�al; 100 �.
Restricted loca�on Not allowed within a dwelling unit.
Art Studio/Gallery P P P
An�que and Collec�ble Shop P P P
Barber Shops/Beauty Salons P P P
Banks and Financial Services P P P
Business Support Services P P P
Catering Services P* P* P* Size of facility (min.) 1,000 sq. �.
Child Day Care Facility P P
Consignment Store C C C
Convenience Store P* P* P* Size of facility (max.) 10,000 sq. �.
Costume Design and Sales P P P
Drive-In and Drive-Through Sales and
Service
P* P* P* Special use program 19.552.070
Furniture, Furnishing, and Appliance Store P P P
Garden Center/Plant Nursery P P P
Grocery Store/Supermarket, beer and
wine
P P P
Grocery Store/Supermarket, Liquor Sales P P P
Health Spa or Salon P P P
Home Improvement Supply Store P P P
Café P P P
HOUSING INCENTIVE OVERLAYS ODDS 29
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
Interior Decora�ng Studio P P P
Laundromat, self-service C C C
Maintenance and Repair, Small Equipment C C C
Massage Establishment C* C* C* Special use program 19.552.130 Office, Business and Professional P P P
Photography Studio P P P
Restaurant, No Liquor Sales P P P
Restaurant, Beer and Wine C* C* C* Special use program 19.552.030 Restaurant, Full Liquor Service C* C* C* Special use program 19.552.030 Retail, General P P P
Retail, Dry-Cleaning Services C C C
Specialty Food Store P P P
Tatoo Shop P P P
Notes:
• Defini�ons of uses not provided in Sec�on 19.104.080 are located in Chapter 6 (Defini�ons) of these Objec�ve Design and Development Standards.
• Refer to Division 5 (Commercial and Industrial Zones) for development standards for commercial uses within a Horizontal Mixed-Use Developments.
HOUSING INCENTIVE OVERLAYS ODDS 30
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
2.3.2 Multi-Family Residential Overlays Permitted Uses (HOO and RCFO) The two (2) Mul�-Family Residen�al Overlays below emphasize residen�al uses and only allow a limited number of compa�ble services and ameni�es. The Mul�-Family Residen�al Overlays are intended to accommodate a variety of housing types, in a primarily residen�al se�ng supported by neighborhood-serving commercial uses. Table 2.3.2 (Permited Use Table) iden�fies the uses permited; the uses that are not permited; and the uses subject to specific standards. Uses not listed in the table below are not permited.
*Note: The Zoning Administrator shall have the authority to grant Condi�onal Use Permits (CUP), which may be subject to appeal by City Council. A CUP may be denied if affirma�ve findings based on the criteria in Sec�on 19.128.020, Subsec�on E, are not made or condi�ons cannot be imposed to adequately mi�gate any adverse impacts of the use. Defini�ons of uses not provided in Sec�on 19.104.080 are located in Chapter 6 (Defini�ons) of these ODDS.
Table 2.3.2 Permitted Use Table (Multi-Family Residential Overlays) Key: “P” Permited Use “-“ Not Permited “*” Specific Standard Use HOO RCFO Use Standard Specifica�on
Residen�al Uses
Household Living: uses characterized by residential occupancy of a dwelling unit that functions as a single household.
Dwelling, Mul�-Family P P
Home Day Care Facility P* P* In conjunc�on with; Dwelling Permit required; Home Occupa�on Permit
Suppor�ve Housing P* P* Restricted affordability 100%
Transi�onal Housing P P
Group Living: uses characterized by residential occupancy by a group of persons who do not constitute a household.
Emergency Shelter P* P* Special use program See Sec�on 19.448.070 Group Home P* P* Special use program See BPMC Chapter 5.70 Religious Group Living P* In conjunc�on with; Religious Assembly Public, Ins�tu�onal, and Community Uses
Community, Cultural, and Educational Facilities: uses generally of a public, quasi-public, nonprofit, or charitable nature providing a local service (e.g., cultural, educational, recreational, counseling, training, religious) directly to people of the community.
Club, Service Organiza�on, or Community
Center
P* P* Use separa�on Residen�al; 100 �.
Size of facility (max.) 1,000 sq. �.
Hours or Opera�on 7:00AM to 10:00PM
Upper story loca�on Prohibited
Community Garden P* P* Accessory use to; Dwelling
Size (max.) 20,000 square feet
Loca�on Setback at least 25 �. from all property lines.
Indoor Fitness and Sports Facility, Small P* P* Size of facility (max.) 3,000 sq. �.
Loca�on Ground floor only or accessory structure
Hours of opera�on 6:00AM to 10:00PM
Outdoor Recrea�on Area P* P* Size of facility (max.) 10,000 sq. �.
Upper story loca�on Prohibited
Public Park/Open Space P P
Public Security Center P* P* Accessory to; Residen�al use Religious Assembly P
Transportation: uses associated with parking facilities.
Carport P* P* Accessory to; Dwelling
Parking Lot P* P* Accessory to; Dwelling
Parking Structure P* P* Accessory to; Dwelling
Utilities: uses associated with infrastructure necessary for the provision of services such as water, sewer, power, or communications. Excludes offsite transmission lines, pipes, or other systems for conveying and transmitting services within utility easements.
Minor u�li�es P* P* Screening Required
Major u�li�es P* P* Approval Required Public Works Department Loca�on Corner lots only
HOUSING INCENTIVE OVERLAYS ODDS 31
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
CHAPTER 3. DEVELOPMENT STANDARDS
3.1 Development Standards for Housing Incentive Overlays The Development Standards provided in this Sec�on are applicable to Mixed-Use Overlay-45, Mixed-Use Overlay-60, MixedUse Overlay-100, and residen�al development in the Housing Opportuni�es Overlay and the Religious Congrega�onal and Fraternal Overlay, which are illustrated in Sec�ons 3.1.1 – 3.1.15. Table 3.1 below provides an overview of the development standards applicable to these Overlays.
Table 3.1 – HIO Development Standards Overview
Development Standard Mixed-Use Overlays Mul�-Family Overlays MUO-45 MUO-60 MUO-100 HOO RCFO
Density and Intensity
Base Density 45 du/ac 60 du/ac 100 du/ac 50 du/ac 40 du/ac Floor Area Ra�o (FAR) 1.5 FAR 1.0 FAR 1.75 FAR - -
Minimum Site Dimensions
Minimum Lot Size 21,780 sq. �. 21,780 sq. �. 21,780 sq. �. 21,780 sq. �. 15,000 sq. �.
Minimum Lot Width 50 feet 50 feet 100 feet 45 feet 50 feet Minimum Lot Depth 75 feet 75 feet 100 feet 75 feet 65 feet Minimum Building Setbacks
Front Yard Setback 10 feet 10 feet 15 feet 10 feet 10 feet Side Street Setback - - - - -
Main Building 10 feet 10 feet 15 feet 10 feet 10 feet
Accessory Building 15 feet 15 feet 20 feet 15 feet 15 feet Side Yard Setback - - - - -
Main Building 6 feet 6 feet 10 feet 6 feet 6 feet
Accessory Building 5 feet 5 feet 5 feet 5 feet 5 feet
Rear Yard Setback - - - - -
Main Building 10 feet 10 feet 15 feet 10 feet 10 feet
Accessory Building 5 feet 5 feet 10 feet 5 feet 5 feet
Street Corner Setback
(Arterial Streets/Outer
Corner Treatments
20 feet 20 feet 20 feet 15 feet 15 feet
Lot Coverage
Maximum Lot Coverage 80% 80% 80% 80% 80%
Building Form
Stories 5 7 9 5 5
To Top of Roof Diaphragm for
a Flat Roof or Top of Roof
Ceiling for Pitched Roof*
Highest Eave/Parapet
552 feet 752 feet 952 feet 52 feet 52 feet
Maximum Height (Overall) 585 feet 785 feet 985 feet 55 feet 55 feet Ground Floor Height - - - - -
Residen�al (min.) 9 feet 9 feet 9 feet 8 feet 8 feet
Non-Residen�al (min.) 15 feet 15 feet 15 feet - -
*Refer to Figure 3.1.7 in Sec�on 3.1.7 (Building Form).
Open Space
Minimum Open Space 16 – 200 total units: 150 square feet of usable open space per unit 200 or more total units: 100 square feet of usable open space per unit HOUSING INCENTIVE OVERLAYS ODDS 32
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
A minimum of 50% as common open space and the remaining 50% as either private or common open space.
Parking
Residen�al Uses
Studio or 1 bedroom - - - - -
Vehicular Spaces 1 min. per unit 1 min. per unit 1 min. per unit 1 min. per unit 1 min. per unit Bicycle Spaces 0.5 min. per unit 0.5 min. per unit 0.5 min. per unit 0.5 min. per unit 0.5 min. per unit
2-bedrooms - - - - -
Vehicular Spaces 1.5 min. per unit 1.5 min. per unit 1.5 min. per unit 1.5 min. per unit 1.5 min. per unit
Bicycle Spaces 0.5 min. per unit 0.5 min. per unit 0.5 min. per unit 0.5 min. per unit 0.5 min. per unit
3 bedrooms or more - - - - -
Vehicular Spaces 2 min. per unit 2 min. per unit 2 min. per unit 2 min. per unit 2 min. per unit Bicycle Spaces 0.5 min. per unit 0.5 min. per unit 0.5 min. per unit 0.5 min. per unit 0.5 min. per unit
Non-Residen�al Uses
See Buena Park Municipal Code Sec�on 19.536.040 – Parking Spaces Required.
Parking Setbacks
Front Yard 25 feet 25 feet 25 feet 35 feet 25 feet
Side Street 15 feet 15 feet 20 feet 15 feet 15 feet
Side Yard 5 feet 5 feet 5 feet 5 feet 5 feet
Rear Yard 5 feet 5 feet 10 feet 5 feet 5 feet
Driveway
See Buena Park Municipal Code Sec�on 19.536.030 – Driveway Standards for MUO-45, MUO-60, and MUO-100. See Buena Park Municipal Code Sec�on 19.436.040 for HOO and RCFO.
Minimum Dwelling Unit Floor Area
Zero Bedroom Unit 450 square feet 450 square feet 450 square feet 450 square feet 450 square feet One (1) Bedroom Unit 600 square feet 600 square feet 600 square feet 600 square feet 600 square feet Two (2) Bedroom Unit 700 square feet 700 square feet 700 square feet 700 square feet 700 square feet Three (3) or More Bedroom
Unit
800 square feet 800 square feet 800 square feet 800 square feet 800 square feet Building Encroachments
Architectural Features Maximum 2.5 feet into minimum front yard, side street, side yard, and rear yard setbacks.
Unenclosed Stairways Maximum 6 feet into minimum, side yard, and rear yard setbacks. Not allowed in front yard and side street setbacks.
Private Frontages Maximum 5 feet into minimum front yard, side street, and rear yard setbacks. Not allowed in side yard setbacks.
Stairs/Ramps Maximum 2 feet into minimum front yard, side street, and side yard setbacks. Maximum 5 feet into minimum rear yard setbacks.
Pa�o Covers Maximum 5 feet into minimum side yard and rear yard setbacks. Not allowed in front yard or side street setbacks.
HOUSING INCENTIVE OVERLAYS ODDS 33
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
3.1.1 General
1. Where any development standard is silent pertaining to Mixed-Use Development, the development standards provided for General Mixed-Use Zones of the Buena Park Municipal Code (BPMC) shall prevail.
2. Where any development standard is silent pertaining to Mul�-Family Development, the development standards provided for Mul�-Family Zones of the Buena Park Municipal Code (BPMC) shall prevail.
3. Commercial uses and development standards are subject to the provisions of Division 5 of Title 19 of the BPMC, unless stated otherwise herein.
4. Projects developed within the HIO shall comply with the most recent Orange County Fire Authority Guidelines for access, water and Architectural Guidelines.
5. All por�ons of proposed buildings above the first story shall maintain a minimum setback of twelve (12) feet from any overhead power lines.
6. Applicants proposing buildings or structures that penetrate the No�fica�on Surface for FMA or JFTB Los Alamitos shall file a Form 7460-1No�ce of Proposed Construc�on or Altera�on with the Federal Avia�on Administra�on and provide a copy of the FAA determina�on to the City and ALUC.
7. Project Design:
a. Grading, storm drain, street, sewer, water, and erosion control plans shall be prepared by a Registered Engineer, at a minimum scale of 1” = 40’, and on 24” by 36” sheets. Any proposed improvements shall be designed and constructed per City Standards. Any exis�ng improvements in the public right-of-way, adjacent to project parcel frontage, that are not in compliance with the Americans with Disabili�es Act (ADA) shall be removed and reconstructed or added to meet the ADA requirements and must comply with City Standards. i. Projects within the flood zone of the Federal Emergency Management Agency shall be developed per Division II of Title 18 of the City Code.
ii. Street dedica�ons including corner cutoff dedica�ons to the City for the project frontage will be required per the Master Street Plan.
iii. Exis�ng overhead u�li�es and poles along the project frontage shall be undergrounded or an in-lieu fee may be paid per the City’s latest fee schedule. All new u�li�es to the project site shall be undergrounded. iv. New streetlights along the project frontage shall be required every 150-feet unless already exis�ng.
Streetlights mounted on wooden poles shall be replaced with marblelite poles. v. Trees and ground cover with an irriga�on system shall be required within the parkway landscaping area along the project frontage. The species of tree to be planted will be determined by the Urban Forest Management Plan. The property owner shall be responsible for the maintenance of this landscaping area per Chapter 19.1112.070 of the Buena Park Municipal Code. vi. Driveway approaches, sidewalks, curb, and guter along the project frontage that are li�ed, fractured, or failing shall be removed and replaced per City standards. vii. All vehicular access to the site shall be provided in loca�ons approved by the Traffic Division. An emergency access within the project parcel shall be approved by the Orange County Fire Authority and an approved copy of the plan shall be submited to the Engineering Division with the submital of the grading plan.
viii. Traffic Impact fees shall be in accordance with City Resolu�on 9726 and the latest City Fee Schedule.
Sewer, water, and stormwater impact fees shall be per the latest City Fee Schedule. ix. A site distance analysis, prepared by a registered engineer, shall be submited for approval for any structures that are substan�al is size, such as monument signs, that are proposed adjacent to exis�ng or proposed driveway.
HOUSING INCENTIVE OVERLAYS ODDS 34
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
x. Provide an engineering study for any proposed sewer and water connec�ons to the City system. The study shall be prepared by a registered civil engineer for approval by the City Engineer. Any infrastructure upgrades necessary to meet the fire code or the domes�c water capacity shall be mi�gated by the developer. Easements shall be dedicated as needed to accommodate a new public water or sewer system.
The proposed u�lity connec�ons shall be made to the City water and sewer systems in accordance with the City Code, standards and applicable Federal, State and County regula�ons. xi. A double check detector assembly is required for domes�c and fire service connec�ons, and a reduced pressure principle device (RPPD) is required for irriga�on service connec�on per City standards, and devices shall be supplied and installed by contractor. Contractors shall supply and install City approved water meters in the public right-of-way.
xii. A hydrology and/or hydraulics study, prepared by a registered engineer, shall be submited for approval when drainage is altered and/or there is a net increase of the stormwater for the proposed project. The storm drain system shall be designed and constructed for a minimum of a 25-year flood per the County of Orange standards. It shall be privately owned and maintained. xiii. Easement shall be granted to the City when public water and sewer systems are installed within private land.
xiv. All exis�ng public facili�es in conflict with new improvements shall be relocated at no cost to the City.
The property owner shall dedicate or cause to be dedicated all easements needed to accommodate the reloca�on, modifica�on or installa�on of facili�es to be maintained by the City or any public u�lity company.
b. Tract maps and parcel maps shall be prepared in accordance with the State Subdivision Map Act and Division I of Title 18 of the City Code. All improvements required to be completed by the applicant shall be in accordance with the City standards and specifica�ons. All maps shall be concurrently reviewed by the City and the Orange County Survey Department. The applicant shall forward all plan check comments received from the Orange County Survey Department to the City for each plan check.
8. Permit Issuance:
a. All fees, deposits, and bonds associated with improvements required by the Public Works Department shall be paid prior to the issuance of permits for construc�on. The fee amounts are specified in the City Fee Schedule. b. Before exercising any right or performing any obliga�on pursuant to any permit issued by the Public Works Department, the developer/contractor shall obtain a City Business License and submit the required insurance cer�ficates.
c. A Transporta�on Hauling permit shall be obtained to operate or move a vehicle or combina�on of vehicles or special mobile equipment of a size or weight of vehicle or load exceeding the maximums specified in the California Vehicle Code (CVC) and the Caltrans Transporta�on Permit Manual. d. Prior to issuance of a grading permit, the applicant shall record an approved WQMP that includes the Master Covenant & Agreement and an Opera�onal Maintenance Plan with the Orange County Recorder’s office. Two hard copies of the WQMP in 3-ring binders shall be provided to the City. e. Prior to the final release of the project by the Public Works Department, or the refund of any cash deposits, the developer/contractor shall provide the City with a warranty bond to be held by the City for a period of one (1) year, for all public facili�es and improvements.
f. Prior to the grant of occupancy by the City or commencement for the approved use, all improvements required by the Public Works Department shall be completed.
9. Construc�on:
a. A traffic control plan, prepared by a registered engineer, shall be submited for approval for all u�lity connec�ons, street improvements, and any other work performed in the public right-of-way that require a lane closure. A traffic control plan, prepared by a registered engineer, shall also be submited for work on private property that results in lane closures.
HOUSING INCENTIVE OVERLAYS ODDS 35
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
b. When more than one trench cut is made to install u�lity lines, then the street shall be either slurry sealed or grind and capped with AC to the nearest lane line of a trench cut from property line to property line. The method of replacing the pavement in kind or beter shall be decided based on exis�ng pavement condi�on. c. An Engineered Grading and U�lity Cer�fica�on shall be cer�fied by the project engineer. Each phase of construc�on, fill and soil compac�on, rough grading including pad eleva�ons, final grading, u�li�es, and Water Quality Management Plan shall be cer�fied by the project engineer and submited to the City. d. Applicant shall abandon any exis�ng private water wells per the City and Orange County Health Department requirements.
e. Prior to issuance of occupancy, the applicant shall demonstrate all structural BMPs have been constructed in conformance with the approved WQMP.
f. Any work on State Highway, Beach Boulevard from the I-5 Freeway to north City limit, shall require a Caltrans permit. g. The applicant/contractor shall be responsible for protec�ng all exis�ng horizontal and ver�cal survey controls. Any survey controls disturbed during construc�on shall be reset per Orange County Surveyor Standards a�er construc�on.
h. All trash collec�on services needed during construc�on or a�er project comple�on shall be obtained from the City’s authorized provider.
3.1.2 Density and Intensity
1. The minimum number of residen�al units on a site density allowed within the HIO’s is shall be sixteen (16) du/ac.
2. Refer to Table 3.1 for the allowable base density for each Overlay. The Base Density is permissible with the provision of affordable units subject to Sec�on 1.6.3 (Affordability Requirements) of these ODDS.
3. The Floor Area Ra�o (FAR) applies to non-residen�al uses only, which are only permited in the Mixed-Use Overlays.
4. Addi�onal density pursuant to the State Density Bonus law may be permissible. Applicants should calculate the total allowable unit count by first determining the base density and then applying the density bonus as allowed by State law.
3.1.3 Minimum Site Dimensions
1. The minimum lot size for MUO-45, MUO-60, MUO-100, and HOO shall be 0.5 acres or 21,780 square feet. However, the minimum lot size for the RCFO shall be 15,000 square feet.
2. Lot line adjustment or lot mergers are allowed for projects with four (4) parcels or fewer.
3. If the minimum site dimensions cannot be achieved, lot consolida�on of smaller lots into larger lots is encouraged. Up to one (1) incen�ve may be offered for the consolida�on of exis�ng small lots into a development project site of one (1) acre, but less than two (2) acres, and up to three (3) incen�ves may be offered for the consolida�on of exis�ng small lots into a development project site of over two (2) acres.
4. Table 3.1.3 iden�fies the administra�ve relief types and the required findings to support the adjustment.
Table 3.1.3 - Adjustments to Standards (Minimum Site Dimensions) Administra�ve Relief Types Required Findings to Support the Adjustment Allowed Administra�ve Relief Reduc�on in the minimum lot size.
1. The parcel does not abut a parcel with the same
Overlay.
2. The development can achieve at least 16 units on the project site.
Up to 10% reduc�on in
minimum lot size.
Reduc�on in the minimum lot
width or lot depth.
1. The adjustment accommodates an exis�ng feature
including, but not limited, to a tree or u�lity;
2. An exis�ng or new design site can s�ll be developed in compliance with the standards of the Overlay; and
3. The decrease to the minimum lot width or lot depth
can provide at least 16 units on the project site.
Up to 10% reduc�on from the
lot width or depth.
HOUSING INCENTIVE OVERLAYS ODDS 36
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
3.1.4 Minimum Building Setbacks
1. An addi�onal ten (10)five (5) foot building setback is required when the parcel is adjacent to any single-family residen�al zone.
2. Sites over five (5) acres in size shall provide an addi�onal five (5) feet per setback requirement for Primary Buildings.
Table 3.1.4 - Adjustments to Standards (Minimum Building Setbacks) Administra�ve Relief Types Required Findings to Support the Adjustment Allowed Administra�ve Relief Decrease the minimum front yard,
side street, side yard, rear yard, or
street corner setbacks for primary
buildings or non-habitable
accessory structures.
1. Exis�ng building(s) on adjacent lots on the same block face are less than the required setback; and
2. The varia�on will allow the proposed project to blend in with the adjacent building(s).
3. The proposed project does not abut any Single-Family Zone.
4. The project design maintains pedestrian safety and
walkability.
Up to 10% reduc�on from the
Standard
3.1.5 Lot Coverage
1. Lot Coverage refers to the total area of those por�ons of a lot that are covered by buildings or structures. Lot Coverage includes the footprint of all buildings and structures including the primary building, accessory structures, covered parking, covered pool equipment units, u�lity sheds, etc.; projec�ng elements such as balconies, stairways, porches, pa�o covers, etc.; decks or other surfaces that exceed 2.5 feet above grade; roof overhangs or eaves that exceed three (3) feet (the por�on that is beyond three (3) feet); and swimming pools and spas.
2. Lot Coverage excludes roof overhangs up toless than three (3) feet and uncovered structures less than 2.5 feet above grade.
Table 3.1.5 - Adjustments to Standards (Lot Coverage)
Administra�ve Relief Types Required Findings to Support the Adjustment Allowed Administra�ve Relief Increase the maximum lot
coverage.
1. The building is consistent with the intent of the
Overlay and all other applicable standards of the
Overlay.
2. The Overlay is a Mixed-Use Overlay.
Up to 10% increase in lot
coverage.
3.1.6 Open Space
1. Refer to Sec�on 4.1.6 for Objec�ve Design Standards for Open Space.
2. The minimum distance between a Religious Facility building and residen�al units shall be fi�y (50) feet.
Table 3.1.6 - Adjustments to Standards (Open Space)
Administra�ve Relief Types Required Findings to Support the Adjustment Allowed Administra�ve Relief Reduc�on to the minimum open
space requirements.
1. The building is consistent with the intent of the
Overlay and all other applicable standards of the
Overlay.
2. The project provides over 50% of the proposed units
for affordable housing to low-income households.
Up to 20% reduc�on in
minimum open space
requirement.
HOUSING INCENTIVE OVERLAYS ODDS 37
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
3.1.7 Building Form
1. Each story in excess of three (3), shall provide a minimum horizontal building stepback of ten (10)six (6) feet for all stories above the 3rd level on all street-facing eleva�ons (including front and side yard façades and alley) and any eleva�on adjacent to a single-family residen�al zone or use. Refer to Sec�on 4.2.1 of this document. for each addi�onal story.
2. The maximum building height adjacent to exis�ng single-family residen�al shall not exceed four (4) stories or forty-five (45) feet (whichever is less) in total height for development located within the MUO-45, MUO-60, HOO, and RCFO.
3. The maximum building height abu�ng exis�ng residen�al shall not exceed four (4) stories or forty-five (45) feet in total height for development located within the MUO-100.
4. Roo�op structures including elevator penthouses, stair enclosures, mechanical equipment, architectural features, solar panels and antennas shall be excluded from the overall building height requirement. For mechanical equipment and antennas, refer to Sec�on 19.416.090 of the Zoning Code. Elevator penthouses, stair enclosures, architectural features, and solar panels shall not exceed 10 feet in height, unless indicated otherwise in the HIO ODDS. All roo�op structures shall be screened from view.
5. Refer to Figure 3.1.7 (Height Measurement Requirement).
Table 3.1.7 - Adjustments to Standards (Building Form)
Administra�ve Relief Types Required Findings to Support the Adjustment Allowed Administra�ve Relief Increase in maximum height
1. The project is not located within 50 feet of any exis�ng residen�al zone.
2. The project provides over 50% of affordable housing to low- or moderate-income households.
3. The building is consistent with the intent of the
Overlay and all other applicable standards of the
Overlay.
4. The design maintains privacy for adjacent residen�al neighborhoods and is compa�ble with adjacent
structures.
5. The project shall not create substan�al shadows within the right-of-way, open spaces, or onto adjacent
proper�es for more than three (3) hours between the
hours of 9:00 a.m. and 3:00 p.m. Pacific Standard Time
between late October and early April and four (4)
hours between the hours of 9:00 a.m. and 5:00 p.m.
Pacific Daylight Time between early April and late
October.
Up to a 20% increase in
maximum allowable height.
Figure 3.1.7 – Height Measurement Requirement
HOUSING INCENTIVE OVERLAYS ODDS 38
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
3.1.8 Parking
1. For residen�al uses, the minimum parking requirements will not apply to sites located within one-half mile of a major transit stop pursuant to Assembly Bill (AB) 2097. A major transit stop includes a rail transit sta�on or the intersec�on of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and a�ernoon peak commute periods.
2. Bicycle spaces shall not exceed 100 spaces per development, regardless of development size and loca�on. Such spaces shall be distributed throughout the site. Bicycles may be parked anywhere on a lot, in compliance with pedestrian and vehicular access standards. The development must include the shortest walking and biking connec�on to a public sidewalk. Addi�onally, a designated track for convenient bicycle transporta�on along common stairs leading to the level where bike racks are located shall be provided. Refer to Figure 3.1.8.
3. Pursuant to Government Code Sec�on 65913.6, through the construc�on of a Religious Facility with Affordable Housing, up to 50% of the required number of spaces for the exis�ng, or proposed, religious facility can be eliminated, or reduced in the case of a plan for a new development. The remaining parking spaces can be shared between the Religious Facility and the proposed housing.
The reduc�on in parking spaces would not reduce the minimum parking standards for the housing component to less than one (1) space per unit unless within proximity to public transit or a car share vehicle.
4. Parking spaces may be grouped with those on adjacent lots and may be detached from project sites within the same block, in compliance with parking setbacks and access standards.
5. Driveways may be shared between adjacent lots but shall not exceed maximum allowed width.
6. Projects that provide addi�onal affordable units pursuant to Density Bonus Law, those units may provide one (1) onsite parking space for 0-1 bedroom units, 1.5 onsite parking spaces for 2-3 bedroom units, and 2.5 onsite parking spaces for 4 bedrooms or more. Where a conflict exists between these parking ra�os and the Density Bonus Law, the State Density Bonus Law shall prevail. Refer to Government Code Sec�on 65950.
Table 3.1.8 - Adjustments to Standards (Parking)
Administra�ve Relief Types Required Findings to Support Adjustment Allowed Administra�ve Relief Reduced parking standards for the
Commercial Component of a
Mixed-Use Development
1. The building is consistent with the intent of the
Overlay and all other applicable standards of the
Overlay.
2. The design maintains privacy for adjacent residen�al neighborhoods and is compa�ble with adjacent
structures.
3. The project shall not create substan�al shadows
within the right-of-way, open spaces, or onto adjacent
proper�es.
4. The reduced parking requirements does not allow
spillage of vehicles into adjacent neighborhoods.
Up to 20% reduc�on of the
Standard.
Reduc�on in the required parking
setback.
1. The adjustment accommodates an exis�ng feature
including, but not limited, to a tree or u�lity.
2. If accessed from the street, the driveway complies
with the ODDS.
3. The ground floor space is in compliance with the
ODDS.
Up to 10% reduc�on of the
Standard
Reduc�on of the number of
parking stalls.
Standard parking stalls may be reduced in lieu of compact parking stalls.
Up to 10% reduc�on of the
Standard.
Figure 3.1.8 – Bicycle Transportation Track
HOUSING INCENTIVE OVERLAYS ODDS 39
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OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
3.1.9 Minimum Dwelling Unit Floor Area
1. Zero (0) bedroom units shall not exceed 25% of the total number of units in a mixed-use residen�al and/or residen�al only development.
2. An addi�onal 100 square feet shall be added to the minimum dwelling unit floor area for each bedroom in excess of three (3).
3. Up to 15% of the minimum gross floor area may be in private balconies, porches, and pa�os. A�c and basement space, where the headroom is less than 6.5 feet, and garages and accessory buildings shall not be included as part of the required dwelling unit floor area.
3.1.10 Building Encroachments
1. Unenclosed stairways and landing places are allowed to project into any required setback a maximum distance of six (6) feet but not closer than three (3) feet from any property line. However, no unenclosed stairway or landing shall be allowed to encroach into any required setback area where such stairway provides access above the first story of any structure.
2. Stairs that are part of a private frontage may encroach into the setback an addi�onal three (3) feet beyond the allowed encroachment of the private frontage but not into the public ROW.
HOUSING INCENTIVE OVERLAYS ODDS 40
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
3.1.11 RESERVED.
3.1.12 RESERVED.
3.1.13 RESERVED.
3.1.14 RESERVED.
3.1.15 RESERVED.
HOUSING INCENTIVE OVERLAYS ODDS 41
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
3.2 Development Standards for Hotel/Motel Conversion Overlay Development regula�ons shall be those of the underlying zone in which an exis�ng hotel or motel is located to ensure that hotel conversions may be designed, located, and operated compa�bly with uses on adjoining proper�es and in the surrounding area. The purpose of this Sec�on is to provide for the orderly conversion of three (3) exis�ng hotels which have primarily non-transient occupants to residen�al hotels designed to provide long-term residen�al use for families and the work force that are affordable and to provide needed transi�onal housing opportuni�es. Excep�ons to the development standards and land use regula�ons of any zoning district as enumerated in this subsec�on shall be provided to incen�vize the reuse of hotel, motels, and other transient lodgings for group home or quarters, SRO units, mul�-family housing, suppor�ve/transi�onal housing, or combina�on thereof. The standards are established to ensure that such use shall provide a suitable living environment for the tenants of the residen�al hotels, be compa�ble with surrounding land uses and protect the public health, safety and general welfare. For addi�onal standards, see Chapter 5.
Table 3.3 – Hotel/Motel Conversion Overlay Development Standards Development Standard HMCO
Minimum Lot Size There shall be no applicable minimum lot width, depth, or total lot size for hotel and motel conversions.
Residen�al Density The resul�ng number of residen�al units a�er the conversion shall be no greater than the number of guest rooms in the exis�ng hotel or motel.
Site Coverage There shall be no maximum site coverage applicable for hotel and motel conversions.
Floor Area Ra�o The resul�ng floor area, as defined as 'Floor Area, Gross' in Sec�on 19.104.080 of the Zoning Code, a�er conversion shall be no more than 110% of the exis�ng floor area of the hotel or motel being converted. Floor area added solely for the purpose of complying with the Building Code or life safety requirements shall not be counted for purposes of calcula�ng the floor area ra�o.
Height Any increase in height resul�ng from hotel and motel conversions shall comply with the maximum height set forth in the underlying zone. The conversion of any exis�ng hotel or motel to affordable housing pursuant to this Sec�on shall not result in loss of legally nonconforming status with regard to building height.
Setbacks Hotel and motel conversions shall not be subject to the setback requirements of the underlying zone. The conversion of any exis�ng hotel or motel to affordable housing pursuant to this subsec�on shall not result in loss of legally nonconforming status with regard to setbacks.
General Unit Size and Building Requirements • The general building and occupancy standards required in connec�on with group homes or quarters shall be not less than the amount set forth by Division 4 (Mul�-Family Zones) of the Zoning Code.
• The net area of a SRO unit may range from a minimum of 150 square feet to a maximum of 400 square feet.
• Mul�-family units shall meet the general building requirements of Division 4 (Mul�-Family Zones) of the Zoning Code. The minimum size of a residen�al unit resul�ng from a hotel or motel conversion shall be the same as the minimum size of a SRO.
General occupancy requirements for group
homes or quarters with beds, SRO units, or
mul�-family units.
• Common open spaces shall be designed to accommodate appropriate furnishings and shall be furnished for use by residents. Appropriate furnishings for indoor spaces may include lounge chairs or couches, tables with chairs, wri�ng desks, and televisions. Outdoor furnishings may include outdoor benches, tables with chairs, barbecues, and shade coverings like arbors, pa�o covers, garden shelters, or trellises.
• Laundry facili�es must be provided within units or elsewhere on-site. If laundry facili�es are provided as a shared provision, a minimum of two (2) washers and two (2) dryers must be provided in a separate room. Addi�onal washers and HOUSING INCENTIVE OVERLAYS ODDS 42
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
dryers must be provided for any development that has more than 20 units at the ra�o of one washer and one dryer for every 20 units or por�on thereof. • Each unit shall meet the standards for decent, safe, and sanitary dwelling units, as defined in Health and Safety Code and other applicable codes and regula�ons, and shall include all of the following:
o A kitchen, including at a minimum a sink, garbage disposal, refrigerator, stove with oven and a counter top;
o A separate bathroom, including at a minimum a sink, toilet, and shower o A closet for storage space
Common Areas and Open Space All hotel and motels conversions shall include common areas with ameni�es such as sea�ng, tables, barbecues, recrea�on areas or other related ameni�es. The size and nature of these common areas shall be approved by the reviewing authority pursuant to a Hotel Conversion Permit.
• Not less than 50 square feet of usable common areas and open space area shall be provided for each SRO unit. Group homes or quarters and mul�-family units shall meet the general building and occupancy standards for open space areas. • Shared bathrooms, laundry rooms, or kitchens shall not be considered as open space areas.
Landscaping Minimum landscaped areas shall not be applicable to hotel and motel conversions.
Addi�onal landscaping screening shall be provided as necessary to visually buffer the proposed development from surrounding streets and proper�es, par�cularly residen�al proper�es, and may consist of any combina�on of landscaping, fencing, or other suitable method. The maximum height of walls and fences between the front property line and the occupancy frontage for hotel and motel conversions may be increased to six (6) feet, provided that such walls and fences are at least 50% open and are set back a minimum of three (3) feet from the front property line. The reviewing authority may approve devia�ons from any wall and fence requirements as part of the issuance of a Hotel Conversion Permit. A decora�ve masonry wall six (6) feet in height shall be constructed along any common property line between the subject property and any adjoining property containing a single-family use.
Parking • The required parking for Hotel/Motel Conversions shall be at least one (1) parking space per residen�al unit. Should the exis�ng parking at the site of the Hotel/Motel Conversion provide at least one (1) parking space per residen�al unit, then the Hotel/Motel Conversion shall maintain and not reduce the number of onsite parking spaces on the date of the formal submission of the Hotel/Motel Conversion applica�on.
o Reduced parking incen�ves. Notwithstanding the foregoing, should the Hotel/Motel Conversion offer and provide an eligible rideshare, shutle, and/or bus pass program to residents, then the Hotel/Motel Conversion shall provide 0.5 parking space per residen�al unit. The Hotel/Motel Conversion shall agree to record a covenant to ensure that the eligible rideshare, shutle, and/or bus pass program is offered to residents for as long as the Hotel/Motel Conversion remains. o With the excep�on of projects that allow only senior residents, projects that have less than one automobile parking space per unit shall provide one easily accessible space for storing and locking a bicycle per unit.
For projects that provide one or more parking spaces per unit, at least one bicycle storage space for every three units shall be provided.
Signs All hotel and motel conversions shall comply with the residen�al signage provisions of Division 9 (Sign Regula�ons) of the Zoning Code.
Ligh�ng All hotel and motel conversions shall comply with the provisions of Sec�on
19.444.030 (Ligh�ng) and Sec�on 19.548.030 (Ligh�ng) of the Zoning Code.
HOUSING INCENTIVE OVERLAYS ODDS 43
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
Affordability If required as a component of the land use development request, there are two different approaches to maintaining long-term affordability that require signing an Affordable Housing Agreement:
1) the applicant agrees to maintain the designated dwelling unit as affordable for at least 45 years for for-sale units and 55 years for rental units; or 2) the applicant agrees to par�cipate in a “shared equity purchase program.” The decision on which approach to use is up to the developer, except where state or federal standards applying to a given project require specific affordability periods. Under the longterm affordability program, the housing must remain affordable for at least 45 years for for-sale units and 55 years for rental units, from the original date of sale or rental. Affordability terms are secured by an affordable housing agreement, which shall be in a form approved by the City Atorney and recorded on the property prior to or concurrent with the ini�al occupancy (for rental units) or sale of the property.
HOUSING INCENTIVE OVERLAYS ODDS 44
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
CHAPTER 4. OBJECTIVE DESIGN STANDARDS
4.1 Site Design Standards
The following standards for site design are specific to the type of development project proposed. The three (3) development types are:
1. Residen�al Only. Residen�al-only projects are where the en�re area of the parcel has a residen�al use. This
development type is allowed within each of the six (6)
Overlays.
2. Horizontal Mixed Use. Horizontal mixed-use projects are where a parcel has both commercial and residen�al uses on the ground floor on different parts of the site. The
commercial use may be a proposed building(s) or an exis�ng commercial building(s) on the same site. This development type is only applicable to MUO45, MUO60, and MUO100.
3. Ver�cal Mixed Use/Residen�al Podium Projects. Ver�cal mixed-use projects have commercial uses on the ground
floor with residen�al uses above. Residen�al podium
projects have parking on the ground floor or underground.
The Ver�cal and Horizontal development types are similar, thus their design standards are grouped together. This
development type is only applicable to MUO45, MUO60, and MUO100.
*All of the Objec�ve Design Standards apply to each
development type within the HIO’s unless specified herein.
Vertical mixed-use project with residences above ground floor retail.
Multi-family residential only townhouse project
Horizontal mixed-use project with multi-family apartments adjacent to two (2) story retail.
HOUSING INCENTIVE OVERLAYS ODDS 45
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
4.1.1 Site Entries
Intent: Provide a welcoming entry to the project and set the stage for a high-quality residential environment.
The following General Objec�ve Design Standards for Site Entries apply to primary entrances, secondary entrances, new shared entrances, enhanced shared entrances, separate entrances, and ver�cal mixed-use/residen�al podium primary entrances. Addi�onal Objec�ve Design Standards apply to new shared entrances, separate entrances, and ver�cal mixeduse/residen�al podium primary entrances.
SITE ENTRY TYPES ILLUSTRATION
Primary Entrance. Primary entrances apply to
residen�al only developments. At least one (1) entry
into the site shall be developed as the primary entrance from the primary street.
Secondary Entrance. A secondary entrance is an
addi�onal entry, in addi�on to the primary entrance or
shared entrance, along a secondary street or side street.
Secondary entrances may be applied to all three (3)
development types.
Residen�al Entry
Secondary Entry
HOUSING INCENTIVE OVERLAYS ODDS 46
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
SITE ENTRY TYPES ILLUSTRATION
Shared Entrances.
New Shared Entrances apply to horizontal mixeduse developments where there is a single primary entry point for commercial and residen�al uses, this new entry shall be developed as a shared entrance.
Enhanced Shared Entrances are for exis�ng
commercial developments that use an exis�ng entry
drive to access new residen�al development.
Separate Entrance. Separate entrances apply to
horizontal mixed-use developments where there is a
separate primary entrance for commercial and
residen�al uses, these entries shall be developed as a
separate entrance.
Vertical Mixed-Use/Residential Podium
Primary Entrance. Where a ver�cal mixed-use or
podium development is proposed, 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.
Shared Entry
Podium Entry
HOUSING INCENTIVE OVERLAYS ODDS 47
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OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
General Site Entry Objective Design Standards
Standard Description
Sidewalks
A 5-foot minimum width sidewalk shall be provided on at least one (1) side of the site entry from the street curb. A sidewalk shall be provided on at least one side of all internal streets providing a safe pedestrian connec�on.
Street Ligh�ng
Street ligh�ng on poles 15 to 25 feet high shall be provided on at least one (1) side of the site entry from the street curb to a minimum of 50 feet inside the property line.
Landscaping and Street Trees
Landscaping and street trees shall be provided on both sides of the site entry from the street curb to a minimum of 50 feet inside the property line. Street trees shall be no more than 25 feet apart. Trees shall be a minimum of 24 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 yard setback.
Security Gates Refer to Sec�on 19.428.060 (Security Gate Standards) of the Buena Park Municipal Code.
Bicycle Facili�es
Bicycle facili�es in the development shall be provided as part of the site entry.
These may be Class I separated bicycle paths, Class II bicycle lanes, Class III shared vehicle/bicycle lanes, or Class IV protected bicycle lanes Curb and Guter Refer to Sec�on 18.88.020 (Curbs and Guters) of the Buena Park Municipal Code.
Landscaping and street trees are provided along both sides of the site entry and inside the property line on both sides of the building’s exterior.
Multi-family vehicular access security gate is located no more than 20 feet from the building and is not view-obscuring.
HOUSING INCENTIVE OVERLAYS ODDS 48
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
New Shared Entrance
Standard Description
Independent Roadway A shared entrance shall not lead directly into a parking lot for commercial or residen�al development, rather it shall be an independent roadway from any commercial or residen�al parking lot, with clearly marked entries into the commercial and residen�al parking lot from the shared entrance.
Signage Signage for commercial or residen�al development adjacent to the shared entrance shall be in compliance with Sec�on 4.5 (Signage Standards) and Division 9 (Signage Regula�ons) of the City of Buena Park’s Zoning Code.
Separate Entrance
Standard Description
Driveway Widths and Clearances
Compliance
If the separate entrance serves as a primary entry to commercial development, the Separate Entrance shall follow exis�ng City of Buena Park’s Zoning Code Sec�on 19.536.030 (Driveway Standards) for site entries to nonresiden�al uses.
Signage and Landscaping If the commercial development consists of an exis�ng commercial building(s), the exis�ng primary entrance into commercial uses shall be upgraded with new signage and landscaping for a minimum of 50 feet inside the property line. If exis�ng paving is cracked, broken, or damaged, it shall be removed and replaced. Refer to Division 9 (Signage Regula�ons) of the City of Buena Park’s Zoning Code.
Vertical Mixed-Use/Residential Podium Primary Entrance
Standard Description
ADA Compliance Standards Driveways shall meet Americans with Disability Act (ADA) accessibility standards where they cross the public sidewalk.
Pedestrian Entries Standards At least one (1) pedestrian entry shall lead directly from the sidewalk to the following:
• Doors leading to each commercial space (Ver�cal Mixed-Use projects only).
• Doors leading to an amenity space such as a courtyard, plaza, open space, or sea�ng area.
• Doors leading into ground-floor lobbies for residen�al units above.
HOUSING INCENTIVE OVERLAYS ODDS 49
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OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
4.1.2 Street Frontages
Intent: Activate and create visual interest along street frontages in order to enhance the public realm.
General
Standard Description
Landscaped Buffer Standards
All residen�al projects, except Ver�cal Mixed-Use projects, shall provide a minimum 5-foot-wide landscaping buffer between the sidewalk edge and the building edge.
Maximum Width
The maximum width of the parking area within the required front setback, including driveways, open parking, carports, and garages, but excluding underground parking and parking located behind buildings, shall not exceed 25% of the linear street frontage.
Entry Doors
At least one (1) entry door to the residen�al project at ground level shall face the primary frontage. An excep�on shall be made for buildings with a courtyard facing the street, where a door may face onto the courtyard.
Surface Parking Loca�on
Along the Primary Frontage, surface parking shall be located behind the building, to the rear, or to the side. An excep�on shall be made for accessible parking.
Carports and Tuck-Under Parking Carports and tuck-under parking shall not be visible from a primary street.
Fencing (Primary Street or Shared
Entrance)
No fence, tree, shrub, or other obstruc�on to sight be above 7 feet in height shall be placed closer than the building wall nearest to the street. Refer to Sec�on 19.436.030 (Vision Clearance) of the Municipal Code.
Parking Loca�on No more than one (1) aisle of parking (66 feet) is allowed between the secondary frontage and the street.
Fencing (Secondary Street)
Fencing may be placed along the property line at the secondary frontage if it allows transparency through the use of decora�ve metal (i.e., wrought-iron) and does not create a sight distance obstruc�on. No chain link fencing is allowed. No solid fencing shall be placed closer to the street than the closest building wall. An excep�on shall be made for service areas such as trash, u�li�es, or loading areas.
Residential entry door located at the ground level along the primary street frontage.
Landscaped buffer located along the primary street frontage.
HOUSING INCENTIVE OVERLAYS ODDS 50
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OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
4.1.3 Sensitivity to Adjacent Uses
The following standards provide sensitivity to adjacent uses when projects are adjacent to residential or commercial and industrial development. This will ensure that new residential development is harmonious with neighboring residential development, and that new residential development is not negatively affected by existing commercial development.
Intent: For projects adjacent to existing residential properties of no more than two (2) 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.
Adjacent to Existing Single-Family Residential Uses
Standard Description
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 op�ons include using translucent or louvered windows, crea�ng offset window paterns, and loca�ng windows 5 feet above the floor level.
Alterna�vely, views into adjacent residen�al shall be screened with dense landscaping between the new development and exis�ng residen�al property (i.e., Callistemon citrinus (lemon bottlebrush), Rhamnus alaternus (Italian buckthorn), or Pitosporum tenuifolium (kohuhu)) at a minimum mature height of 8 feet.
Daylight Plane
No por�on of the building volume shall encroach into a daylight plane star�ng at a point that is 25 feet above the property line abu�ng any adjacent lot with an exis�ng single-family or mul�family residen�al dwelling of two stories or less and sloping upward at a 45- degree angle toward the interior of the lot.
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 residen�al neighborhoods. Parking and loading/ unloading areas shall not create stacking/queuing issues at ingress/egress points.
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Adjacent to Commercial and Industrial Uses
Intent: 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.
Standard Description
Separa�on Buffer
At the edge of residen�al development immediately abu�ng commercial/industrial development and parking areas, one (1) or both of the following shall be provided as separa�on:
• A driveway or private street with curb, guter, and landscape on both sides.
• A minimum 5-foot-wide con�nuous landscape barrier with fencing a minimum of six feet high. No chain link fencing is allowed.
Fencing
At the edge of residen�al development immediately abu�ng commercial development and parking areas, fencing provided shall have at least one (1) passageway for pedestrians to access the commercial development directly.
This passageway may be locked and accessible to residents and safety providers only.
Gates
At the edge of residen�al development immediately abu�ng 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
Commercial Use
Multi-family development abutting commercial uses provides a fence at the edge of the residential development with a private street with curb, gutter, and landscape on both sides.
Landscaped buffer at the edge of the residential development with a minimum 6-foot-high fence from grade.
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4.1.4 Access and Parking
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. Minimize the public view of parking and enhance the appearance of parking facilities.
Vehicle Access
All projects shall meet the requirements of 4.1.1 (Site Entries) in addition to the standards provided below.
Standard Description
Internal Circula�on for Mul�-Family
Developments
In residen�al rental apartment and condominium developments with mul�ple buildings, parking areas shall be accessed through a network of internal streets.
Internal Circula�on for Townhouses In townhouse developments, internal circula�on shall be via one (1) or more internal streets connec�ng to alleys where garages are located.
Podium Parking Access
In podium projects where parking is underneath (i.e., underground or ongrade/single story) residen�al development, access for parking shall provide visibility or other safety features (e.g., mirrors, cameras, or audible signals) to minimize pedestrian/vehicle conflicts.
Internal Circulation for Townhouses with garage access. Podium Parking Access located through a parking lot, not visible from the primary street.
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Parking Design
Standard Description
Loca�on
Surface parking areas shall be located within the development and not along primary frontages. An excep�on may be made for accessible parking and visitor parking.
Visitor Parking
Where internal street networks are provided, visitor parking shall be permited as on-street parking on the internal street with sufficient street width to accommodate parallel parking spaces.
Screening
Parking along other frontages visible from public streets are allowed if screened from view up to 42 inches from the ground plane by landscaping, rolling earth berms (2:1 slope), screen walls, landscaped fencing, or changes in eleva�on.
Parking Courts Parking areas shall be divided into a series of connected smaller parking courts separated by landscaping.
Carports
Where a detached carport is proposed within a residen�al development, it shall be located within the side or rear yard of the building setback. Carports shall be a minimum of 10 feet from the primary building and at least 5 feet from the side or rear property line. Carports shall be painted to match the primary building and trim colors.
Parking Court provided within a multi-family development. Detached carport deign matches the primary building colors.
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Pedestrian Access and Bicycle Access and Parking
Standard Description
Pedestrian Walkways
A pedestrian walkway shall be provided connec�ng surface parking areas to main entrances of buildings and the public sidewalk. The walkway shall be clearly marked (e.g., special paving or coloring).
Pedestrian Connec�ons
Pedestrian connec�ons shall be incorporated to connect between adjoining residen�al and commercial uses for mixed-use projects. All development types shall provide internal pedestrian connec�ons throughout the project site. Internal pedestrian connec�ons is a system of pedestrian walkways that connects to all buildings on a site, to on-site and street parking areas, on-site open space areas, and pedestrian ameni�es.
Landscaped Buffer
Walkways shall not be located directly against a building façade but buffered with a landscaped plan�ng area 5-feet wide to provide privacy of nearby residences or private open space.
Bicycle Parking Secure, covered bicycle parking in all residen�al projects shall be provided.
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 pedestrian connections providing access to each building on the lot.
Landscaped buffer provided for walkways to each unit.
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Residential Garage Parking
Standard Description
Street Frontage Garage doors may occupy no more than 40% of a building’s street frontage and shall be recessed a minimum of 1.5 feet from a street-facing wall plane.
Design
Street-facing garage doors serving individual units that are atached to the structure must incorporate at least one (1) of the following so that the garage doors are visually subservient and complementary to other building elements:
• Garage door windows or architectural detailing consistent with the main building.
• Arbor or other similar projec�ng feature above the garage doors. • Landscaping occupying 50% or more of driveway area serving the garage (e.g, “ribbon” driveway with landscaping between two parallel strips of pavement for vehicle �res)
Interior Dimensions
Refer to Sec�on 19.436.070 (Residen�al Parking Dimensions and Layout) of the Municipal Code. Each garage space shall be equipped with an automa�c door opener and a roll-up sec�onal or similar garage door which does not extend onto the apron. For atached private garages, the design shall include adequate space for waste/solid storage and a water heater unit in addi�on to the minimum dimensions.
Garage doors and driveways provided along the
street frontage
Projecting feature located above the garage door.
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4.1.5 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.
Standard Description
Access to Loading and Service Areas Loading and service areas shall be concealed from view or shall be located at the rear of the site.
Trash Enclosures
Refer to the Municipal Code Sec�on 19.724.010 (Trash Storage Facili�es) for mixed-use developments and Sec�on 19.424.010 (Trash Storage Facili�es) for residen�al only developments.
Screening
When loading docks, u�lity equipment, and similar uses are visible from a 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. Trash enclosures shall be screened on at least 3 sides by a solid wall at least 6 feet in height.
Trash area provided within an enclosure and screened from view. Utility equipment visible from the side street screened on 3 sides.
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4.1.6 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. For-sale projects shall clearly assign maintenance duties to the Home Owners Association within their CCRs. The CCRs shall be reviewed and approved by the City Attorney and City staff prior to recordation.
General
Standard Description
Minimum and Type of Open Space
All mul�-family and mixed-use residen�al developments under 200 units in total shall provide a total of 150 square feet and developments over 200 units shall provide 100 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. Every development that includes 5 or more residen�al units shall provide at least one (1) common open space area. Off-street parking and loading areas, driveways, and service areas shall not be counted as usable open space.
Loca�on
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 streets or other incompa�ble uses.
Alterna�vely, 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.
Useability Open space surfaces shall include a combina�on of lawn, garden, flagstone, wood planking, concrete, or other serviceable, dust-free surfacing.
Common Open Space
Standard Description
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 10 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.
Visibility At least one (1) side of the common open space shall border residen�al buildings with transparent windows and/or entryways.
Pedestrian Walkways Pedestrian walkways shall connect the common open space to a public rightof-way or building entrance.
Sea�ng
All common open spaces shall include sea�ng. Site furniture shall use graffi�- resistant material and/or coa�ng and skateboard deterrents to retain the site furniture’s atrac�veness.
Amenity Features
Amenity features within common open space areas shall include at least three (3) of the following:
• Swimming Pool and/or Spa
• Tot lot, children’s playground/play area
• Plaza
• Picnic areas with tables and chairs
• Community garden
• BBQ grills and/or picnic sta�ons
• Fire pits
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• Pocket dog park
• Shade structures or pergolas
• Outdoor chess/checkers boards
• Public art walls or murals
• Recrea�onal courts (i.e., basketball, tennis, pickle ball) • Indoor fitness center
• Outdoor fitness sta�ons
• Open lawn area that includes shade, sea�ng, and tables. *Any amenity feature not listed above shall be reviewed by the Community and Economic Development Director for consistency with the intent of this requirement.
Laundry Facili�es
If a laundry area is not provided in every unit, a common laundry area shall be provided with a minimum of one (1) washer and one (1) dryer for every eight (8) units. Common laundry areas shall be centrally located to the units to be served.
Play Areas
Developments that include 15 or more units of at least one (1) bedroom or more must include children’s play areas and play structures. Play areas shall provide shaded sea�ng areas for parental supervision, such as benches under tree canopies or in close proximity to group picnic areas. Sea�ng shall be designed to meet ADA requirements and shall be designed or located to discourage skateboard damage. This requirement does not apply to 100% senior housing developments.
Openness and Buildings
There shall be no obstruc�ons above the open space except for devices to enhance the usability of the space. Buildings and roofed structures with recrea�onal func�ons (e.g., pool houses, recrea�on centers, gazebos) may be counted as common open space.
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Plazas
The use of plazas that serve as a community-wide focal point for commercial ac�vi�es for horizontal mixed-use and ver�cal mixed-use developments are allowed. The plaza shall be no less than 50 �. x 50 �. in size and shall have a street located on at least one (1) side of the Plaza. A minimum 10% landscape requirement applies.
Community Garden
• An Accessory Structure such as a shed, greenhouse, hoophouse, or similar is allowed in compliance with the underlying zones Accessory Uses Standards.
• The maximum size for a community garden shall be 20,000 sq. �. • Underground u�li�es and easements may prohibit community garden loca�on in some areas.
• A perimeter fence at least 4 feet in height enclosing the en�re community garden area.
Outdoor Fitness Sta�ons
At least 3 fitness sta�ons shall be provided either grouped together or along a walkway or trail. Exercise/fitness sta�ons on walkways should be between 50 and 200 yards apart. All outdoor fitness areas shall be ADA accessible.
Fitness sta�ons shall be durable and vandal resistant equipment for uses of all ages and fitness levels. All exercise/fitness equipment/sta�ons shall be installed on concrete pads pursuant to manufacturer specifica�ons.
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Pocket Dog Parks
Pocket dog parks shall be less than 0.5 acre and provides a common area for dogs of all sizes. Turf grass is required. Dog park ameni�es shall include at least one (1) drinking fountain with standard, ADA accessible, and dog bowl height fixtures; dog waste bags dispenser(s); at least two (2) garbage receptacles, and a shade structure over sea�ng area. A perimeter fence at least 4 feet in height around the pocket dog park is required. If the pocket dog park is located near parking, the perimeter fence shall be 6 feet. Fencing shall be wrought-iron, however the spacing of the ver�cal pickets, must be close enough at the botom 2 feet of the fence such that small or narrow dogs cannot escape.
Private Open Space
Standard Description
Minimum Dimensions and Type of Private
Open Space
Private usable open space located on the ground level (e.g., yards, decks, pa�os) shall have no horizontal dimension less than 10 feet. Private open space located above ground level (e.g., porches, balconies) shall have no horizontal dimension less than 6 feet. No storage of any kind other than pa�o furniture, and decora�ve elements including plant materials shall be allowed within porches and balconies.
Accessibility Private usable open space shall be accessible to only one (1) living unit by a doorway or doorways to a habitable room or hallway of the unit.
Openness
Above ground-level space shall have at least one (1) exterior side open and unobstructed for at least 8 feet above floor level, except for incidental railings and balustrades.
Private usable open space provided as balconies
located above the ground.
Private usable open space located on the ground level
provided as a patio.
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4.1.7 RESERVED.
4.1.8 RESERVED.
4.1.9 RESERVED.
4.1.10 RESERVED.
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4.2 Building Design Standards
4.2.1 Building Massing and Articulation
Intent: Design buildings to have various points of visual interest through architectural detailing, especially at the pedestrian level, and avoid creating a building with a bulky or monolithic appearance.
General
Standard Description
Massing Breaks
Building massing shall be ar�culated to reduce apparent bulk and size. All street-facing facades shall include at least one (1) change in plane (projec�on or recess) at least 4 feet in depth, or 2 changes in plane at least 2 feet in depth, for every 50 linear feet of wall. Such features shall extend the full height of the respec�ve 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 3 or more stories in height.
Horizontal Stepback
Buildings exceeding 3 stories in height must provide a minimum horizontal stepback of 6 feet for all stories above the 3rd level on all street-facing eleva�ons (including front and side yard façades and alley) and any eleva�on adjacent to a single-family residen�al zone or use. The stepback shall be measured horizontally from the exterior building wall or façade but may vary between sec�ons of the eleva�on. The overall average stepback shall be a minimum of 6 feet for each floor above the third floor. For example, 50% of the building eleva�on on the fourth floor and above may have a 8-foot stepback, while the other 50% may feature a 4-foot stepback, resul�ng in an overall average stepback of 6 feet. Parking structures shall be exempt from this stepback requirement.
1 2
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Architectural Styles Design
The Architectural Design Styles are located as a separate document. The Architectural Design Styles apply to all new development and any façade renova�ons that propose a change to any of the following: wall finishes, window trim finishes, roof materials, size of opening(s), architectural detail(s). To encourage variety in design, projects with more than 8 buildings shall u�lize more than one (1) architectural style.
Architectural Detail and Design Features
Building walls along the street frontage shall have architectural detail (e.g., brackets, ra�er tails, or den�ls) at the cornice or roof eave. Architectural design features such as window treatments, awnings, moldings, projec�ng eaves, dormers, and balconies, shall be con�nued or repeated upon all eleva�ons of a building facing a primary or secondary street, or a common open space.
Façade Ar�cula�on
Buildings of 4 stories or more shall have a clearly defined base and roof edge so that the façade has a dis�nct base, middle, and top. Elements to ar�culate a building’s façade shall include:
• The top of the building shall have one (1) 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 patern; repea�ng bay windows; regularly spaced pilasters; recesses; or other ver�cal elements.
• The base of the building shall have one or more of the following:
recessed ground floor; a con�nuous horizontal 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, cemen��ous 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 ver�cal element such as a tower, or a recessed ver�cal element such as a massing break, an entry, or a courtyard.
Rooflines
Rooflines shall be segmented and varied within an overall horizontal context.
Roofline ridges and parapets shall not run unbroken for more than 100 feet.
Varia�on may be accomplished by changing the roof height, offsets, direc�on of slope, and by including elements such as dormers.
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Vertical Mixed-Use
Standard Description
Ground Floor
For residen�al 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 rela�on to the upper floors.
Pedestrian-Oriented Features
For residen�al buildings with ground floor commercial uses, a minimum of 30% of the building frontage facing a public street shall be devoted to pedestrian-oriented features, including storefronts, pedestrian entrances to nonresiden�al uses, transparent display windows, and landscaping.
As an example, the minimum 30% requirement applies propor�onally to the length of the building frontage that is dedicated to ground floor commercial uses. For example, if 50% of the ground floor is used for commercial purposes, then 15% (50% of 30%) of the total building frontage facing a public street should be devoted to pedestrian-oriented features, such as storefronts, pedestrian entrances, transparent display windows, and landscaping.
Townhomes
Standard Description
Atached Units Limit For townhouses that face onto a street, the maximum number of atached units per building shall be 10.
Roof Form
No more than 4 side-by-side units may be covered by one unar�culated roof.
Varia�on may be accomplished by changing the direc�on of slope, and by including elements such as dormers.
Vertical mixed-use with ground floor restaurant with
outdoor dining.
Vertical mixed-use with ground floor commercial uses and pedestrianoriented features such as transparent windows.
Attached townhomes with project elements such as
dormers.
Attached townhomes with no more than 10 units per
building facing the street.
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4.2.2 Entryways
Intent: Design entryways to be visually prominent as well as provide weather protection to pedestrians.
Common Entries
Standard Description
Primary Building Entries
Primary building entries, including courtyard doors or gates used at mul�- family buildings or residen�al lobbies for mixed use buildings, shall be recessed into entry bays and accented with treatments that add threedimensional 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.
Dimensions
• One (1) common entry for every 50 feet of building frontage. • The common entrance shall not be less than 40 square feet and shall be a minimum of 6 feet in width.
• Common entries shall provide a minimum of 8 feet in clear height.
Upper Floor Units
Entrances to upper floor units shall be accessed exclusively through a shared lobby entrance to ensure that access to upper floor units is centralized and streamlined through a common lobby entrance, promo�ng convenience, security, and efficient use of space.
Entries for Residential Only
Standard Description
Entry Details
Each entry to a dwelling unit shall be emphasized and differen�ated through architectural elements such as porches, stoops, dooryards, roof canopies, and detailing that provides ground level space. The space next to the porch shall be used for landscaping.
Entry Connec�ons
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.
Common entry leading into a courtyard for
residential development.
Common entrance for upper floor units provided
through a shared lobby entrance.
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Vertical or Horizontal Mixed-Use
Standard Description
Ground Floor Eleva�on At street-fron�ng entrances, the eleva�on of the retail or commercial ground floor shall be at the grade of the adjacent sidewalk.
Entry Design
Where development includes ground floor commercial uses, ground-floor façades shall be designed to give individual iden�ty to each separate establishment through the use of signage and/or individual awnings; unique corner treatments, like rounded or angled facets, or a corner tower, above the entry; architectural elements, such as columns, por�cos, overhanging roofs, and ornamental light fixtures; and/or changes in roofline or ar�cula�on in the surface of the wall. Operable windows or decora�ve accordion-style doors/windows are permited but shall not project into the Right-of-Way.
Galleries
A gallery is an at-grade covered structure ar�culated with colonnade or arches and overlaps the sidewalk. The gallery is allowed to be up to two (2) stories in height. A gallery shall maintain a consistent depth along the en�re primary and/or secondary front façade of a minimum of 8 feet. The gallery shall be setback from the sidewalk a minimum of 2 feet. The minimum clear height shall be 12 feet from grade on the 1st story and the 2nd story shall maintain a minimum height of 9 feet. The 2nd story of the gallery shall have a roof. Galleries may extend over the sidewalk within the public right-of-way, subject to approval from the Public Works department. Galleries shall be supported by columns or piers made of concrete/cast stone, fiberglass, or stucco. Archivolts and imposts shall be expressed using similar materials or appearance.
Dwelling unit entries emphasized through architectural
elements such as stoops and canopies.
Porches connecting to sidewalks that face a communal
space.
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4.2.3 Building Materials and Finishes
Intent: Accentuate building design through quality building materials and attractive finishes.
General
Standard Description
Allowed Building Materials
The façade materials are comprised of primary, secondary, and accent materials. Finish materials shall be materials that are high quality and durable. Appropriate building materials include:
Allowed Materials
Element Materials
Primary Materials
Wall
Wall Cladding Shingle and lap siding, composite wood,
fiber cement, stone, and stucco
Base
Base or Founda�on Brick, concrete, stone, cast stone,
stucco, composite wood, fiber cement
Secondary/Accent Materials
Roof and Roof Elements
Roofing Asphalt shingles, standing seam metal,
terracota clay barrel �les, slate
Rake and Eave Composite wood, wood, stucco
Cornice Composite wood, stucco, brick, stone,
concrete, metal
Brackets Composite wood, wood, stucco, metal
Guter Metal ogee or half-round
Windows, Bay Windows, and Entry Doors
Trim or Surround Composite wood, wood, fiber cement
Entry Door Wood, aluminum, fiberglass, composite
Window Frames Wood, aluminum clad wood,
aluminum, fiberglass
Glazing Clear glass
Porches/Balconies
Columns Composite wood, fiberglass, metal,
stucco, concrete, stone
Railing Composite wood, metal, wrought iron
Commercial Fronts
Commercial Front Composite wood, wood, metal
Commercial Front Base Wood panels, brick, �le, fiber cement, stone, cast stone.
*Building materials not illustrated in this table shall be approved by the Community and Economic Development Director.
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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 func�on and minimize a veneer appearance.
Prohibited Building Materials
The following materials are inappropriate because they do not uphold the quality or lifespan that is desirable for new development:
• Mirrored glass, reflec�ve glass, or heavily �nted glass • Vinyl siding
• Ver�cal wood sheathing such as T-III
• Plywood or similar wood
• Hardboard
• Galvanized metal
Masonry Openings
Wall openings surrounded by masonry finish materials shall be spanned by one (1) of the following:
1. Arch
• All joints within the arch shall align with a shared point on the center line of the opening.
• The arch shall not have a joint directly on the center line of the opening.
• If a keystone is present, it shall be centered on the center line of the opening
2. Lintel
• The height of the lintel shall be no less than one-eighth of the width of the opening.
• The lintel shall extend beyond the opening by at least half of its height on both sides.
• The height of the lintel shall be greater than that of the sill or apron.
Colors
Each building shall have a maximum of three (3) colors applied to its façade.
The colors shall be distributed as follows:
• One (1) primary color, occupying 50% or more of the façade. • One (1) secondary color, comprising no more than 45% of the façade.
• One (1) accent color to be used on trim and architectural details.
Note: Materials that have naturally-occurring coloration, such as metal, wood, tile, stone, brick, and glass, may count towards either secondary color or accent color.
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4.2.4 Window/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.
General
Standard Description
Street Frontage Building walls along all street frontages shall have windows at all floors above ground level.
Orienta�on and Propor�on
Buildings shall include ver�cally oriented and propor�oned façade openings with windows that have a greater height than width (an appropriate ver�cal/ horizontal ra�o ranges from 1.5:1 to 2:1). Where glazed horizontal openings are used, they shall be divided with mul�ple groups of ver�cal windows.
Smaller windows in u�lity areas or bathrooms may be horizontally propor�oned.
Recess
Along primary and secondary street frontages, window frames shall be recessed and not flush against the walls. In these loca�ons, shaped frames and sills, detailed with architectural elements such as projec�ng sills, molded surrounds, or lintels, shall be used to enhance window openings and add addi�onal relief.
Glazing
Glass shall be clear with a minimum of 80% light transmission. Mirrored and deeply �nted glass or applied films that create mirrored windows and curtain walls are prohibited. To add privacy and aesthe�c variety to glass, frited glass, spandrel glass, and other decora�ve treatments are appropriate HOUSING INCENTIVE OVERLAYS ODDS 70
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OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
4.2.5 Projecting Elements
Intent: Design projecting elements so that they provide visual interest and articulation of building façades.
Awnings
Standard Description
Frequency For buildings with ground floor commercial uses, awnings shall be provided over each storefront, located within the individual structural bays.
Projec�on Awnings and canopies shall not project more than 4 feet from the façade.
Height
The height of all awnings above the sidewalk shall be consistent, with a minimum clearance of 8 feet provided between the botom of the valance and the sidewalk. Valances shall not exceed 18 inches in height.
Ligh�ng If used, ligh�ng for awnings shall be from fixtures located above the awnings.
Backligh�ng of transparent or translucent awnings are not allowed.
Balconies, Decks, and Trellises
Standard Description
Projec�on Balconies and decks shall not project more than 6 feet from the façade.
Propor�on The distance between suppor�ng columns, piers, or posts on trellises or balconies shall not exceed their height.
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Bay Windows
Standard Description
Projec�on Bay windows shall not project more than 3 feet from the façade nor exceed 8 feet in length.
Horizontal Separa�on If more than one bay window is provided on a façade, there shall be at least 4 feet of horizontal separa�on between the two bay windows.
Design
Windows shall be provided on all sides of the bay window and consist of a ver�cal orienta�on and propor�on. Changes in wall finish material shall occur at the boundaries between bays rather than within a bay.
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4.2.6 Roofs
Intent: Design rooflines to have visual interest, use roof materials that are durable, and ensure that roofing materials/colors and equipment do not become a visual detriment to surrounding properties.
General
Standard Description
Roof Materials
Appropriate types of roof materials include:
• Slate or fiber cement shingles
• Clay or concrete �le roofs
• Coated metal
• Composite roofing materials made of recycled natural fiber and recycled plas�c
• Tar, gravel, composi�on, or elastomeric materials (concealed by a parapet/cornice)
Prohibited Roof Materials Reflec�ve roofing materials shall not be used on roof surfaces that are visible from either ground level or elevated viewpoints.
Equipment Screening
All roof-mounted mechanical, electrical, and external communica�on 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 loca�ons.
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.
Guter/Downspouts
All roofs shall include guters/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).
Roof Overhangs
Roof overhangs shall not extend over a neighboring parcel or more than 3 feet over a public sidewalk (subject to the approval of an encroachment agreement by the Public Works Department.
4.2.7 RESERVED.
4.2.8 RESERVED.
4.2.9 RESERVED.
4.2.10 RESERVED.
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4.3 Landscaping and Open Space Standards
4.3.1 Landscaping
Intent: Provide well-maintained landscape that enhance residential buildings and outdoor private and public spaces.
General
Standard Description
Minimum Landscaped Area All projects shall have a minimum 15% landscaping within each of the three (3) development types.
Front Yard Landscaping
All por�ons of required front yards, except those areas occupied by pedestrian or vehicular access ways, shall be landscaped. Required setbacks and corner landscaping shall not be counted toward the minimum 15% requirement.
Materials
Landscaped areas shall incorporate plan�ngs u�lizing a three-�er system: (1) grasses and ground covers, (2) shrubs and vines, and (3) trees.
Design
Landscaping designs shall include two (2) or more of the following plan�ng design concepts:
• Placement of specimen trees (48-inch box or more) in informal groupings or rows at major focal points.
• Use of landscape to create shadow and paterns against walls. • Use of landscape to so�en building lines and emphasize the posi�ve features of the site.
• 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, plan�ngs, and walls to screen parking lots, trash enclosures, storage areas, u�lity boxes, etc.
• Palm trees planted in community pool areas and as primary focal points of the project.
Ground Cover Materials
Ground cover shall consist 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 shall be confined to areas beneath shrubs and trees and shall not be used as a subs�tute for ground cover plants.
Size and Spacing
Plants shall be of the following size and spacing at the �me of installa�on:
• Ground cover plants other than grasses must be at least four-inch pot size. Areas planted in ground cover plants other than grass seed HOUSING INCENTIVE OVERLAYS ODDS 74
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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 (1) 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 yard setback.
Protec�on from Encroachment
Landscaping shall be protected from vehicular and pedestrian encroachment by raised plan�ng surfaces and the use of curbs. Concrete step areas shall be provided in landscape planters adjacent to parking spaces.
Interference with U�li�es
Plant materials shall be placed so that they do not interfere with the ligh�ng of the premises or restrict access to emergency apparatus such as fire hydrants or fire alarm boxes and ladder pads. Trees or large shrubs shall not be planted under overhead lines or over underground u�li�es if their growth might interfere with such public u�li�es. 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 intersec�ons to keep trees out of the line-of-sight triangle at intersec�ons.
• A minimum of 15 feet between the center of trees and large shrubs to u�lity 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 connec�ons.
Staking and Root Barriers
All 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 situa�ons where roots could disrupt adjacent paving/curb surfaces.
Automa�c Sprinkler Controllers
Automa�c sprinkler controllers shall be installed to ensure that landscaped areas will be watered properly. Backflow preventors and an�-siphon valves shall be provided in accordance with current codes.
Sprinkler Heads
Sprinkler heads and risers shall be protected from car bumpers. “Pop-up” heads shall be used near curbs and sidewalks. The landscape irriga�on system shall be designed to prevent run-off and overspray.
Enclosures All irriga�on systems shall be designed to reduce vandalism by placing controls in appropriate enclosures.
Surface Parking Landscaping
Surface parking landscaping shall include a minimum of one (1) of the following:
• One (1) landscaped finger island shall be provided for every 10 parking spaces. Landscaped planters shall be no less than 3 feet in width in all interior dimensions. All end parking stalls shall be adjacent to landscape planters.
• One (1) landscaped diamond planter with a minimum of 25 square feet located at the head of parking stalls and may encroach into the parking stall space. One (1) diamond planter shall be provided for every 5 parking spaces.
• One (1) landscaped half-diamond planter with a minimum of 25 square feet located at the head of parking stalls and may encroach into the parking stall space. One (1) half-diamond planter shall be provided for every 10 parking spaces.
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Landscaped Buffer
For developments that abut any single-family zone or industrial zone, a row of trees at least 10 feet in width shall be located adjacent to all buildings that abut a single-family or industrial property.
Turf
Within areas featuring ar�ficial turf, the placement of these turf areas shall be limited to high-ac�vity foot-traffic areas or recrea�onal use only and shall have a minimum 10-foot diameter. A material sample shall be submited to the Planning Division for review prior to installa�on by a licensed contractor and shall have a minimum 8-year “no fade” product warranty. The turf shall be maintained in a green, fadeless condi�on and shall be maintained free from stains, weeds, debris, tears, holes, or impressions. Areas of living plant material such as shrubs, vines, and flowering ground covers, shall be included within the overall landscape design when installing turf.
Compliance with City Guidelines
All landscaped areas within the project site shall ensure compliance with the Guidelines for Implementa�on of the City of Buena Park’s Water Efficient Landscape Ordinance.
Tree Removal within public right-of-way Any exis�ng trees located on public development site shall require a Removal Permit pursuant to Sec�on 12.20.040 of the Buena Park Municipal Code.
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4.3.2 Walls and Fences
Intent: Design walls and fences to include durable materials, be visually pleasing, and avoid creating a continuous, imposing barrier along street frontages. The design of walls and fences, along with the materials selected, should harmonize with the overall design of the entire development.
General
Standard Description
Prohibited Fencing Chain link fencing or plain concrete block walls (i.e., precision block) for fences and gates is not permited.
High Ac�vity Areas and Street Frontages Visually penetrable materials (e.g., wrought iron or tubular steel) shall be used in areas of high ac�vity (i.e., pools, playgrounds) and areas adjacent to street frontage.
Material Durability Wall design and selec�on of materials shall consider maintenance issues, especially graffi� removal and long-term maintenance. Decora�ve capstones on stucco walls are required to help prevent water damage from rainfall and moisture.
Materials Wall materials shall be brick, slump stone, �le, textured concrete, stucco on masonry, or steel framing, or other material walls which that require litle or no maintenance are required. The style of the wall shall be the same or similar to the architectural style of the project.
Fence Height Solid fences and walls are allowed anywhere on a site but shall not exceed 3 feet in height. Wrought-iron fencing that is not view obscuring, is allowed anywhere on a site but shall not exceed 4 feet in height.
Visual Interest Perimeter walls shall incorporate various textures, staggered setbacks, and varia�ons in height in conjunc�on with landscaping to provide visual interest and to so�en the appearance of perimeter walls. Perimeter walls shall incorporate wall inserts and/or decora�ve columns or pilasters to provide relief. The maximum unbroken length of a perimeter wall shall be 50 feet.
Solid perimeter walls may be permited.
Perimeter Walls All exterior perimeter walls located along public streets shall have an offset of a minimum of 5 feet deep for every 50 linear feet to 75 linear feet of the wall length. All non-transparent perimeter walls and/or fences shall be architecturally treated on both sides and shall incorporate landscaping whenever possible. Perimeter walls and fencing shall be no more than 8 feet in height.
Retaining Walls All retaining walls located within the front yard setback and side street setback or visible from the public sidewalk adjoining the development shall not exceed 4 feet in height and shall include a landscaped planter in front of the wall.
Screening and Noise Mi�ga�on Screen walls, sound walls, and retaining walls shall be used to mi�gate noise generators and provide privacy for residents.
Gates and Barriers Driveway and pedestrian path access points into the building site may be gated or otherwise restrict public access. The fencing height for the entrance of a gated community shall not exceed 8 feet in height and shall not be viewobscuring. Gated entries shall provide a queuing distance in front of the gate to accommodate a minimum of 2 vehicles or more.
Setbacks Fences and walls shall be located no more than five (5) feet from the setback line and no more than the botom three (3) feet of the fence and/or wall shall be view-obscuring.
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4.3.3 RESERVED.
4.3.4 RESERVED.
4.3.5 RESERVED.
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4.4 Lighting Standards
4.4.1 Pedestrian Lighting
Intent: Provide lighting that enhances visibility and creates a safe pedestrian environment while minimizing visual disturbances such as glare. Lighting fixtures should be architecturally compatible with the buildings and belong to the same design "family," encompassing design, materials, color, style, and the quality of light.
General
Standard Description
Pedestrian Safety
Areas used by pedestrians shall be illuminated at night to ensure safety.
These areas include:
• Surface parking lots and parking structures (entrances, elevators, and stairwells)
• Sidewalks, walkways, and plazas
• Building entrances (including rear and service entrances) • Trash enclosures
• Alleys
• Automated Teller Machines (ATMs)
Height The height of luminaries shall not exceed 16 feet in height from grade.
Prohibited Ligh�ng No outdoor lights shall be permited that blink, revolve, flash, or change intensity.
Illumina�on 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.
Street Ligh�ng Street ligh�ng shall be installed inside the project along the network of internal streets.
Glare
All outdoor ligh�ng shall be designed, located, installed, directed downward or toward structures, fully shielded, and maintained to prevent glare, light trespass, and light pollu�on and away from adjoining proper�es and public rights-of-way, so that no light fixture directly illuminates an area outside of the project site intended to be illuminated. The light level at property lines shall not exceed 0.3 foot-candles.
Concealment Light sources for wall washing and tree ligh�ng shall be hidden.
Public Spaces
Ligh�ng may also be used to highlight trees and similar features within public and private plazas, courtyards, walkways, and other similar outdoor areas and to create an invi�ng and safe ambiance.
Design of Fixtures
Fixtures on buildings shall be atached only to walls or eaves, and the top of the fixture shall not exceed 18 feet above the finished grade. Architectural features may be illuminated by up-ligh�ng, provided that the lamps are low intensity, and fully shielded such that no glare or light trespass is produced.
Energy Efficiency
Outdoor ligh�ng shall u�lize energy-efficient fixtures and lamps such as metal halide, hard-wired compact fluorescent, LED, or other ligh�ng technology that is of equal or greater efficiency. All new outdoor ligh�ng fixtures shall be energy efficient with a rated average bulb life of not less than 10,000 hours.
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4.4.2 Parking Lot Lighting
Intent: Provide lighting that helps create visibility and a safe environment for pedestrians and vehicles while minimizing visual nuisance like glare.
General
Standard Description
Height Surface parking lot ligh�ng fixtures shall not be on poles over 25 feet high.
Illumina�on Level
Energy-efficient, full-cutoff pole fixtures shall be u�lized to provide adequate light levels for safety at parking lots. A minimum of 1.0 footcandle throughout the parking lot and 2.0 foot-candles at the entrance/exit. The minimum ligh�ng requirement of entrances and exits for a parking structure shall be
2.0 foot-candles and the minimum ligh�ng requirement of parking areas within the parking structure shall be 2 foot-candles.
Energy Efficiency
Outdoor ligh�ng shall u�lize energy-efficient fixtures and lamps such as metal halide, hard-wired compact fluorescent, LED, or other ligh�ng technology that is of equal or greater efficiency. All new outdoor ligh�ng fixtures shall be energy efficient with a rated average bulb life of not less than 10,000 hours.
Glare
All outdoor ligh�ng shall be designed, located, installed, directed downward or toward structures, fully shielded, and maintained to prevent glare, light trespass, and light pollu�on and away from adjoining proper�es and public rights-of-way, so that no light fixture directly illuminates an area outside of the project site intended to be illuminated. The light level at property lines shall not exceed 0.3 foot-candles.
4.4.3 RESERVED.
4.4.4 RESERVED.
4.4.5 RESERVED.
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4.5 Signage Standards
4.5.1 General
Intent: Locate and design signs so that they do not become a visual nuisance nor project onto the public sidewalk.
General
Standard Description
Appropriate Signage The following signs shall be permited within the Housing Incen�ve Overlays:
• Monument Sign
• Canopy Sign
• Projec�ng Sign
• Wall Sign
• Window Sign
• Directory Sign
Objec�ve Design and Development Standards in this Sec�on are provided for Monument Signs and Directory Signs only. Other signs not provided in this Sec�on shall meet the development standards provided in Division 9 (Sign Regula�ons) of the Zoning Code.
*The signs listed above may require a sign permit. See Division 9 (Sign Regula�ons).
Zoning Code The signage standards shall be consistent with Division 9 (Sign Regula�ons) of the City of Buena Park’s Zoning Code. Where the signage standards in this document are silent, the Zoning Code shall prevail. The signage shall be applicable to the use of the development (See Chapter 19.908 for Residen�al Uses and Chapter 19.912 for Commercial Uses). The Objec�ve Design Standards below are provided in addi�on to the development standards provided in the City of Buena Park’s Zoning Code.
General Signage Design Standards • Light backgrounds create glare when illuminated, thus shall not be provided within the HIO’s.
• One (1) sign per frontage permited.
• A sign program is required for new development within the HIO’s. New building design should provide logical sign areas, allowing flexibility for new users as the building is re-tenanted over �me.
• All signs should be architecturally integrated with their surroundings in terms of size, shape, color, texture, and ligh�ng so that they are complementary to the overall design of the building and are not in visual compe��on with other signs in the area.
• There shall be no exposed raceways for illuminated signs. • Landscaping and irriga�on shall be designed around the base of freestanding signs to integrate the sign with the ground plane and screen out any low level flood lights. Irriga�on shall be designed so it does not damage the sign.
• Dark colored backgrounds on signs are generally encouraged. Stark white or extremely bright or neon background colors such as bright red, orange or yellow are discouraged.
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4.5.2 Allowable Signage
Intent: Provide non-obtrusive signs that are harmonious with the landscape and architectural style of the project.
Monument Signs
Standard Description
Loca�on Monument signs shall be located within a landscaped planter or other landscaped area within the front yard setback at the primary project entry.
Size
Monument signs shall include a solid base not exceeding 2 feet in height.
Monument signs shall not exceed 8 feet in total height, including the solid base. In the event the monument sign includes any framing or support structures, the total height shall not exceed 10 feet.
Frequency
There shall be no more than one (1) monument sign for 750 linear feet of street frontage. For street frontages of more than 750 feet, monument signs shall be no closer than 300 feet from one another.
Design
Monuments are vital for crea�ng community iden�ty and placemaking. They blend into surroundings, serving as entry and exit points, ensuring aesthe�c and func�onal transi�ons. Neighborhood monuments should match the community entry monument or local architecture in style, but on a smaller scale. The standards apply to both community and neighborhood monuments, including crea�ng dis�nc�ve iden��es, enhancing placemaking through signs, trees, landscaping, and ligh�ng, maintaining sight lines, Example of Monument Sign Example of Canopy Sign Example of Wall Sign Example of Projecting Sign Example of Directory Sign Example of Window Sign HOUSING INCENTIVE OVERLAYS ODDS 82
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designing monuments as low garden walls with landscaping, and aligning them with architectural themes of primary structures.
Directory Sign
Standard Description
Loca�on
A directory sign shall be located within the front yard setback as a freestanding sign or mounted on the primary building façade that faces the street. The free-standing directory sign shall be a minimum of 2 feet from the right-of-way.
Size
A freestanding directory sign shall be a minimum of 3 feet wide and a maximum of 8 feet in height. A wall mounted directory sign shall not exceed 8 feet in height and shall be located a minimum of 3 feet from the ground floor. The directory sign shall not exceed 10 square feet.
Frequency Both the wall mounted and the freestanding signs are allowed on the same project site if separated by at least 35 feet.
Design
A directory sign shall only provide the names of businesses and residences and the associated addresses. Driveway direc�onal signs shall only be used for projects where circula�on is complex and traffic must proceed through the site along a specific path for service. Where the layout of the parking lot and driveways are obvious and clearly apparent to the driver entering from the street, direc�onal signage is not appropriate. Directory signs may include a small map of the building or complex, if applicable. Freestanding directory signs with directories of tenant located near vehicular entrances to shopping areas are discouraged.
Back-lit lettering encouraged for
residential and mixed-use projects to
convey a subtle and attractive
appearance.
Monument sign is located at the ingress and egress
point of the site within a landscaped planter.
Monument sign is compatible with the
architectural design.
Building Directory Sign Development Directory Sign
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4.5.3 RESERVED.
4.5.4 RESERVED.
4.5.5 RESERVED.
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CHAPTER 5. HOTEL/MOTEL CONVERSION OVERLAY
5.1 Purpose
The purpose of this Chapter is to facilitate the conversion of exis�ng transient residen�al structures, such as hotels and motels, into permanent mul�-family housing for lower-income households by establishing a regulatory framework for review of the loca�on, configura�on, design, and compa�bility of the proposed use with surrounding uses and to ensure the suitability of the site for the proposed converted use as well as a high level of livability for residents.
5.2 Definitions
The following defini�ons apply for the purposes of this Chapter. “Affordable Housing Cost” shall have the same meaning as in Health and Safety Code Sec�on 50052.5. "Affordable Rent" shall have the same meaning as in Health and Safety Code Sec�on 50063. “Displace” or “Displacement” shall mean vaca�ng a Rental Unit in a Hotel or Motel upon no�ce from the owner or applicant that the owner or applicant seeks to withdraw all the Rental Units in the Hotel or Motel for the purpose of conver�ng the Hotel or Motel to permanent mul�family housing pursuant to the provisions of Division 4 (Mul�-Family Zones) of the Municipal Code.
“Eligible Household” means a displaced residen�al household whose annual household income does not exceed 50 percent of the area median income (AMI) for Orange County as adjusted for household size according to the United States Department of Housing and Urban Development, as may be adjusted from �me to �me, and whose rental payments remain current through the date of displacement. Notwithstanding the foregoing, an Eligible Household shall not include any of the following:
1. A household whose occupancy ended due to the expira�on of a term lease and the tenancy was not extended by the opera�on of Civil Code Sec�on 1945;
2. The residen�al household (a) is in the process of being evicted pursuant to the terms of the rental agreement for failure to pay rent or other breach of the rental agreement; or (b) has been judged guilty of unlawful detainer pursuant to Code of Civil Procedure Sec�on 1161; or (3) has entered into a s�pulated agreement in an unlawful detainer ac�on which required vaca�on of the premises; or
3. The residen�al household received writen no�ce, prior to entering into a writen or oral agreement to become a tenant, that an applica�on to convert their rental unit pursuant to the provisions of this Chapter was on file with the City of Buena Park or had already been approved and would result in their displacement. “Hotel or Motel” means any hotel, motel, bed and breakfast inn, or other similar transient lodging establishment containing one (1) or more guest rooms intended or designed to be used, or which are used, rented or hired out to be occupied or which are occupied for sleeping purposes and dwelling purposes by guests, whether rent is paid in money, goods, or services. Hotel or Motel does not include any jail, health facili�es as defined in Sec�on 1250 of the California Health and Safety Code, asylum, sanitarium, orphanage, prison convent, rectory, residen�al care facility for the elderly as defined in Sec�on 1569.2 of the Health and Safety Code, residen�al facili�es as defined in Sec�on 1502 of the Health and Safety Code or other ins�tu�on in which human beings are housed or detained under legal restraint, or any private club and nonprofit organiza�on.
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"Hotel/Motel Conversion" is any ac�on that converts any building or structure used for transient lodging in which there are five (5) or more transient guest rooms by a change of use to mul�-family housing that may be u�lized as Senior Housing or other types of housing. Such a conversion may affect an en�re building or structure used for transient lodging, or any por�on thereof so long as the por�on includes five (5) or more units. "Lower Income Household" shall have the same meaning as in Health and Safety Code Sec�on 50079.5. “Reloca�on Assistance Agency” means a reloca�on assistance specialist, agency, and/or other third-party agency hired by the City of Buena Park and paid for by the applicant to assist with the reloca�on process set forth in this Chapter. “Rental Unit” means any room or other unit in a Hotel or a Motel that has been con�nuously occupied by a Tenant for thirty (30) or more days pursuant to a lease or rental agreement, whether writen or oral. "Senior Ci�zen" means a person sixty-two (62) years or older, or fi�y-five (55) years of age or older who lives in Senior Housing.
"Senior Housing" means any residen�al development developed, substan�ally rehabilitated, or substan�ally renovated for Senior Ci�zens.
“Special Circumstances Household” means an Eligible Household with any of the following characteris�cs:
1. At least one (1) member is sixty-two (62) years of age or older;
2. At least one (1) member qualifies as disabled as defined by Title 42, United States Code, Sec�on 423, or handicapped as defined by California Health and Safety Code Sec�on 50072; or
3. At least one (1) member is a minor child (under eighteen (18) years of age) who is legally dependent (as determined for federal income tax purposes).
“Tenant” means a tenant, subtenant, lessee, sublessee or any other person or household en�tled to the use of occupancy of a Rental Unit under a valid lease or rental agreement, whether writen or oral, with the owner or operator of a Hotel or Motel.
"Very Low Income Household" shall have the same meaning as in Health and Safety Code Sec�on 50105.
5.3 Location Criteria
This Chapter applies to three (3) specific sites within the City.
APN 136-172-14 (0.52 acres)
• Underlying Zone: CG, Commercial General
• Minimum Number of Units: 20
• Maximum Number of Units: 25
• Year Built: 1980
• Distance to Public Transit Route: Less than 300 feet
• Distance to Medical Clinic: 0.3 miles
• Distance to Pharmacy: 0.6 miles
• Distance to Grocery Store: 0.2 miles
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APN 136-172-15 (0.41 acres)
• Underlying Zone: CG, Commercial General
• Minimum Number of Units: 20
• Maximum Number of Units: 25
• Year Built: 1983
• Distance to Public Transit Route: Less than 300 feet
• Distance to Medical Clinic: 0.3 miles
• Distance to Pharmacy: 0.6 miles
• Distance to Grocery Store: 0.2 miles
APN 276-381-09 (1.70 acres)
• Underlying Zone: CM, Commercial Manufacturing
• Minimum Number of Units: 20
• Maximum Number of Units: 98
• Year Built: 1968
• Distance to Public Transit Route: Less than 300 feet
• Distance to Medical Clinic: 0.2 miles
• Distance to Pharmacy: 0.8 miles
• Distance to Grocery Store: 0.6 miles
5.4 Application and Approval
The conversion of hotel, motel or other transient residen�al structures to permanent mul�-family housing shall be processed as follows:
A. Hotel/Motel Conversion Permit.
1. Applicability. A Hotel/Motel Conversion Permit is required for the conversion of hotels, motels, and other transient lodgings to mul�-family residen�al use. A Hotel or Motel is only eligible for conversion under this Chapter if its use as a Hotel or Motel has been permited by the City of Buena Park, with a valid business license from the City of Buena Park for at least ten (10) years.
2. Applica�on requirements. An applica�on for a Hotel/Motel Conversion Permit shall be filed in compliance with Sec�on 19.128.020 of the Buena Park Municipal Code (Condi�onal Use Permit). The applica�on shall be accompanied by the informa�on iden�fied in the Department applica�on form for Hotel/Motel Conversion Permit applica�ons, including, but not limited to the following:
i. Parcel Informa�on. The zoning and general plan designa�ons and assessor's parcel number(s) of the sites on which the Hotel/Motel Conversion is proposed;
ii. Project Descrip�on. A narra�ve project descrip�on that summarizes the proposed Hotel/Motel Conversion;
iii. Tenta�ve Map or Site Plan. A tenta�ve map or preliminary site plan, drawn to scale, showing the number and loca�on of all proposed units, and where applicable, designa�ng the loca�on of the proposed affordable units in the Hotel/Motel Conversion; iv. Objec�ve Standards; Cer�ficate of Compliance. Reasonable documenta�on that all of the objec�ve development standards in Sec�on 3.2 of this document are met. In addi�on, the applicant shall HOUSING INCENTIVE OVERLAYS ODDS 87
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submit a cer�ficate of compliance, in a form acceptable to the City of Buena Park, declaring and cer�fying under penalty of perjury that each of the threshold eligibility criteria, as specified in Sec�on
3.2 of this document, are sa�sfied;
v. Exis�ng Tenants. Informa�on regarding any exis�ng tenants at the Hotel or Motel, including iden�fica�on of the units occupied, the monthly rents for those units, the names of every member of the household who is a signatory on a writen lease or rental agreement for that unit, the household income (if known), and the number of household members included on the lease or rental agreement. Where there is no writen lease or rental agreement, the applicant shall provide the name of every person the applicant considers to be a Tenant under an oral lease or rental agreement; vi. Management Plan. A comprehensive management plan shall be submited to and reviewed by the Director, and approved by Planning Commission in conjunc�on with the Hotel/Motel Conversion Permit. The Director or designee shall enforce the terms of the management plan, and may approve an amendment to the management plan, provided that the management plan complies with all condi�ons of approval for the Hotel/Motel Conversion Permit. The approved management plan shall be approved as to form by the City Atorney and recorded before the issuance of a cer�ficate of occupancy or final building inspec�on, as applicable;
vii. Affordable Housing Plan and Monitoring. An affordable housing plan describing how the project will sa�sfy the affordable housing requirements of 50% AMI or less. The affordable housing plan shall include an explana�on of the proposed mechanism by which the development proponent will fund ongoing monitoring and compliance with the affordability requirements for the affordable units in the Hotel/Motel Conversion throughout the term of affordability. viii. Recorded Covenant. Prior to the issuance of the first building permit for the conversion, a land use restric�on or covenant shall be recorded on the property documen�ng that the housing shall remain affordable, pursuant to the specifica�ons of the City’s affordable housing policy illustrated in Sec�on
19.408.030 of the Municipal Code.
3. Project review, no�ce and hearing.
i. Upon submission of an applica�on for a Hotel/Motel Conversion Permit, the Director, or designee, shall review the applica�on to determine whether the applica�on is consistent with the provisions of this Chapter and with the provisions of Chapter 19.128 (Administra�ve Procedures) of the Municipal Code.
ii. The Director, or designee, shall prepare and submit a staff report, including a recommenda�on, to the Planning Commission for review of the Hotel/Motel Conversion Permit. iii. The Planning Commission shall conduct a public hearing on an applica�on for a Hotel/Motel Conversion Permit. The Planning Commission ac�on shall be final unless appealed to the City Council pursuant to sec�on 19.120.
4. Findings and decision. The Planning Commission may approve, condi�onally approve, or disapprove an applica�on for a Hotel/Motel Conversion Permit. The Planning Commission may approve a Hotel/Motel Conversion Permit only a�er first making writen findings of all of the following:
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i. The hotel, motel or transient lodging facility proposed for conversion is currently a legal or legally nonconforming use of the site;
ii. The Hotel/Motel Conversion has met the applica�on requirements specified in Sec�on 5 of this Chapter;
iii. The Hotel/Motel Conversion sa�sfies all of the applicable requirements of Sec�on 19.128 (Condi�onal Use Permit) of the Municipal Code.
iv. The project complies with all other applicable provisions of local and state law.
5. Condi�ons of approval. In approving a Hotel/Motel Conversion Permit, the Planning Commission may impose condi�ons (e.g., buffers, hours of opera�on, landscaping and maintenance, ligh�ng, offsite improvements, parking, performance guarantees, signs, surfacing, �me limits, traffic circula�on, security, property management, support services, etc.) to ensure that the approval would be in compliance with the finding required by subsec�on (4) above.
6. Post-approval procedures. The procedures rela�ng to amendments, expira�on, performance guarantees, and revoca�on that are iden�fied in the Zoning Code shall apply following the decision on a Hotel/Motel Conversion Permit applica�on.
B. Design Review A Hotel/Motel Conversion shall be subject to site and architectural design review pursuant to the provisions of Sec�on 19.128.100 (Interdepartmental Review).
5.5 Tenants’ Rights, Relocation Assistance and Right To Return.
A. Tenant Displacement No�ces.
1. No�ce of Intent. No later than thirty (30) days a�er filing an applica�on for a Hotel/Motel Conversion, the applicant shall no�fy each residen�al household residing on the subject real property that the applicant has filed an applica�on with the City of Buena Park. The no�ce shall be sent by regular and cer�fied mail and posted on the door of each rental unit. For each such no�ce, the applicant shall use a no�ce of intent form provided by the City of Buena Park that shall contain the following informa�on:
a. The name and address of the current property owner and the project developer; b. A descrip�on of the Hotel/Motel Conversion applica�on being filed and a general �me frame to complete the work described in the applica�on;
c. An explana�on of the reloca�on assistance available to Eligible Households and Special Circumstances Households, informa�on on Eligible Household incomes and the procedure for submi�ng claims for reloca�on assistance;
d. An explana�on of the Right to Return and Right of First Refusal to a unit in the new development and informa�on on the procedure for submi�ng claims to these benefits; e. Contact informa�on for the reloca�on assistance agency that will be assis�ng with the reloca�on assistance process. This contact informa�on and a brief explana�on of the purpose of the no�ce shall be translated into non-English languages as determined by the [City/County]; HOUSING INCENTIVE OVERLAYS ODDS 89
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f. The tenant’s right to receive writen no�ce for each hearing and right to appear and be heard at land use hearing, if applicable; and
g. Other informa�on deemed necessary or desirable by the community development department.
The applicant must submit evidence of compliance with this sec�on to the City of Buena Park for the applica�on to be deemed complete. Specifically, the applicant shall submit to the City of Buena Park a duplicate copy of the no�ce of intent served on each tenant along with a declara�on indica�ng that each no�ce was sent by regular and cer�fied mail and posted on the door of the rental unit.
2. No�ce of Applica�on Approval. No later than fi�een (15) days a�er receiving final approval of the Hotel/Motel Conversion applica�on (including any appeal period), the applicant shall no�fy each residen�al household residing on the subject real property that the applica�on has been approved. The no�ce shall be sent by regular and cer�fied mail and posted on the door of each rental unit.
3. No�ce of Termina�on. The applicant shall provide a writen no�ce of termina�on to all tenant subject to displaced pursuant to Civil Code Sec�on 1946, Civil Code Sec�on 1946.1, and where applicable, Civil Code Sec�on 1946.12. The date to vacate shall not be prior to the City’s determina�on that the applicant has complied with this Chapter.
B. Reloca�on Assistance. The applicant shall provide the following reloca�on assistance to any Eligible Households that are displaced from a rental unit in a Hotel or Motel to convert the Hotel or Motel to permanent mul�family housing pursuant to the provisions of this Chapter:
1. A full refund of the tenant’s security deposit;
2. A sixty (60) day subscrip�on to a rental agency service;
3. A payment of the cash equivalent of three (3) months’ rent. The amount to be paid shall be calculated at the �me the reloca�on applica�on is approved by the City based on the most recent Department of Housing and Urban Development’s Fair Market Rent calcula�on for Orange County for a similar-sized unit with the same number of bedrooms. Special Circumstances Households will be paid one (1) addi�onal month of rent for a maximum total of four (4) months’ rent.
C. Right of Return and Right of First Refusal. In addi�on to the reloca�on assistance required by subsec�on A above, any tenants who are from a Hotel or Motel shall be en�tled to a right of first refusal and a right to return to a new unit in the Hotel/Motel conversion. All tenants, regardless of their status as an Eligible Household, shall be en�tled to the rights under this subsec�on C. Within sixty (60) days of the issuance of a cer�ficate of occupancy for the units constructed pursuant to the Hotel/Motel Conversion, the Owner shall offer to rent the units to Tenants who were displaced by the Hotel/Motel conversion.
D. Administra�on of Reloca�on Assistance and Right of Return.
1. The City of Buena Park shall, at the applicant’s expense, hire a reloca�on assistance agency to administer the provisions of this Sec�on. The applicant shall, at the �me that the applica�on for the Hotel/Motel Conversion is submited, deposit sufficient funds with the reloca�on assistance agency or the City to cover the es�mated cost of the reloca�on assistance services.
2. The reloca�on assistance agency shall hold informa�onal mee�ngs with the tenants, respond to ques�ons, verify current household incomes and the existence of special circumstances, assist in distribu�ng reloca�on HOUSING INCENTIVE OVERLAYS ODDS 90
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payments to Eligible Households, if desired by the City, provide an accoun�ng of any dispersed funds to the applicant and the City, and maintain records of tenants’ contact informa�on un�l the converted units are ready for occupancy.
3. The applicant shall deposit reloca�on assistance funds required pursuant to subsec�on A with the City, no later than thirty (30) days a�er filing an applica�on, to be used for reloca�on assistance payments to Eligible Households. The amount of the deposit shall be determined by the Director, or their designee, and unused funds shall be returned to the applicant a�er all reloca�on assistance has been paid as verified by the reloca�on assistance agency and the City.
4. Tenants reques�ng reloca�on assistance and/or a right of first refusal to a new unit must provide the informa�on necessary to the reloca�on assistance agency who will determine their eligibility for said benefits and must file a claim form.
5. Payments. Reloca�on assistance is paid per rental unit, not per tenant. If mul�ple households or individuals occupy a rental unit, reloca�on assistance shall be paid to the household or individual en�tled to occupy a rental unit under a valid lease or rental agreement (writen or oral) with the landlord. a. Timing. A�er determina�on of eligibility, half of the reloca�on assistance shall be paid to the Eligible Household within fi�een (15) days of the date the claim form is submited to the thirdparty agency and the remaining half shall be paid when the Eligible Household vacates the unit. b. Verifica�on of Payments. Prior to issuance of any building permits for the Hotel/Motel Conversion, the City must receive verifica�on from the reloca�on assistance agency that all Eligible Households who applied and qualified for assistance have received reloca�on assistance.
This verifica�on shall be submited in a form acceptable to the City.
E. Housing Crisis Act. In addi�on to the benefits provided in this Sec�on, exis�ng tenants shall receive any benefits required by the Housing Crisis Act of 2019 (Government Code Sec�on 66300 or successor provision).
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CHAPTER 6. DEFINITIONS
The definitions below are provided in addition to the definitions located in Section 19.104.080 (Definitions) of the City of Buena Park’s Zoning Code.
A - Definitions
ALCOHOLIC TREATMENT CENTER. An Alcoholic Treatment Center is a specialized facility or establishment designed and dedicated to providing comprehensive treatment, rehabilitation, counseling, and support services for individuals dealing with alcohol addiction or substance abuse. These centers offer a range of services such as detoxification, counseling, therapy, medical treatment, and ongoing support programs to help individuals recover from alcohol-related issues.
ANIMAL SALES AND GROOMING. A combined business or service that involves the sale of animals along with grooming services for these animals. In this establishment, customers can purchase animals like cats, or birds, (excluding dogs) and also have their pets groomed and maintained. Grooming services typically include ac�vi�es like bathing, fur trimming, nail clipping, and hygiene care. This business serves pet owners by providing a one-stop loca�on for acquiring and maintaining their beloved animal companions. Overnight care is not permited.
ANTIQUE AND COLLECTIBLE SHOP. A retail establishment specializing in the sale of vintage or rare items over 50 years old, that hold historical, ar�s�c, or collec�ble value. These items can include an�que furniture, vintage clothing, rare books, fine art, and various collec�bles like coins, toys, or memorabilia.
ARCADES. Establishments where four (4) or more mechanical or electronic amusement games are located, whether provided independently or as an accessory use to another business. These Objec�ve Design and Development Standards mandate that the maximum size of an arcade does not exceed 3,000 square feet. However, arcades proposed to exceed this limit must obtain City Council approval. In no case shall an arcade exceed 10,000 square feet. Noise buffers/barriers are required to mi�gate sound disturbances, and special protec�ve measures apply to arcades located within 50 feet of residen�al areas to ensure a harmonious coexistence.
ART STUDIO/GALLERY. A workspace for ar�sts, where they produce, experiment, and refine their artwork. Simultaneously, it acts as an exhibi�on venue or gallery where these artworks are displayed and offered for sale to the public.
ARTISAN SHOP. A retail establishment that specializes in offering handcra�ed and ar�sanal products. Products found in ar�san shops can range from handmade jewelry, ceramics, tex�les, and woodwork to gourmet foods, cosme�cs, and more.
AUTOMATED TELLER MACHINES (ATMS). A pedestrian- or vehicle-oriented machine used by bank and financial service patrons for conduc�ng transac�ons including deposits, withdrawals, and fund transfers, without contact with financial ins�tu�on personnel.
The machines may be located at or within banks, or in other loca�ons, in compliance with the City’s Municipal Code. See “Banks and Financial Services”.
B - Definitions
BANKS AND FINANCIAL SERVICES. A wide array of ins�tu�ons and services responsible for managing, lending, inves�ng, and safeguarding monetary assets. Banks are financial ins�tu�ons that accept deposits, provide loans, and offer various financial products like savings and checking accounts.
BARBER SHOPS/BEAUTY SALONS. Establishments that offer a range of hair and beauty services to customers including hair styling, coloring, manicures, pedicures, and skincare treatments.
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BODY ART FACILITY/TATTOO SHOP. A specialized establishment where licensed professionals provide Body art. Body art includes tatooing, body piercing, permanent cosme�cs, branding and micro-blading. Not included in the defini�on of body art is scarifica�on, laser tatoo removal, micro needling and single-use, pre-sterilized ear-piercing services to clients. Body Art facili�es and prac��oners are regulated by the Orange County Health Department and requires all prac��oners of body arts to register with the local health department.
BUFFER. Open spaces, landscaped areas, fences, walls, berms, or a combina�on of these or similar elements, used to physically and visually separate usesto mi�gate the nega�ve impacts of the more intense use (e.g., dust, glare, light, noise, odor, etc.). An appropriate buffer may vary depending on uses, districts, size, etc.
BUILDING FRONTAGE. That side of a building containing the main entrance for pedestrian entrance and exit. If more than one main entrance exists, the entrance that more nearly faces, or is oriented to, the street of highest classifica�on as portrayed in the Ccircula�on Eelement of the General Plan, shall be considered the building frontage. If all streets are of the same classifica�on, the side of the building with the smallest horizontal lineal [linear] dimension containing a main entrance shall be considered the building frontage.
BUSINESS SUPPORT SERVICES. A range of professional services and assistance designed to help businesses operate efficiently and effec�vely. These services can include, but are not limited to administra�ve support, IT and technical support, human resources, marke�ng, consul�ng, and various other func�ons.
C - Definitions
CAFÉ. A cafe is a casual eatery where patrons can enjoy light meals, beverages, and social interac�ons. Typically characterized by a relaxed ambiance, cafes offer a variety of coffee, tea, and o�en a selec�on of pastries, sandwiches, or snacks. These establishments serve as community hubs, providing a welcoming space for individuals to unwind, work, or socialize.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). Sec�on 21000 et seq. of the Public Resources Code requires state, regional, county, and local agencies to conduct environmental review for any discre�onary ac�vity proposed to be carried out or approved by those agencies.
CATERING SERVICES. Professional food prepara�on and presenta�on services provided for events, gatherings, and occasions.
CLUB, SERVICE ORGANIZATION, OR COMMUNITY CENTER. A gathering place or ins�tu�on designed to foster social, recrea�onal, educa�onal, or charitable ac�vi�es within a specific community or group. Community centers serve as mul�purpose facili�es, offering various programs, resources, and events for the local popula�on.
COCKTAIL LOUNGE, BAR. An establishment that primarily serves alcoholic beverages, cocktails, and some�mes light snacks in a social se�ng. These venues contain features like a bar counter, sea�ng areas, and some�mes live music or televisions for sports events.
COMMUNITY GARDEN. A shared outdoor space within a residen�al community where residents collec�vely cul�vate and maintain small individual garden plots.
CONSIGNMENT STORE. A retail establishment that sells second-hand goods, typically clothing, accessories, and some�mes furniture or other items, on behalf of individuals or consignors. Consignors bring their items to the store, which then displays, markets, and sells the items to the public. These stores do not sell vintage or rare items typically found in an�que or collec�ble stores.
CONVENIENCE STORE. A small retail establishment that specializes in offering a wide range of everyday consumer products and necessi�es. These stores are typically open for extended hours or even 24/7.
CORNER LOT. A lot or parcel of land abu�ng upon two (2) or more streets at their intersec�on, or upon two (2) parts of the same street forming an interior angle of not more than one hundred thirty-five (135) degrees. If the intersec�on angle is more than one hundred thirty-five (135) degrees, the lot is considered an interior lot.
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D - Definitions
DAYLIGHT PLANE. A daylight plane refers to an imaginary sloping plane that extends from a specified point on a property boundary upward and outward. The purpose of the daylight plane is to preserve access to natural light and prevent overshadowing of neighboring proper�es or public spaces. Regula�ons related to the daylight plane dictate the angles and dimensions within which a building or structure is allowed to extend ver�cally, ensuring that sunlight reaches the ground level and neighboring proper�es. This planning tool is essen�al for maintaining adequate sunlight, minimizing the impact of shading, and promo�ng a well-lit and sustainable built environment.
DENSITY BONUSES. A density bonus is an increased residen�al density over the maximum authorized density which is granted to an owner/developer of a housing project agreeing to construct a prescribed percentage of affordable dwelling units pursuant to Government Code sec�ons 65915—65918.
DENSITY, BASE. Base density refers to the maximum allowable gross residen�al density principally permited under the Housing Incen�ve Overlays.
DENSITY, NET. Net density refers to the total number of dwelling units per acre of land to be developed for residen�al or mixed use, excluding allowed deduc�ble areas. Allowed deduc�ble areas are public dedica�ons of land which are for public streets, public sidewalks, public open space, public drainage facili�es. Non-allowed deduc�ble areas include u�lity easements, setbacks, private drives and walkways, general landscaping, common areas and facili�es, off street parking, and tradi�onal drainage facili�es exclusive to a development project. Mi�ga�ons required for development will not be included in the allowed deduc�ble areas.
DENSITY, GROSS. Gross density includes all types of land uses, including parks, open spaces, and other non-residen�al land uses.
This measure is calculated by dividing the total popula�on by the total gross land area. Gross density o�en also includes infrastructure such as streets, sidewalks, and public spaces.
E - Definitions
EMERGENCY SHELTER. A facility that provides immediate and short-term housing (limited to occupancy of six (6) months or less) and minimal supplemental suppor�ve services to homeless persons or families. Supplemental services may include counseling, food, and access to social programs. No individual or household may be denied emergency shelter because of an inability to pay (consistent with sec�on 50675.14.(b) of the California Health and Safety Code).
F - Definitions
FLOOR AREA RATIO. The total gross area of all structures on a parcel is divided by the parcel area (FAR). For the purpose of calcula�ng floor area, floor area shall (1) not include carports, elevator sha�s, exterior courts, and garages; and (2) be calculated based on the exterior faces of walls.
G - Definitions
GARDEN CENTER/PLANT NURSERY. A retail establishment specializing in the sale of plants, gardening supplies, and related products. These centers offer a wide variety of plants, including flowers, shrubs, trees, and some�mes vegetables and herbs. In addi�on to plants, they provide gardening tools, soil, fer�lizers, and expert advice on gardening and landscaping.
GROUP HOME. Group homes also known as group care facili�es. As defined in Title 22 of the California Code of Regula�ons Sec�on 80001(g)(1) and the California Welfare and Ins�tu�ons Code Sec�on 11400(h), means facili�es of any capacity which provide twentyfour (24) hour care and supervision in a structured environment for children or adults, including, but not limited to foster care, elderly care, physically handicapped care, and care of persons with developmental disabili�es. Group homes may provide social, psychological, and behavioral programs. The care and supervision provided by a group home shall be non-medical except as permited by Welfare and Ins�tu�ons Code Sec�on 17736(b). See also “Community care facili�es” and “Residen�al care facili�es.” HOUSING INCENTIVE OVERLAYS ODDS 94
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H - Definitions
HEALTH SPA OR SALON. A facility offering a range of beauty and wellness services to promote relaxa�on, rejuvena�on, and selfcare. These establishments provide services such as massages, facials, hairstyling, nail care, and skincare treatments. Health spas o�en emphasize therapeu�c and holis�c approaches, while salons focus on hair and nail services.
HOME DAY CARE FACILITY. See defini�on for “Small Group Adult Day Care Home” in Sec�on 19.104.080.
HOME IMPROVEMENT SUPPLY STORE. A retail establishment that specializes in offering a wide range of products and materials for home renova�on, construc�on, and DIY projects. These stores provide items like building materials, tools, paint, hardware, plumbing fixtures, electrical components, and home improvement accessories.
I - Definitions
INDEPENDENT LIVING FACILITY. A residen�al housing op�on designed for older adults who are generally ac�ve, healthy, and capable of living independently but seek a community that offers ameni�es, convenience, and social opportuni�es. These facili�es provide private apartments, typically with kitchenetes, along with shared communal spaces, dining op�ons, and various recrea�onal and wellness programs.
INDOOR FITNESS AND SPORTS FACILITY, LARGE. An indoor venue designed to accommodate various physical fitness and sports ac�vi�es within a restricted area no less than 3,000 square feet and no more than 6,500 square feet. These facili�es are equipped with exercise equipment, courts, or designated spaces for ac�vi�es like basketball, volleyball, or group fitness classes. Large indoor fitness and sports facili�es proposed to exceed 6,500 square feet must obtain City Council approval. In no case shall a large indoor fitness and sports facility exceed 20,000 square feet within the Housing Incen�ve Overlays.
INDOOR FITNESS AND SPORTS FACILITY, SMALL. An indoor venue, limited to a maximum area of 3,000 square feet, designed for various physical fitness and sports ac�vi�es. These smaller facili�es are equipped with exercise equipment, courts, or designated spaces for ac�vi�es like yoga, Pilates, small-group training, or limited-scale sports such as indoor soccer or racquet sports. Small indoor fitness and sports facili�es proposed to exceed 3,000 square feet must obtain City Council approval. In no case shall a small indoor fitness and sports facility exceed 6,000 square feet within the Housing Incen�ve Overlays.
INTERIOR DECORATING STUDIO. A specialized design service that focuses on enhancing the aesthe�cs, func�onality, and style of interior spaces. Interior decorators, or designers, work with clients to select color schemes, furniture, décor, and accessories, crea�ng a cohesive and harmonious look for homes or commercial interiors.
MOTEL/HOTEL CONVERSION PERMIT. A permit issued by the Community and Economic Development Department upon sa�sfac�on of the requirements in Chapter 5, to an eligible applicant to allow the permanent conversion of an exis�ng transient residen�al structure, such as a Motel, Hotel, Apartment Hotel, or Transient Occupancy Residen�al Structure, for use as Suppor�ve Housing or Transi�onal Housing for persons experiencing homelessness or those at risk of homelessness.
L - Definitions
LANDSCAPING. Areas devoted to, or developed and maintained predominantly with, na�ve or exo�c plant materials including lawn, groundcover, trees, shrubs, and other plant materials. Landscaping may also include small amounts of accessory decora�ve outdoor landscape elements (i.e., hardscape) such as pools, fountains, and paved or decorated surfaces, all of which are suitably designed, selected, installed, and maintained to enhance a site.
LAUNDROMAT, SELF-SERVICE. A facility where individuals can wash and dry their laundry independently using coin-operated or card-operated machines. These establishments provide a range of washing machines, dryers, and folding tables for customers to clean and maintain their clothing, linens, and other washable items. Self-service laundromats shall not exceed 6,000 square feet within the Housing Incen�ve Overlays.
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LIBRARY/MUSEUM/CULTURAL FACILITY. A versa�le ins�tu�on or building that serves as a hub for educa�onal, ar�s�c, and cultural ac�vi�es. Libraries, museums, or cultural facili�es shall be limited to a maximum of 20,000 square feet within the Housing Incen�ve Overlays.
LIVE/WORK DEVELOPMENT. An integrated dwelling unit and working space (e.g., the crea�on and retail sales of arts and cra�s), occupied and u�lized by a single housekeeping unit in a structure that has been modified or designed to accommodate joint residen�al occupancy and work ac�vity located in a mixed-use Housing Incen�ve Overlay, and which includes complete kitchen and sanitary facili�es in compliance with applicable building standards and working space reserved for and regularly used by one or more occupants of the unit. May include limited walk-in trade. Refer to Sec�on 19.748.030 for Development Standards for Live/Work Units.
LOADING SPACE. An off-street space or area that is on the same lot as the building(s) it services; abuts a street, alley, or other appropriate means of access; and is used for the temporary parking of a commercial vehicle that is being loaded or unloaded with merchandise, materials, or people.
LOCAL PUBLIC AGENCY. An agency, iden�fied on a list maintained by the Planning Department, that funds Suppor�ve Housing and Transi�onal Housing for persons experiencing homelessness or at risk of homelessness. Unless stated otherwise by the Community Development Department, these agencies may include:
• California Department of Housing and Community Development (HCD) • United States Department of Housing and Urban Development (HUD) • Orange County Housing and Community Development
• Orange County Housing Authority
• Orange County Homeless Preven�on
LOT DEPTH. The average linear distance between the front and rear lot lines.
LOT SIZE. The en�re area within the boundaries of a project site or lot measured to the centerline of adjoining street rights-of-way.
LOT WIDTH. The average linear distance between the side lot lines measured at right angles to the line measuring lot depth. The width should be measured at a point midway between the front and rear lot lines.
M - Definitions
MAJOR UTILITIES. Fundamental infrastructure systems and services that provide essen�al resources to communi�es and society on a large scale. These include services such as water supply, sewage treatment, electricity genera�on and distribu�on, natural gas distribu�on, telecommunica�ons, and transporta�on networks (such as roads and highways).
MINOR UTILITIES. The essen�al infrastructure systems, services, and facili�es that support daily life but are o�en of smaller scale or lesser complexity when compared to major u�li�es. These typically include services such as water supply, sewage disposal, and natural gas distribu�on, as well as smaller-scale electric or telecommunica�on services.
MULTI-FAMILY DWELLING. In addi�on to the defini�on provided in Sec�on 19.104.080, a "mul�-family dwelling" is a type of residen�al building or structure where mul�ple individual dwelling units exist on a single lot or parcel of land. In other words, it refers to a building or property designed to accommodate more than one household. These dwelling units can vary in terms of layout, size, and configura�on, and they are typically intended for separate occupancy by different families or individuals within the same structure.
Mul�family dwellings can include apartment buildings, townhouses, condominiums, or any other type of housing where mul�ple households share a common piece of land or structure.
HOUSING INCENTIVE OVERLAYS ODDS 96
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
O - Definitions
OPEN SPACE, COMMON. Outdoor areas (does not include walkways/driveways) within a development project that are not individually owned or dedicated for public use but are designed and intended for the common use or enjoyment of all residents/tenants of the development project.
OPEN SPACE, PRIVATE. An outdoor area (does not include walkways/driveways) within a development project that is reserved for use by the residents/tenants of a specific unit or por�on of the site.
OPEN SPACE, PUBLIC. Any parcel or area of land or water set aside, dedicated, designated, or reserved for public use or enjoyment.
OUTDOOR RECREATION AREA. A designated open space where individuals and communi�es engage in various leisure and physical ac�vi�es. They may feature ameni�es such as trails, playgrounds, sports fields, and facili�es for camping or barbecues. Outdoor recrea�on areas shall be limited to a maximum of 10,000 square feet within the Housing Incen�ve Overlays.
OVERLAY ZONING DISTRICT, OR OVERLAY ZONE. A supplementary zoning designa�on that is applied to property in addi�on to a primary zoning district to highlight special regula�ons applicable to proper�es within the Housing Incen�ve Overlays. The overlay zoning districts established by Chapter 2 (Overlays and Uses) of these Objec�ve Design and Development Standards.
P - Definitions
PUBLIC SAFETY FACILITY. A public safety facility is a governmentally owned and operated facility established to provide local police or fire safety services to the surrounding area.
PUBLIC SECURITY CENTER. A public security center is an accessory to a commercial or residential use, refers to a specialized facility established within or in close proximity to a commercial or residential property to provide added security and safety measures for the occupants, visitors, or patrons. This facility may include features such as surveillance systems, access control measures, security personnel stations, and other infrastructure or services intended to enhance the overall security of the property without comprising the primary commercial or residential function.
R - Definitions
RELIGIOUS INSTITUTION AFFILIATED HOUSING DEVELOPMENT PROJECT. A housing development project that is located on one or more con�guous parcels that are each owned en�rely, whether directly or through a wholly owned company or corpora�on, by a religious ins�tu�on. The housing development project qualifies as being near collocated religious-use parking by being any of the following: (1) Located on one or more parcels that collec�vely contain religious-use parking. (2) Located adjacent to a parcel owned by the religious ins�tu�on that contains religious-use parking. (3) Located on one or more parcels separated by no more than 0.1 miles from a parcel owned by the religious ins�tu�on that contains religious-use parking.
RELIGIOUS GROUP LIVING. A community or housing arrangement where individuals of the same faith or religious belief resides together. It involves shared living spaces, communal prac�ces, and a collec�ve commitment to religious principles. These communi�es can vary widely, from monas�c dwellings to inten�onal religious communes.
S - Definitions
SCHOOLS, SPECIALIZED EDUCATION AND TRAINING/STUDIO. An educa�onal ins�tu�on or training center focused on specialized learning, typically within a smaller footprint. These facili�es offer specialized training, such as art, music, dance, or voca�onal skills, to a limited number of students.
SCREENING. A method of visually shielding or obscuring one (1) abu�ng or nearby structure or use from another by fencing, walls, berms, or densely planted vegeta�on.
HOUSING INCENTIVE OVERLAYS ODDS 97
HOUSING INCENTIVE OVERLAY (HIO)
OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS
SENATE BILL (SB) 330. SB 330 prohibits local jurisdic�ons from enac�ng new laws that would have the effect of reducing the legal limit on new housing within their borders, or delay new housing via administra�ve or other regulatory barriers. Through its expira�on in 2030, SB 330 will:
• Prevent local governments from downzoning unless they upzone an equivalent amount elsewhere within their boundaries • Suspend the enactment of local downzoning and housing construc�on moratoriums • Require �mely processing of housing permits that follow zoning rules • Ensure the demoli�on of housing does not result in a net loss of units • Postpone requirements for voter approval of zoning, general plan changes • Require resetlement benefits and first right of refusal in new units or compensa�on for rehousing for renters who may be displaced.
SETBACK. The minimum distance by which buildings, structures, parking, or uses on a lot shall be separated from a street right-ofway or lot line. Setbacks from private streets are measured from the edge of the easement and/or the edge of the street.
SPECIALTY FOOD STORE. A retail establishment that specializes in offering a unique and curated selec�on of food products, o�en focusing on a specific category or theme. Examples include cheese shops, bakeries, organic food stores, and interna�onal food markets.
SUPPORTIVE HOUSING. Housing with no limit on length of stay for persons with low incomes who have one or more disabili�es and may include, among other popula�ons, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exi�ng from ins�tu�onal se�ngs, veterans, and homeless people. The housing is linked to onsite or offsite Suppor�ve Services, and any Floor Area used for the delivery of Suppor�ve Services shall be considered accessory to the residen�al use.
SUPPORTIVE SERVICES. Services that are provided on a voluntary basis to residents of Suppor�ve Housing and Transi�onal Housing, including, but not limited to, a combina�on of subsidized, permanent housing, intensive case management, medical and mental health care, substance abuse treatment, employment services, benefits advocacy, and other services or service referrals necessary to obtain and maintain housing.
T - Definitions
TRANSITIONAL HOUSING. A building where housing linked to Suppor�ve Services is offered, usually for a period of up to 24 months, to facilitate movement to permanent housing for persons with low incomes who may have one or more disabili�es, and may include adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exi�ng from ins�tu�onal se�ngs, veterans, and homeless people.
TUTORING CENTER, SMALL. An educa�onal facility designed to provide individualized or small-group tutoring services to students.
These centers offer focused academic support, typically in core subjects like math, science, language, or test prepara�on. Small tutoring centers shall be limited to a maximum of 2,000 square feet within the Housing Incen�ve Overlays. 1 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
CITY OF BUENA PARK
ARCHITECTURAL STYLE
OBJECTIVE DESIGN STANDARDS
ADOPTED FEBRUARY 13, 2024
2 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
TABLE OF CONTENTS
Chapter 1. Introduction
1.1 Purpose 3
1.2 Goals and Applicability 3
1.3 Document Organization 3
1.4 Architectural Styles Permitted 4
Chapter 2. Spanish Colonial Revival Architectural Style
2.1 Architectural Style Overview 5
2.2 Character-Defining Features 5
2.3 Examples of the Architectural Style 6
2.4 Form and Massing 7
2.5 Materials and Colors 8
2.6 Roofs and Chimneys 8
2.7 Doors and Windows 9
2.8 Exterior Lighting 9
2.9 Decorative Elements 10
Chapter 3. Craftsman Architectural Style
3.1 Architectural Style Overview 11
3.2 Character-Defining Features 11
3.3 Examples of the Architectural Style 12
3.4 Form and Massing 13
3.5 Materials and Colors 14
3.6 Roofs and Chimneys 14
3.7 Doors and Windows 15
3.8 Exterior Lighting 15
3.9 Decorative Elements 16
Chapter 4. Farmhouse Architectural Style
4.1 Architectural Style Overview 17
4.2 Character-Defining Features 17
4.3 Examples of the Architectural Style 18
4.4 Form and Massing 19
4.5 Materials and Colors 20
4.6 Roofs and Chimneys 20
4.7 Doors and Windows 21
4.8 Exterior Lighting 21
4.9 Decorative Elements 22
Chapter 5. Tuscan Architectural Style
5.1 Architectural Style Overview 23
5.2 Character-Defining Features 23
5.3 Examples of the Architectural Style 24
5.4 Form and Massing 25
5.5 Materials and Colors 26
5.6 Roofs and Chimneys 26
5.7 Doors and Windows 27
5.8 Exterior Lighting 27
5.9 Decorative Elements 28
Chapter 6. Modern Architectural Style
6.1 Architectural Style Overview 29
6.2 Character-Defining Features 29
6.3 Examples of the Architectural Style 30
6.4 Form and Massing 31
6.5 Materials and Colors 32
6.6 Roofs and Chimneys 32
6.7 Doors and Windows 33
6.8 Exterior Lighting 33
6.9 Decorative Elements 34
Chapter 7. American Traditional Architectural Style
7.1 Architectural Style Overview 35
7.2 Character-Defining Features 35
7.3 Examples of the Architectural Style 36
7.4 Form and Massing 37
7.5 Materials and Colors 38
7.6 Roofs and Chimneys 38
7.7 Doors and Windows 39
7.8 Exterior Lighting 39
7.9 Decorative Elements 40
Chapter 8. Definitions 41
3 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
CHAPTER 1. INTRODUCTION
1.1 PURPOSE
The Architectural Styles Objective Design Standards is intended to enhance the quality, consistency, and compatibility of all building designs for affordable residential development within the City of Buena Park, except for areas located within the boundary of an existing Specific Plan. The Architectural Styles Objective Design Standards requires adherence to those architectural styles that are commonly associated with California’s architectural heritage, along with the infusion of the latest building technologies and architectural innovations.
The Architectural Styles Objective Design Standards is intended to assist with the design, processing, and implementation of affordable residential projects. Successful project designs will incorporate appropriate architectural features, materials, and colors that complement the floor plan and that fall within the parameters of quality architectural and site design. This Architectural Styles Objective Design Standards shall be used in conjunction with the Objective Design Standards and Development Standards provided within the City of Buena Park’s Municipal Code, or if applicable, the Housing Incentive Overlays Objective Design and Development Standards.
1.2 GOALS AND APPLICABILITY
The Architectural Styles Objective Design Standards goals include:
• Establishing Objective Architectural Design Standards for a consistently high-level quality of affordable development within the City of Buena Park. • Encouraging distinct architectural designs, foster a unique sense of place, and build value for future generations. • Respecting the historical authenticity of the Architectural Styles that define California’s architectural heritage, while adapting the styles to account for the latest building technologies and architectural innovations.
• Fostering collaboration among design teams, City staff, and decision makers.
Consistency with the Architectural Styles Objective Design Standards is required for all site plan review applications that involve the construction of new buildings (or the renovation of existing buildings) within the City. For affordable residential development not located within the City’s Housing Incentive Overlays, the City’s Site Plan Review requirements and process is described in Section 19.128.040 of the City of Buena Park’s Municipal Code. For affordable multi-family and mixed-use development located within the Housing Incentive Overlays, the Administrative Procedure is outlined in Chapter 1.6 of the Housing Incentive Overlays Objective Design and Development Standards.
Note: The expansion of single-family homes must adhere to the existing color and trim, even if they do not meet the specified requirements provided in this Architectural Styles Objective Design Standards document. This ensures continuity and preservation of the established architectural character within the community."
1.3 DOCUMENT ORGANIZATION
The Architectural Styles Objective Design Standards are organized per Architectural Style. At the beginning of each Architectural Style Chapter, the style presents a brief overview, illustrates character-defining features, and provides examples of residential development with the selected architectural style. Each Chapter provides illustrative graphics to accompany the text. Each Architectural Style provides a “menu of options” for six (6) key categories, which include: form and massing, materials and colors, roofs and chimneys, doors and windows, decorative elements, and exterior lighting. Each Architectural Style Chapter focuses more on the elements that ultimately comprise the style, rather than the 4 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
development standards provided for the Zone, such as number of parking spaces, space between buildings, height of structures, open space standards, fence height, etc. The Architectural Styles Objective Design Standards shall be used in conjunction with the City’s Municipal Code and shall meet the development standards of the Zone or Housing Incentive Overlay in which the property is located.
1.4 ARCHITECTURAL STYLES PERMITTED
The Architectural Styles Objective Design Standards identifies six (6) preferred Architectural Styles, as indicated below. Architectural design elements and materials shall be consistent throughout the development project, recognizing that a building is three (3) dimensional and must be well designed on all sides. Detailing, choice of materials, and window and door choices shall reinforce the overall project design. Alternative styles may be submitted to review by the Community and Economic Development Director, although discretionary approval may be required by the Planning Commission.
A. Spanish Colonial Revival. The Spanish Colonial Revival architectural style draws inspiration from Spanish, Mediterranean, and early Californian influences, and it originated during the late 19th and early 20th centuries. Typically, buildings with this style exhibit an asymmetrical design. They are characterized by low-pitched roofs with minimal or no overhang, adorned with serpentine roof tiles. This style often incorporates wood framing and is covered with light-colored stucco siding. The use of arches is prevalent, particularly above doors, porch entries, and main windows.
B. Craftsman. The Craftsman architectural style originated in the early 20th century as part of the Arts and Crafts movement. Notable design features include exposed rafters and beams beneath the eaves, decorative brackets and fasteners, full or partial-width porches, and prominent columns or piers. While the Craftsman style emphasizes a horizontal emphasis, vertical architectural elements are often incorporated to highlight corners and entrances. Traditional Craftsman homes typically showcased exterior cladding made of wood shingles or clapboard siding, along with details such as extended lintels and decorative lighting with geometric patterns.
C. Farmhouse. The Farmhouse architectural style is an expression of rural residential designs and materials, with the Contemporary Farmhouse style specifically reflecting the agricultural history and commercial structures found in Southern California. This style incorporates playful elements, such as shed roofs, vibrant color blocking, and contemporary interpretations of traditional farm structures like barns and silos. The roofs of Farmhouse-style buildings are typically medium to high-pitched, and the overall detailing is kept simple.
D. Tuscan. The Tuscan architectural style blends modern and classic elements, incorporating both Spanish Revival and Italian influences. This style draws inspiration from Mediterranean variants found in California, showcasing rustic elements. Key characteristics include the use of stone and stucco, light earthy tones, and red tiled roofs. Classical elements like columns, arches, and decorative ironwork add visual interest and complexity. Squared towers and projections reflect classic Italianate influences. Porches and porticoes are commonly featured, as well as vertically oriented recessed windows.
E. Modern. The Modern architectural style draws inspiration from utilitarian design principles, featuring block forms, contrasting colors, and eclectic combinations of materials in contemporary compositions. This style embodies a minimalist and clean aesthetic. It utilizes simple rectangular shapes and forms, integrating them within horizontal and vertical planes to create dynamic lines. Flat roofs are commonly used to reinforce the rectangular shapes while also providing opportunities for outdoor deck areas. Accents in the Modern style are understated and unpretentious, often taking the form of trellis elements.
F. American Traditional. The American Traditional architectural style is a fusion of various traditional American styles such as Cottage, Cape Cod, and Farmhouse. It is characterized by simplicity and classic design elements, including rectangular forms, spacious front porches, decorative shutters, dormers, and wood siding. This style represents a traditional interpretation of rural farmhouses. The color palette used in American Traditional homes is typically subtle, with shades of white or gray for the main body of the house, while light or dark shutters provide contrasting accents. 5 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
CHAPTER 2. SPANISH COLONIAL REVIVAL ARCHITECTURAL STYLE
2.1 ARCHITECTURAL STYLE OVERVIEW
The Spanish Colonial Revival style is one of the most common historic architectural styles in Orange County. The Spanish Colonial Revival architectural style draws inspiration from Spanish, Mediterranean, and early Californian influences, and it originated during the late 19th and early 20th centuries. Typically, buildings with this style exhibit an asymmetrical design. They are characterized by low-pitched roofs with minimal or no overhang, adorned with serpentine roof tiles. This style often incorporates wood framing and is covered with light-colored stucco siding. The use of arches is prevalent, particularly above doors, porch entries, and main windows.
2.2 CHARACTER-DEFINING FEATURES
CLAY TILE ROOF
DECORATIVE IRON GRILLES
ARCHED ENTRIES AND WINDOWS RECESSED ENTRANCES DECORATIVE LIGHT FIXTURES
BALCONY WITH IRON RAILING
LOW PITCHED GABLE ROOF
RECTANGULAR, DOUBLE-HUNG WINDOWS
6 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
2.3 EXAMPLES OF THE ARCHITECTURAL STYLE
Attached Cottage Cluster Housing with shared open space and landscaped courtyard.
Single-family home with decorative building elements.
Mixed-Use Development with ground floor commercial retail uses and residential units located above commercial.
Mixed-Use Development with ground floor commercial retail uses, 2nd floor commercial office uses, and upper floors residential condominiums.
2-Story Courtyard Apartment Building with landscaped
garden.
3-Story Affordable Apartment Community with on-site
preschool.
7 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
2.4 FORM AND MASSING
Spanish Revival style projects shall include all of the following Objective Design Standards, as indicated by the residential development type.
Objective Design Standards
Single-Family
Detached
Cottage Cluster
Duplexes
Multi-Family
Development
Mixed-Use
Development
1. The façade/elevations shall be asymmetrical. X X X X X
2. Two (2) or more roof planes. X X X - -
3. Three (3) or more roof planes. - - - X X
4. Developments of 5 units or less (1-5 units), shall provide window treatments such as shutters or awnings on at least 20% of all windows.
X X X X -
5. Developments of 20 units or less (6-20 units), shall provide window treatments such as shutters or awnings on at least 30% of all windows.
- X - X X
6. At least 50% of the units shall have balconies and/or window treatments such as shutters or awnings for developments of 21 units or more.
- - - X X
7. Entrances must be recessed by a minimum of 12 inches. X X X X X
8. Projects three (3) stories or less, shall include at least one (1) of the following:
a. One (1) add-on projection such as verandas, arcades, balconies, or exterior stairs.
b. One (1) focal point, such as courtyard, tower, or fountain.
X X X X -
9. Projects four (4) stories and taller, mixed use, and/or with more than eight (8) buildings, shall include at least two (2) of the following:
a. Two (2) add-on projections such as verandas, arcades, balconies, and exterior stairs.
b. The ends of building masses shall be stepped down a full story to create a more pedestrian scale.
c. One (1) focal point, such as courtyard, tower, or fountain. d. Wingwall or columns on the ground level.
- - - X X
8 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
2.5 MATERIALS AND COLORS
Materials and colors for Spanish Revival style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. The roof tiles must have a color palette of terra cotta, brown earth tones, or rustic red.
2. White, cream, or tan stucco wall with smooth or lightly textured finish (i.e. hand troweled or smaller particles)
3. Re-sawn wood should be utilized as a secondary wall material for elements such as posts and exposed beams, railing, spindles, grill work, shutters, window frames, and doors.
4. If windows have shutters, the shutter’s color shall match the accent color that is use for doors or decorative trim.
5. At least one (1) wrought iron element (such as railing, hardware, and gates) shall be incorporated.
2.6 ROOFS AND CHIMNEYS
Roofs and Chimneys for Spanish Revival style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. Low pitched (4:12 maximum) cross- or side-gable roofs. The pitch shall remain constant except for a veranda or arcade.
2. Clay tile roofs. Common tile shapes include both Spanish (S-shaped) and Mission (half-cylinder) types.
3. The gable has little or no overhang on the rake.
4. A 6-inch to 12-inch eave overhang should be present on 30% of the primary facade length, while a 2-foot overhang with exposed rafter tails should be on 20% of the facade.
5. Hipped roofs shall only be used in combination with gables or on a tower element.
6. Shed roofs are only used in conjunction with verandas.
7. When provided, chimneys shall be clad in stucco and shall be the same texture and color as the exterior of the building.
9 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
2.7 DOORS AND WINDOWS
Doors and Windows for Spanish Revival style projects apply to each residential development type and shall include at least four (4) of the following Objective Design Standards.
Objective Design Standards
1. The primary facade shall incorporate at least one (1) arched element.
2. At least 50% of the windows shall be casement windows.
3. Both casement windows and double hung windows shall have wooden frames and sills.
4. The percentage of accent windows must be less than 20% of the total windows.
5. All entrance door surrounds must be enhanced with ceramic tile, molded plaster, or painted accents.
6. A minimum of two (2) types/shapes of windows must be used.
7. Non-recessed casement windows should have a minimum 3-inch-wide flat casting.
2.8 EXTERIOR LIGHTING
Exterior lighting for Spanish Revival style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. All exterior lighting shall meet the Lighting Requirements provided in the Municipal Code established by the Zone or Housing Incentive Overlay.
2. Exterior building light fixtures for decorative and local lighting shall be lantern-type wrought iron.
3. Exterior building light fixtures for private patios, porches, entrances, and other similar private spaces shall be either fully shielded wrought iron, black, or bronze metal fixtures or recessed soffit light fixtures.
10 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
2.9 DECORATIVE ELEMENTS
All Spanish Revival style projects shall include at least four (4) the following. Mixed-use projects, projects four (4) stories and taller, and/or with more than eight (8) buildings, shall include at least six (6) of the following:
Objective Design Standards
1. Entry/Front porch or patio.
2. Clay tile vents.
3. Arched openings and doorways at the ground level.
4. Decorative ironwork (window grilles, railings, light fixtures, decorative planters).
5. Paired wood (or wood simulated) garage doors with iron hardware.
6. Fabric awnings with metal spear supports.
7. Exterior stairs.
8. Decorative tiles.
9. Curved or rectangle wall niches not exceeding three (3) feet in height and three (3) feet in width.
10. Stone or brick accented elements.
11. Verandas, pergolas or arcades.
12. Dark metal light fixture and hardware.
13. Paired decorative wood shutters. Shutters shall be equal to half the width of the window.
11 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
CHAPTER 3. CRAFTSMAN ARCHITECTURAL STYLE
3.1 ARCHITECTURAL STYLE OVERVIEW
The Craftsman architectural style originated in the early 20th century as part of the Arts and Crafts movement. Notable design features include exposed rafters and beams beneath the eaves, decorative brackets and fasteners, full or partial-width porches, and prominent columns or piers. While the Craftsman style emphasizes a horizontal emphasis, vertical architectural elements are often incorporated to highlight corners and entrances. Traditional Craftsman homes typically showcased exterior cladding made of wood shingles or clapboard siding, along with details such as extended lintels and decorative lighting with geometric patterns.
3.2 CHARACTER-DEFINING FEATURES
LOW PITCHED GABLE ROOF
OVERHANGING EAVES WITH
EXPOSED RAFTER TAILS CLAPBOARD SIDING
DECORATIVE LIGHT FIXTURES
STONE ACCENTS
WOOD 4-POST COLUMN WITH WOOD PIER
DOUBLE HUNG WINDOWS WITH MUNTINS
DIVIDING UPPER SASH INTO 4-6 SECTIONS
BALCONY
12 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
3.3 EXAMPLES OF THE ARCHITECTURAL STYLE
Detached Cottage Cluster Housing with shared open space and landscaped courtyard.
Single-family home with projecting porch.
2-Story Condominium with side-gable roof and exposed
structural members.
3-Story Permanent Supportive Housing development.
Single-story duplex with common entryway and landscaped front yard.
2-Story Affordable Apartment Community with open space. 13 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
3.4 FORM AND MASSING
Craftsman style projects shall include all of the following Objective Design Standards, as indicated by the residential development type.
Objective Design Standards
Single-Family
Detached
Cottage Cluster
Duplexes
Multi-Family
Development
Mixed-Use
Development
1. The façade/elevations shall be asymmetrical. X X X X X
2. Two (2) or more roof planes on the primary façade. X X X - -
3. Three (3) or more roof planes on the primary facade. - - - X X
4. At least 50% of the building’s exterior shall provide decorative woodwork, such as brackets, eave corbels, and exposed rafter tails. X X X X X
5. At least 30% of the street-facing units shall have balconies or porches. - - - X X
6. Projects three (3) stories or less, shall include at least one (1) of the following:
a. One (1) add-on projection such as a pergola, dormers, or bay windows.
b. One (1) focal point, such as courtyard, decorative entrance pavilion, or tower.
X X X X -
7. Projects four (4) stories and taller, mixed use, and/or with more than eight (8) buildings, shall include at least two (2) of the following:
a. Two (2) add-on projections such a pergola, dormers, or bay windows.
b. The ends of building masses shall be stepped down to create a more pedestrian scale.
c. One (1) focal point, such as a courtyard, decorative entrance pavilion, or tower.
d. Exterior fireplace situated in a communal area.
- - - X X
14 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
3.5 MATERIALS AND COLORS
Materials and colors for Craftsman style projects apply to each residential development type and shall include at least four (4) of the following Objective Design Standards.
Objective Design Standards
1. Brick, stone and concrete blocks used in the base.
2. Primary walls should show no more than three (3) materials along any vertical section of the building, with no more than 90% of the total wall surface in one (1) material.
3. Primary wall materials include dark color wood shingles, clapboard siding, or fiber cement siding and natural materials such as arroyo stone or bricks.
4. Use of dark, neutral, earth-toned color palette, such as browns and greens.
However, lighter paint palettes may also be appropriate, particularly for details (columns, rafter tails).
5. 20% metal accents such as decorative brackets, handrails, or window frames to add a rustic texture.
3.6 ROOFS AND CHIMNEYS
Roofs and Chimneys for Craftsman style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. Low- to moderate-pitched gable or hipped roofs ranging from 6:12 to 8:12, giving them a slightly sloped appearance.
2. Overhanging eaves (minimum 24 inches along the primary facade) with exposed rafter tails or beams, to add a distinct visual element.
3. Brackets or knee braces at gabled end.
4. Use of asphalt shingles (or fiber cement imitation or imitation synthetic asphalt shingles).
5. When provided, dormers shall provide a gable roof and have the same roofing materials as the primary building.
6. When provided, chimneys shall provide the same material used at the base of the building (i.e. brick, stone, or concrete blocks).
15 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
3.7 DOORS AND WINDOWS
Doors and Windows for Craftsman style projects apply to each residential development type and shall include at least four (4) of the following Objective Design Standards.
Objective Design Standards
1. At least 50% of the windows shall be casement windows.
2. At least two (2) types/shapes of windows shall be used.
3. Utilize flat wood trims (typically 4½” or 5½” wide) around the primary windows and entry doors.
4. Window and door trim color shall contrast with color of walls.
5. Multi-paneled front doors and garage doors with glass inserts.
6. 30% transom windows above doors and windows.
7. Sidelights on one or both sides of the front door.
8. 20% awning windows.
3.8 EXTERIOR LIGHTING
Exterior lighting for Craftsman style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. All exterior lighting shall meet the Lighting Requirements provided in the Municipal Code established by the Zone or Housing Incentive Overlay.
2. Exterior building light fixtures for decorative and local lighting shall be box-shaped, with metal frame and geometric pattern.
3. Exterior building light fixtures for private patios, porches, entrances, and other similar private spaces shall be either fully shielded wrought iron, black, copper, or bronze metal fixtures.
16 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
3.9 DECORATIVE ELEMENTS
All Craftsman style projects shall include at least four (4) the following. Mixed-use projects, projects four (4) stories and taller, and/or with more than eight (8) buildings, shall include at least six (6) of the following:
Objective Design Standards
1. Exposed rafter tails and knee-brace brackets.
2. Decorative attic/gable vent.
3. Gable pediments.
4. Covered front porches with tapered pillars.
5. Decorative joinery.
6. Dormers located on the front façade.
7. Decorative entrance pavilion
8. Ground level windows have muntins.
9. Arbors or pergolas.
10. Chimneys are visible at the exterior and arranged on a side elevation.
11. Bay windows located on the front or side façade.
12. Second-story balcony.
13. Stained glass windows.
14. Dark metal light fixture and hardware.
15. Exterior stairs.
17 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
CHAPTER 4. FARMHOUSE ARCHITECTURAL STYLE
4.1 ARCHITECTURAL STYLE OVERVIEW
The Farmhouse architectural style is an expression of rural residential designs and materials, with the Contemporary Farmhouse style specifically reflecting the agricultural history and commercial structures found in Southern California. This style incorporates playful elements, such as shed roofs, vibrant color blocking, and contemporary interpretations of traditional farm structures like barns and silos. The roofs of Farmhouse-style buildings are typically medium to high-pitched, and the overall detailing is kept simple.
4.2 CHARACTER-DEFINING FEATURES
MULTIPLE ROOF PLANES
CASEMENT WINDOWS WITH MUNTINS
FIXED, OPEN AWNING
DORMER
WINDOWS
HORIZONTAL AND VERTICAL WOOD BOARD
AND BATTEN SIDING
STEEPLY PITCHED ROOF
ACCENTUATED VERTICAL ELEMENTS
18 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
4.3 EXAMPLES OF THE ARCHITECTURAL STYLE
Attached Cottage Cluster Housing with shared open space and landscaped courtyard.
Single-family home with slender porch columns.
Horizontal Mixed-Use Development with residential and
commercial uses
Multi-family residential community with poolside accessory structure.
2-Story Courtyard Apartment Building with landscaped open space.
3-Story Attached Townhouses with landscaped front yard. 19 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
4.4 FORM AND MASSING
Farmhouse style projects shall include all of the following Objective Design Standards, as indicated by the residential development type.
Objective Design Standards
Single-Family
Detached
Cottage Cluster
Duplexes
Multi-Family
Development
Mixed-Use
Development
1. Clean and straight exterior lines, geometric form. X X X X X
2. Asymmetrical massing with a gable at the front of the house. X X X X X
3. Repeating shapes and lines. X X X X X
4. Gable roof creating a triangular wall on the ends. X X X X X
5. Incorporate farm and ranch forms inspired by barns, silos, sheds, tank houses and granary towers. X X X X X
6. Multiple gable and shed roof planes. - X - X X
7. Geometric forms, industrial materials, limited palette, and repetition. X X X X X
8. Covered porches and awnings to break up volumes between lower and upper floors. X X X X X
9. Three (3) or more wall planes facing the street and/or common areas.
- - X X X
10. Balconies and/or window treatments such as shutters or metal awnings for at least 50% of the units in developments of 21 units or more.
- - - X X
20 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
4.5 MATERIALS AND COLORS
Materials and colors for Farmhouse style projects apply to each residential development type and shall include at least four (4) of the following Objective Design Standards.
Objective Design Standards
1. Unadorned materials: metal, wood, masonry.
2. Utilize board and batten siding, corrugated panels to give texture and variation to exterior walls.
3. Brick or Stone Wainscoting at the lower portion of exterior walls.
4. Neutral or muted colors shall be predominant.
5. Monochrome accents of doors, windows or architectural features.
6. Combine contemporary design with rustic materials.
*Note: Stucco is not allowed.
4.6 ROOFS AND CHIMNEYS
Roofs and Chimneys for Farmhouse style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. High-pitched gabled roof or shed roof (minimum 6:12 slope)
2. Intersecting gable roofs.
3. Dark asphalt shingle, metal roofs or synthetic slate shingles.
4. Triangular rooflines emphasizing the height of the unit. 21 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
4.7 DOORS AND WINDOWS
Doors and Windows for Farmhouse style projects apply to each residential development type and shall include at least four (4) of the following Objective Design Standards.
Objective Design Standards
1. At least 60% of windows shall be tall and narrow double hung windows with a proportion of 2 or 2 ½ times taller than wide.
2. Groupings or two (2) or three (3) double hung units shall comprise at least 10% of the window openings.
3. Accent windows shall comprise no more than 20% of total window openings.
4. Typically have 4 ½” to 5 ½” flat board trim on the sides and head.
5. 60% of windows shall have grilles.
6. Minimal molding around window and door openings.
7. Double hung or casement windows with muntins.
8. Industrial style windows with black metal frames located within common areas of the development.
4.8 EXTERIOR LIGHTING
Exterior lighting for Farmhouse style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. All exterior lighting shall meet the Lighting Requirements provided in the Municipal Code established by the Zone or Housing Incentive Overlay.
2. Exterior building light fixtures for decorative and local lighting shall be iron-inspired barn-style lighting.
3. Exterior building light fixtures for private patios, porches, entrances, and other similar private spaces shall be either fully shielded wrought iron or black metal fixtures or recessed soffit light fixtures.
22 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
4.9 DECORATIVE ELEMENTS
All Farmhouse style projects shall include at least four (4) the following. Mixed-use projects, projects four (4) stories and taller, and/or with more than eight (8) buildings, shall include at least six (6) of the following:
Objective Design Standards
1. Shed or gabled dormers.
2. Carriage-style garage doors.
3. Covered patio.
4. Dark shutters and window sashes.
5. Simple gable brackets, vents and trim.
6. Metal awnings without sides.
7. Large doors and windows to maximize natural light
8. Grilles on the ground level windows and doors.
9. Decorative Window Boxes
10. Stone or brick accented elements.
11. Wide front porch with simple columns.
12. Dark metal light fixture and hardware.
13. Gooseneck light fixtures at the entrance
14. Large overhands (min. two (2) feet in length; max. four (4) feet in length) above the patio and garage.
23 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
CHAPTER 5. TUSCAN ARCHITECTURAL STYLE
5.1 ARCHITECTURAL STYLE OVERVIEW
The Tuscan architectural style blends modern and classic elements, incorporating both Spanish Revival and Italian influences. This style draws inspiration from Mediterranean variants found in California, showcasing rustic elements. Key characteristics include the use of stone and stucco, light earthy tones, and red tiled roofs. Classical elements like columns, arches, and decorative ironwork add visual interest and complexity. Squared towers and projections reflect classic Italianate influences. Porches and porticoes are commonly featured, as well as vertically oriented recessed windows.
5.2 CHARACTER-DEFINING FEATURES
EXPOSED RAFTER TAILS
OVERHANGING EAVES
VERTICALLY ORIENTED
RECESSED WINDOWS
DECORATIVE LIGHT FIXTURES
LOW PITCHED GABLE ROOF
SMOOTH STUCCO WITH LIGHT EARTH TONES
ARCHED OPENINGS
STONE
24 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
5.3 EXAMPLES OF THE ARCHITECTURAL STYLE
Single-family home with tower element.
Single-family home with living walls.
Horizontal Mixed-Use Development with residential and
commercial uses
Multi-family residential community with varied setbacks.
Apartment Building with landscaped open space.
Attached Townhouses with dooryard frontage.
25 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
5.4 FORM AND MASSING
Form and massing for Tuscan style projects apply to each residential development type and shall include at least four (4) of the following Objective Design Standards.
Objective Design Standards
1. Asymmetrical arrangement of windows and design elements along primary elevation.
2. Porches, porticoes and/or Juliet balconies.
3. Recessed entries.
4. Tower elements such as a central tower or corner tower.
5. Varied setbacks of at least five (5) feet on building elements/facades.
6. Front courtyard.
7. Prominent entry door trim detail such as stone or brick. 26 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
5.5 MATERIALS AND COLORS
Materials and colors for Tuscan style projects apply to each residential development type and shall include at least four (4) of the following Objective Design Standards.
Objective Design Standards
1. Incorporate rough-hewn stone as accent feature.
2. Wrought-iron accents such as decorative railings, window grilles, and balcony features.
3. Flat stucco walls or textured stucco finishes in light earth tones.
4. Decorative tiles with traditional Tuscan designs as accent features on stair risers, entryway thresholds, and/or along walls.
5. Earthy tone color palette
6. Brown or Beige window frames
5.6 ROOFS AND CHIMNEYS
Roofs and Chimneys for Tuscan style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. Flat or low-pitched hip or gable roof (maximum 6:12 slope)
2. Red-toned clay tiles or flat roof tiles
3. Multiple roof levels (at least 3)
4. Large overhanging eaves (minimum 12 inches) along primary elevation
5. Shaped timber tiles at eaves
6. When provided, chimneys shall be clad in stucco and shall be the same texture and color as the exterior of the building.
27 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
5.7 DOORS AND WINDOWS
Doors and Windows for Tuscan style projects apply to each residential development type and shall include at least four (4) of the following Objective Design Standards.
Objective Design Standards
1. Single or double-hung windows are typically more horizontal in proportion with sixover-six muntin patterns and 5 ½” wide trim.
2. Casement windows are typically paired with either four-pane patterns for narrow windows and eight-pane patterns for wider windows.
3. Vertically oriented rectangular or arched windows arranged in asymmetrical patterns.
4. Casement or double-hung sash with flat or arched lintels.
5. Windows and doors shall be recessed 3 to 12 inches from outer wall on primary façade.
6. Round or oval accent windows located on the primary façade.
7. Arched transom windows.
5.8 EXTERIOR LIGHTING
Exterior lighting for Tuscan style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. Exterior building light fixtures for decorative and local lighting shall be lantern-type wrought iron.
2. Exterior building light fixtures for private patios, porches, entrances, and other similar private spaces shall be either fully shielded wrought iron, black, or bronze metal fixtures or recessed soffit light fixtures.
3. Exterior building light fixtures for decorative and local lighting shall be lantern-type wrought iron.
28 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
5.9 DECORATIVE ELEMENTS
All Tuscan style projects shall include at least four (4) the following. Mixed-use projects, projects four (4) stories and taller, and/or with more than eight (8) buildings, shall include at least six (6) of the following:
Objective Design Standards
1. Rafter extensions and brackets.
2. Stone or stucco window/door trim.
3. Rectangular or arched wooden door.
4. Arcade or porch at entry .
5. Decorative ironwork (window grilles, railings, light fixtures, decorative planters)
6. Paired decorative wood shutters. Shutters shall be equal to half the width of the window. Shutter styles can either be paneled or louvered.
7. Use of brick, stone or wood columns.
8. Stucco or stone chimneys or tower.
9. Dark color wood trellis.
10. Arched openings and doorways at the ground level.
11. Curved or rectangle wall niches not exceeding three (3) feet in height and three (3) feet in width.
12. Shallow Juliet balconies.
29 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
CHAPTER 6. MODERN ARCHITECTURAL STYLE
6.1 ARCHITECTURAL STYLE OVERVIEW
The Modern architectural style draws inspiration from utilitarian design principles, featuring block forms, contrasting colors, and eclectic combinations of materials in contemporary compositions. This style embodies a minimalist and clean aesthetic. It utilizes simple rectangular shapes and forms, integrating them within horizontal and vertical planes to create dynamic lines. Flat roofs are commonly used to reinforce the rectangular shapes while also providing opportunities for outdoor deck areas. Accents in the Modern style are understated and unpretentious, often taking the form of trellis elements.
6.2 CHARACTER-DEFINING FEATURES
FLAT ROOFS
LARGE WINDOWS AND OPENINGS
EMPHASIS ON HORIZONTAL AND/OR VERTICAL LINES
CLEAN AESTHETIC WITH MINIMAL ORNAMENTATION
GEOMETRIC, RECTANGULAR SHAPES
30 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
6.3 EXAMPLES OF THE ARCHITECTURAL STYLE
Single-family home with tandem garage parking.
Single-family home with minimalistic decorative elements.
Vertical Mixed-Use Development with residential and
commercial uses and attached parking garage.
Multi-family residential community with massing breaks.
Garden style Apartments with shared open space.
Attached Townhouses with modern elements.
31 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
6.4 FORM AND MASSING
Form and massing for Modern style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. An irregular, asymmetrical façade.
2. Strong emphasis on geometric shapes and clean lines.
3. Rectangular shape structure.
4. Lack of ornament or moldings.
5. Straight and continuous lines.
6. Repeating lines and elements.
7. Three (3) or more wall planes.
*Note: Arches, ornate columns, or window shutters shall be avoided. 32 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
6.5 MATERIALS AND COLORS
Materials and colors for Modern style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. Typically use raw and natural materials like wood, concrete, metal, and glass.
2. Use of traditional materials (such as stucco, wood, brick and stone) as an accent.
3. Minimum two (2) materials on the building façade.
4. Use of bold color blocks to emphasize geometric forms and break down massing elements.
6.6 ROOFS AND CHIMNEYS
Roofs and Chimneys for Modern style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. Flat or low-pitched shed roofs (4:12 slope max)
2. Deep overhangs (over two (2) feet) are encouraged on sloped roofs.
3. Tile roof shall be prohibited.
4. Multi-family and Mixed-Use Projects may have decks or roof gardens. 33 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
6.7 DOORS AND WINDOWS
Doors and Windows for Modern style projects apply to each residential development type and shall include at least four (4) of the following Objective Design Standards.
Objective Design Standards
1. At least 30% of units in each building shall include at least one (1) large window (i.e. floor-to-ceiling window, sliding windows, picture window) or unadorned glass door.
2. Rectangular shape windows and doors.
3. At least 40% of the primary façade must be glass.
4. Window or balcony wrapping around a corner of the building.
5. Narrow aluminum window frames with square sticking.
6. Valence grids are applied on windows.
6.8 EXTERIOR LIGHTING
Exterior lighting for Modern style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. Exterior building light fixtures for decorative and local lighting shall be lantern-type wrought iron.
2. Exterior building light fixtures for private patios, porches, entrances, and other similar private spaces shall be either wrought iron, black, or bronze metal fixtures or recessed soffit light fixtures.
34 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
6.9 DECORATIVE ELEMENTS
All Tuscan style projects shall include at least four (4) the following. Mixed-use projects, projects four (4) stories and taller, and/or with more than eight (8) buildings, shall include at least six (6) of the following:
Objective Design Standards
1. Metal or glass balcony railings.
2. Picture windows.
3. Floor-to-ceiling glass door.
4. Usable outdoor roof decks.
5. Playful use of color to provide contrasting elements.
6. Metal awning.
7. Bold Branding.
8. Floor-to-ceiling glass windows on the ground level.
9. Broad roof overhang with exposed wood or steel frame.
10. Clerestory windows.
11. Trellis shade structures.
12. Vegetated wall/living wall.
35 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
CHAPTER 7. AMERICAN TRADITIONAL ARCHITECTURAL STYLE
7.1 ARCHITECTURAL STYLE OVERVIEW
The American Traditional architectural style is a fusion of various traditional American styles such as Cottage, Cape Cod, and Farmhouse. It is characterized by simplicity and classic design elements, including rectangular forms, spacious front porches, decorative shutters, dormers, and wood siding. This style represents a traditional interpretation of rural farmhouses. The color palette used in American Traditional homes is typically subtle, with shades of white or gray for the main body of the house, while light or dark shutters provide contrasting accents.
7.2 CHARACTER-DEFINING FEATURES
SIDE GABLED MEDIUM PITCHED ROOF
RECTANGULAR DOUBLE HUNG WINDOWS CONTRASTING SHUTTERS
DECORATIVE ROOF VENT
WOOD SIDING
36 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
7.3 EXAMPLES OF THE ARCHITECTURAL STYLE
Cottage Cluster Housing with porch and attached garage.
Single-family home with porch and landscaped front yard.
Multi-family apartment building with shared open space.
Multi-family residential community with common entry.
3-Story Garden Apartments with landscaped open space.
3-Story Attached Townhouses with internal circulation.
37 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
7.4 FORM AND MASSING
Form and massing for American Traditional style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. The front façade must be symmetrical, with balanced windows and a central front door.
2. The front entrance must be accentuated.
3. Façades must be flat and building wall offsets must be less than ten (10) feet.
4. Porches, balconies, and shallow projections are allowed.
5. Side-gabled and front-gabled roof forms.
6. Feature elements shall be repeated or reinforced in front façade.
7. Shall not exceed four (4) stories in height.
38 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
7.5 MATERIALS AND COLORS
Materials and colors for American Traditionalstyle projects apply to each residential development type and shall include at least four (4) of the following Objective Design Standards.
Objective Design Standards
1. Brick or stone cladding, wood, engineer wood, or vinyl siding cladding.
2. Attached townhomes shall alternate color and cladding from one unit to the next.
3. Off-white and earth tones, muted colors.
4. Asphalt shingles.
5. When shutters are utilized, their color shall contrast with the body of the building. *Note: Stucco is not allowed.
7.6 ROOFS AND CHIMNEYS
Roofs and Chimneys for American Traditional style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. Medium to high-pitched roof (minimum 4:12 slope).
2. Asphalt shingles or synthetic slate shingles.
3. Classical entablatures often return at the gable end.
4. Cornices consist of a boxed roof-wall junction with little overhang.
5. When provided, chimneys shall provide the same material used at the base of the building (i.e. brick, stone, or wood siding).
39 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
7.7 DOORS AND WINDOWS
Doors and Windows for American Traditionalstyle projects apply to each residential development type and shall include at least four (4) of the following Objective Design Standards.
Objective Design Standards
1. At least 80% of windows shall either be single hung or fixed with shaped wood muntin bars.
2. Common accent windows include the Palladian, the circle and the fan light transom panel.
3. Evenly spaced windows.
4. Windows detailed with arched or flat lintels and sills.
5. Bay or pop-out window assemblies.
6. Window resting on a trimmed wood sill and brackets.
7. Sidelights on one or both sides of the front door.
8. 20% of windows have shutters.
7.8 EXTERIOR LIGHTING
Exterior lighting for American Traditional style projects apply to each residential development type and shall include all of the following Objective Design Standards.
Objective Design Standards
1. All exterior lighting shall meet the Lighting Requirements provided in the Municipal Code established by the Zone or Housing Incentive Overlay.
2. Exterior building light fixtures for private patios, porches, entrances, and other similar private spaces shall be either fully shielded wrought iron or steel fixtures or recessed soffit light fixtures.
40 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
7.9 DECORATIVE ELEMENTS
All American Traditional style projects shall include at least four (4) the following. Mixed-use projects, projects four (4) stories and taller, and/or with more than eight (8) buildings, shall include at least six (6) of the following:
Objective Design Standards
1. Porch with slender columns.
2. Cornice returns on the gable ends.
3. Balustrades may be used to accentuate terraces or stoops, or as railings on second floor balconies.
4. Dormer windows.
5. Moldings with applied dentils.
6. Entrance features are elaborately trimmed with wood columns or pilasters.
7. Decorative attic vents.
8. Front door with sidelights and arched transom.
9. Decorative Window Boxes.
10. Stone or brick accented elements.
11. Scrollwork or fretwork details on gable ends or window trims.
12. Carriage house garage doors.
13. Contrasting paneled shutters.
14. Wrought iron or steel hardware.
41 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
CHAPTER 8. DEFINITIONS
The definitions below are provided in addition to the definitions located in Section 19.104.080 (Definitions) of the City of Buena Park’s Zoning Code.
A – DEFINITIONS
ACCENT WINDOW. Accent windows are supplement. It provides aesthetics value and variance to the building. Accent Window types include transom windows, dormer awning windows, picture windows, arch and circle windows, and art glass.
ARCADE. A roofed passageway or lane. A series of arches supported by columns, piers, or pillars, either freestanding or attached to a wall to form a gallery.
AWNING. An architectural fabric or metal projection that provides weather protection, building identity, or decoration, and is wholly supported by the building to which it is attached. An awning is comprised of a lightweight frame structure over which a cover is attached.
B – DEFINITIONS
BOARD AND BATTEN. A form of sheathing for wood frame buildings consisting of wide boards, usually placed vertically, whose joints are covered by narrow strips of wood over joints or cracks.
BRACKET. A projection from a vertical surface providing structural or visual support under cornices, balconies, windows, or any other overhanging member.
BUILDING MASS (MASSING). Mass refers to the general shape and form as well as size of a building.
C – DEFINITIONS
CLADDING. Building cladding is the application of one material over another to add an extra skin or layer to the building. Commonly used exterior wall cladding materials include brick, vinyl, wood, stone, fiber cements, metal, concrete, and stucco.
CORBEL. A structural piece of stone, wood or metal jutting from a wall to carry a super-incumbent weight, a type of bracket.
CORNICE. A horizontal molding projecting along the top of a wall, building, etc.
CORNICE RETURN. Also called an eave return, a cornice return is a graceful way to transition the eave and the main fascia board around the gable end of a house.
D – DEFINITIONS
DECORATIVE GABLE VENTS. A non-venting louver mounted in the top of the gable.
DIVIDED LITE. Individual panes of glass held in place by wood or synthetic material to create a pattern. 42 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
DORMER. A structure projecting from a sloping roof usually housing a vertical window that is placed in a small gable or containing a ventilating louver.
F – DEFINITIONS
FRONT-GABLED ROOF. A gabled roof that faces the road or main entrance.
G – DEFINITIONS
GABLE ROOF. A roof having a gable at one or both ends; a roof sloping downward in two opposite directions from a central ridge, so as to form a gable at each end.
H – DEFINITIONS
HIPPED ROOF. A roof which slopes upward from all four sides of a building, requiring a hip rafter at each corner.
J – DEFINITIONS
JOINERY. It is a part of woodworking that involves joining pieces of wood, engineered lumber, or synthetic substitutes (such as laminate), to produce more complex items.
JULIET BALCONY. A pseudo balcony; a low ornamental railing to a window, projecting but slightly beyond the plane of the window, threshold or sill, having the appearance of a balcony when the window is fully open.
M – DEFINITIONS
MANSARD ROOF. A type of roof with two slopes on each side.
MISSION PARAPET. A low protective wall or railing along the edge of a roof, balcony, or similar structure; in an exterior wall, the part entirely above the roof.
MULLION. A dividing piece between the lights of windows, usually taking on the characteristics of the style of the building.
MUNTIN. A secondary framing member to hold panes in a window, window wall, or glazed door; an intermediate vertical member that divides panels of a door.
O – DEFINITIONS
OVERHANGING EAVES. The projecting overhang at the lower edge of a roof that sheds rainwater.
P – DEFINITIONS
PEDIMENTS. A low-pitched triangular gable above the doorway or above a window; a triangular gable end of the roof above the horizontal cornice, often with sculpture. 43 ARCHITECTURAL STYLES OBJECTIVE DESIGN STANDARDS
PRIMARY WINDOW. Windows that are commonly used and have an independent function. Primary windows shall be able to open from inside. Window types include: casement windows, single-hung, double-hung, slider windows, and bay windows.
R – DEFINITIONS
RAFTER TAILS. The portion of the rafter that hangs over the wall.
ROOF PLANE. The surface of the roof. It could be flat, pitched or on an angle. It is also called the field of the roof.
S – DEFINITIONS
SHINGLE. A small thin piece of building material often with one end thicker than the other for laying in overlapping rows as a covering for the roof or sides of a building.
SHUTTER. Each of a pair of hinged panels, often louvered, fixed inside or outside a window that can be closed for security or privacy or to keep out light.
SIDE-GABLED ROOF. A gabled-roof that faces either side of the main entrance.
SILL. The horizontal exterior member at the bottom of a window or door opening, usually sloped away from the bottom of the window or door for drainage of water and overhanging the wall below.
T – DEFINITIONS
TRANSOM WINDOW. A transom window used above the entry door but can’t not open. They usually as wide as the door (or as wide as the door and the sidelights). They can come in square (rectangular), round top, or elliptical.
V – DEFINITIONS
VALANCE GRIDS. Valance grids are similar to the Standard grids but are only across the top of the window or door.
VERANDAS. A raised, covered, sometimes partly closed area, often made of wood, on the front or side of a building.
W – DEFINITIONS
WINDOW SASH. The movable part of a window made up of the vertical and horizontal frame that holds the glass.
WINGWALL. A smaller wall attached or next to a larger wall or structure.
RESOLUTION NO.
GENERAL PLAN AMENDMENT NO. GP-25-2
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BUENA
PARK, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT
GP-25-2 AMENDING THE LAND USE AND COMMUNITY DESIGN
ELEMENT OF THE GENERAL PLAN AND MAKING FINDINGS IN
SUPPORT THEREOF
A. Recitals.
(i) The City Council of the City of Buena Park adopted the Buena Park General Plan as required by law on December 7, 2010, through the adoption of Resolution No. 12497; and (ii) The General Plan establishes the fundamental policy framework to guide decisions related to land use and development, public services and facilities, public safety, resource management, recreation, culture, and the overall health and quality of life in the community; and (iii) The State Department of Housing and Community Development (HCD) requires cities to update their Housing Element every eight years; and (iv) The City of Buena Park’s 6th Cycle Housing Element Update (HEU) was approved by the City Council on January 25, 2022, and Certified by HCD in February 2024; and (v) To maintain HCD certification of the Housing Element, and as part of the implementation process for ten of the eighteen Housing Element Programs, the City Council initiated General Plan and Zoning Code updates that were scheduled to occur in two phases; and (vi) The City Council approved phase one which included a General Plan Amendment and Zoning Code Amendment to create five new Housing Incentive Overlay Zones (HIO) and Objective Design and Development Standards in February 2024; and (vii) The second phase of implementation of the Housing Element is to adopt amendments to the residential and mixed-use zoning classifications to establish permitted uses and development standards consistent with the newly created overlay zones and to update the General Plan Land Use and Community Design Element to be consistent with the Zoning Code amendments; and
(viii) The proposed amendments to the General Plan and Zoning Code will facilitate the development of up to 10,322 dwelling units and up to 438,333 square feet of new commercial space citywide; and
(ix) The proposed amendments are for planning purposes only and no specific construction project is proposed as part of the action to adopt the amendments to the General Plan and Zoning Code; and
(x) The Planning Commission conducted a duly noticed public hearing on May 28, 2025, as required by law, to consider General Plan Amendment No. GP-25-2 to amend the Land Use and Community Design Element; and
Resolution No.
General Plan Amendment No. GP-25-2
June 24, 2025
(xi) The Planning Commission reviewed and considered all elements of said General Plan Amendment No. GP-25-2 together with the associated Text Amendment (C-25-1) and Environmental Impact Report (EIR-25-1) and voted 5-0 to recommend that the City Council approve General Plan Amendment No. GP-25-2; and
(xii) The City Council has considered and approved EIR-25-1 for the Project under separate Resolution on June 24, 2025, prior to making its determination on proposed General Plan Amendment GP-25-2 and Text Amendment (C-25-1); and
(xiii) On June 24, 2025, the City Council of the City of Buena Park conducted a duly noticed public hearing as required by law to consider the proposed General Plan Amendment GP25-2 and Text Amendment C-25-1. Said public hearing was concluded prior to the adoption of this Resolution approving General Plan Amendment GP-25-2, and the City Council contemporaneously herewith has adopted an Ordinance approving the Text Amendment application.
(xiv) All legal prerequisites to the adoption of the Resolution have occurred.
B. Resolution.
NOW, THEREFORE, the City Council of the City of Buena Park does hereby find, determine and resolve as follows:
1. The proposed General Plan Amendments are consistent with the goals, policies, purposes, objectives, and programs of the City’s General Plan.
2. The proposed General Plan Amendment No. GP-25-2 will promote the orderly development of the City and the public health, safety, and welfare by enhancing and maintaining sound and logical land use and development practices guided by the Land Use and Community Design Element. The proposed General Plan Amendment does not modify any health and safety regulations.
3. The proposed General Plan Amendment No. GP-25-2 will increase and will not diminish opportunities for housing within the City. The proposed General Plan Amendment will create new housing opportunities by facilitating the development of up to 10,322 residential units, which will increase the City’s housing supply. The Project will also increase the City’s affordable housing supply.
4. The proposed General Plan Amendment No. GP-25-2 will maintain and improve the viability of the housing stock within the area in a manner consistent with the character of surrounding neighborhoods and will promote the orderly development of the City.
5. The proposed General Plan Amendment No. GP-25-2 will promote maintenance and improvement within the area, thereby enhancing and conserving property values.
6. The City Council finds that facts supporting the above-specified findings are contained in the staff report and exhibits, and information provided to the City Council during the public hearing conducted on June 24, 2025 with respect to the Project.
7. The City Council has reviewed and considered all components of the requested General Plan Amendment No. GP-25-2 including compliance with the California Environmental Resolution No.
General Plan Amendment No. GP-25-2
June 24, 2025
Quality Act (CEQA) through the preparation of an Environmental Impact Report (EIR25-1) adopted by separate resolution, the City Council has determined that the Environmental Impact Report, Mitigation Monitoring and Reporting Program and accompanying Statement of Overriding Considerations is legally adequate.
8. The City Council hereby approves and adopts General Plan Amendment No. GP-25-2, amending the Land Use and Community Design Elements attached hereto as Exhibit A.
9. The City Clerk shall certify to the adoption of this Resolution.
PASSED AND ADOPTED this 24th day of June 2025, by the following called vote:
AYES: 0 COUNCILMEMBERS:
NOES: 0 COUNCILMEMBERS:
ABSENT: 0 COUNCILMEMBERS:
ABSTAINED: 0 COUNCILMEMBERS:
Mayor
ATTEST:
________________________________
City Clerk
EXHIBIT A
Land Use and Community Design Element Amendments
Removed text in strikethrough
New text in underline
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2.1 INTRODUCTION
The Land Use and Community Design
Element provides the primary policy
foundation for the entire General Plan,
as it establishes the desired vision for
future land use decisions in the City.
The Land Use and Community Design
Element directs development patterns
by identifying and describing, through
diagrams and text, the location and
distribution of existing and future land
uses throughout the City. The General
Plan Land Use Map (Exhibit LU-1)
describes land use designations and
identifies the geographic distribution
of land uses that will help guide future
growth and change, consistent with the
City’s vision. The Land Use Map is a
graphical representation of the City’s
official land use policy, providing the primary policy guidance for future land use decision-making. The Land Use and Community Design Element articulates City goals and policies that address community character and identity, as well as future growth and change, preservation, enhancement of existing resources, and community safety.
2.2 AUTHORITY FOR THE ELEMENT
California Government Code Section 65302(a) requires that the General Plan include: “...a Land Use Element that designates the proposed general distribution and general location and extent of the uses of the land for housing, business, industry, open space including agriculture, natural resources, recreation, and enjoyment of scenic beauty, education, public buildings and grounds, solid and liquid waste disposal facilities and other categories of public and private uses of land. The Land Use Element shall include a statement of the standards of population density and building intensity recommended for the various districts and other territory covered by the plan.”
The Land Use and Community Design Element has the broadest scope of the eight seven state- mandated Elements of the General Plan. In addition to Government Code requirements, it has been legally established that while the location of a particular land use may be expressed in general terms, a property owner must be able to identify the General Plan designation for his/her parcel from the land use diagram contained in the Land Use and Community Design Element. While community design is not a State-mandated Element of the General Plan, the City of Buena Park has chosen to include land use and community design under one element.
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2.3 SUMMARY OF EXISTING CONDITIONS
The City of Buena Park encompasses approximately 6,751.90 acres and is situated on the northwestern boundary of Orange County, southeast of the Los Angeles County line. As of June 20092022, the City’s approximately 6,751.90 acres were mostly built-out, with only 117.692.38 acres (1.74 percent) of vacant residential land remaining. Existing land uses within the City include 24,705 dwelling units and 18,014,425 square feet of non-residential uses. Single-family residential uses represent the largest land use within the City at 34.3435.01 percent. Multiple-family residential uses comprise 7.518.89 percent, commercial uses comprise 8.254.66 percent, and industrial uses comprise 11.059.89 percent of the City. Smaller percentages of the City include mixed-use, office, flood control, public use, lake, open space, and miscellaneous land uses railroad, school, tourist entertainment, utility, and right-of-way; refer to Table LU-1, Existing Land Uses in Buena Park.
Table LU-1
Existing Land Uses in Buena Park
Land Use Designations Acres Percent of City (%)
Low Density Residential 2,364.29 35.01
Medium Density Residential 225.85 3.34
High Density Residential 374.82 5.55
Planned Development 184.94 2.74
Commercial 315.11 4.66
General Mixed-Use 62.05 0.91
Central Buena Park Mixed-Use 43.24 0.64
Commercial Office Mixed-Use 108.98 1.61
Entertainment Mixed-Use 95.98 1.42
Tourist Entertainment 301.23 4.46
Office Manufacturing 178.04 2.63
Office Professional 25.88 0.38
Industrial 359.53 5.32
Light Industrial 211.41 3.13
Open Space 456.35 6.75
Beach and Orangethorpe Mixed-Use Specific Plan 12.76 1.90 Miscellaneous Uses (1) 1,431.44 21.20
TOTAL 6,751.90 100.0
Notes:
(1) Miscellaneous land uses include parking areas, roadways/freeways, and railroads within the City of Buena Park.
Source: County of Orange Assessor data dated 10/30/2024 modified and verified by City of Buena Park. 2-3
2.3.1 Specific Plans
In general, specific plans are designated to implement General Plan goals and policies by designating land uses, densities, and development and design standards in more specific detail. This is accomplished by designating specific locations and intensities for land uses, and specific development standards and design guidelines. A specific plan is able to address smaller areas that have unique qualities and require focused planning attention. A specific plan may be designed to implement any element of a General Plan.
A specific plan is a comprehensive planning and implementation tool of the General Plan. Currently, there are three adopted specific plans within the City of Buena Park. For each of these designated areas, development and land use are regulated by the respective specific plans.
BEACH BOULEVARD ENTERTAINMENT CORRIDOR SPECIFIC PLAN (ECSP) The Beach Boulevard Entertainment Corridor Specific Plan encompasses approximately 147 acres located along Beach Boulevard (Highway 39), roughly between Orangethorpe and La Palma Avenues. The Specific Plan was adopted in August 1987, was updated in January 2000, and amended in August 2008. This plan is a comprehensive and cohesive planning guide and implementation tool, providing a strategy for responsible economic growth and a superior physical image for the Beach Boulevard Entertainment Corridor. It was formulated in response to the area’s unique conditions and opportunities as a tourist/commercial area. The land use designation in the area is Tourist Entertainment. The current General Plan allows for tourist entertainment uses with a FAR of 2.5. The ECSP was amended in February 2024 to allow the Mixed-Use Overlay-45. There have been additional amendments to the ECSP since adoption. Refer to the document available on the Planning Division’s website.
AUTO CENTER SPECIFIC PLAN (ACSP)
The Auto Center Specific Plan, amended in October 2010, encourages a concentration of auto dealers in Buena Park, primarily along the Interstate 5 Freeway (I-5) and Auto Center Drive. The Specific Plan comprises approximately 131 acres including Commercial and Commercial Services land use designations.
The ACSP was amended in February 2024 to allow the Mixed-Use Overlay-60 and Mixed-Use Overlay45. There have been additional amendments to the ACSP since adoption. Refer to the document available on the Planning Division’s website.
BEACH AND ORANGETHORPE MIXED-USE SPECIFIC PLAN (BOMUSP) The Beach and Orangethorpe Mixed-Use Specific Plan encompasses approximately 12.75 acres, located on the northeast corner of Beach Boulevard and Orangethorpe Avenue. The Specific Plan, adopted in 2008, allows for a mixed-use development with a maximum of 1,000 dwelling units, 355,000 square feet of retail space, 195,000 square feet of office space, a 300-room hotel, and 350,000 square feet of open area amenities.
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2.3.2 Redevelopment Areas
Adoption of redevelopment plans by cities is allowed by the State Legislature under the Community Redevelopment Law of the State of California. Redevelopment plans are intended to revitalize and rehabilitate blighted areas. Government assistance is provided initially with the intent to encourage private investment. Because redevelopment projects must be in conformance with the General Plan, these plans are one of the more powerful means cities have to implement the goals and policies set forth in their General Plan.
The City of Buena Park
Community Redevelopment
Agency was formed in 1972 to
rehabilitate and revitalize blighted
and deteriorated areas in the
Consolidated Redevelopment
Project Area.
The Project Area is 3,940 acres in
size and is comprised of four
project areas that were merged in
May 2002 by adoption of
Ordinance No. 1422.
Amendment 2007 created the
Merged, Amended, and Restated
Redevelopment Plan (Amended
Plan), which incorporates the
provisions of the redevelopment
plans previously adopted for the
Consolidated Project Area.
The Amended Plan establishes a
process and framework for
implementation. The Amended
Plan also establishes several goals
for redevelopment activities
within the Consolidated Project
Area.
Effective February 1, 2012, the
Redevelopment Agency (RDA) of
the City of Buena Park was
dissolved by Governor Jerry
Brown and State Legislatures
pursuant to Assembly Bill X1 26
(AB X1 26).
The City of Buena Park has elected to become the Successor Agency to carry-out the existing obligations of the former Redevelopment Agency. The City of Buena Park has also elected to retain the former Redevelopment Agency’s housing functions, including retaining all of the housing assets, rights, powers, duties, obligations and functions previously performed by the former Redevelopment Agency in administering its Low and Moderate Income Housing Fund.
Buena Park Redevelopment Areas
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2.4 LAND USE PLAN
2.4.1 Overview of Land Use Plan
The graphic description of the City of Buena Park’s official policy relative to land use is presented on Exhibit LU-1, General Plan Land Use Map. This diagram illustrates the general location and distribution of various land uses in Buena Park. The majority of change and growth associated with the General Plan is anticipated to occur over an assumed 25-year period primarily within the identified Focus Areas; refer to Exhibit LU-2, Focus Areas.
2.4.2 Focus Areas
The City has identified key areas for policy focus. These are areas that the City anticipates will have the highest likelihood of change through redevelopment and new development over the life of the General Plan.
These Focus Areas have unique characteristics or opportunities that are addressed in the General Plan’s policies. New and revised Land Use Designations included in this General Plan occur only within ten Focus Areas identified in this General Plan.
Central Buena Park
Orangethorpe Corridor East
Orangethorpe Corridor West
Entertainment Corridor
Entertainment Corridor North
Northwest
Civic Center
Commonwealth Corridor
North Beach Commercial
Fillmore/Jackson
Table LU-2, Focus Area Projected Existing Land Use Change, identifies the assumed change over existing conditions land uses that would occur within each Focus Area of the General Plan.
Table LU-2
Focus Area Existing Land Use
Focus Area Total
Acres
Residential
Acres
Commercial
Acres
Mixed-Use
Acres
Entertainment
Acres
Industrial/
Office/
Manufacturing
Acres
Other (1)
Central Buena Park 100.26 62.74 - 36.20 - - 1.32
Orangethorpe Corridor East 81.68 18.4 - 31.8 - 30.6 0.80 Orangethorpe Corridor
West
140.98 13.91 59.45 - - 67.23 -
Entertainment Corridor 380.43 3.70 21.81 95.97 258.62 - - Entertainment Corridor
North
67.95 - - 11.75 42.55 - 12.76
Northwest 144.63 - - - - 144.63 -
Civic Center 58.22 23.66 19.92 12.74 - - 1.82
Commonwealth Corridor 48.92 7.59 4.10 - - 33.57 2.96
North Beach Commercial 50.78 5.86 - - - 36.60 8.22
Fillmore/Jackson 13.81 13.81 - - - - -
TOTAL 1,087.66 149.67 105.28 188.46 301.17 312.63 27.88 (1) Other land uses refer to the Planned Development, Specific Plan, and Open Space land use designations.
Source: County of Orange Assessor data dated 10/30/2024 modified and verified by City of Buena Park. 2-6
Table LU-3, General Plan Land Use Projections 2035, provides a summary of the projected total land use in 2035 based upon an assumed buildout of the land use policies in this General Plan.
Table LU-3
General Plan Land Use Buildout Projections 2035
Focus Area Acres Residential (DU) Commercial (SF) Industrial/Office/ Manufacturing (SF)
Public Use (SF)
Central Buena Park 100.26 608 384,080 161,231 27,641
Orangethorpe
Corridor East
81.68 411 227,937 1,042,412 61,943
Orangethorpe
Corridor West
140.98 242 1,009,959 991,723 16,363
Entertainment
Corridor
380.43 831 4,971,773 261,481 20,338
Entertainment
Corridor North
67.95 937 1,688,543 259,550 0
Northwest Area 144.63 0 50,006 4,223,357 0
Civic Center 58.22 411 119,731 49,328 139,239
Commonwealth
Corridor
48.92 250 80,987 276,690 2,604
North Beach
Commercial
50.78 122 357,148 222,320 0
Fillmore/Jackson 13.81 296 0 0 0
Outside Focus Area 4,226.79 22,113 1,188,635 8,241,687 177,384 Total 5,314.45 26,222 10,113,364 15,729,779 445,512
Note 1: The 2035 buildout projections assume full utilization of land to the maximum potential allowed by the General Plan policy. It is understood that the assumed buildout projections may not be fully realized during the life of the General Plan. The total acreage does not include the acreage associated with roadways/freeways.
Note 2: The General Plan Land Use Projections for the Focus Areas do not account for the build-out of the Housing Incentive Overlays.
The Housing Incentive Overlays have a maximum build-out potential of 9,436 dwelling units and 438,333 square feet of nonresidential space. Within the Focus Areas, the Housing Incentive Overlays have a maximum build-out potential of approximately 6,346 dwelling units.
Based upon the buildout projections identified for the General Plan, Table LU-4, General Plan Update Growth Assumptions, identifies the growth associated with the General Plan Update.
Table LU-4
General Plan Update Growth Assumptions
Description 2008/2009 (1) 2035 (1) Change
Population 83,385 (2) 88,616 +5,231 (3)
Dwelling Units 24,705 26,222 +1,517
Household Size (persons/household) 3.448 (2) N/A N/A
Non-Residential Development (square feet) 18,014,425 26,338,649 +8,324,224 Vacant Acreage 118 N/A N/A
Notes:
(1) The planning horizon for the proposed General Plan Update extends from 2008/2009 to 2035. (2) State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties and the State, 2001-2009, with 2000 Benchmark, Sacramento, California, May 2009.
(3) Based upon the addition of 1,517 dwelling units over existing conditions (2008/2009) and 3.448 persons per household. (4) The population, dwelling units, and non-residential square footage estimates do not account for the Housing Incentive Overlays. The Housing Incentive Overlays have a maximum build-out potential of 9,436 dwelling units and 438,333 square feet of non-residential space.
The Housing Incentive Overlays will remain in effect until buildout and may extend past the 2035 General Plan. Once build-out of the Housing Incentive Overlays has been achieved, it will increase the City’s population by approximately 32,535 based on 3.448 persons per household. 2-7
Insert Exhibit LU-1
General Plan Land Use Map
11x17 color
2-8
Insert Exhibit LU-2
Focus Area Map
11x17 color
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2.5 GENERAL PLAN LAND USE DESIGNATIONS
State law requires the Land Use Element to identify a quantifiable measure of residential densities and nonresidential building intensities allowed in the City. General Plan Land Use Designations descriptions are supplemented by a quantification of the type and intensity of development allowed in each Land Use Designation. While terms like “residential,” “commercial” and “industrial” are generally understood, State law requires a clear and concise description of each land use depicted on the General Plan Land Use Map (Exhibit LU-1) found in this Element.
2.5.1 Residential Density
The term “density” in a land use context is a
measure of the desired population or
residential development capacity of the land.
Residential density is described in terms of
dwelling units per gross acre (du/ac). Gross
acreage, in terms of residential density, refers
to the total land area of a parcel and provides
the basis for calculating dwelling units per
gross acre (du/ac). Thus, the density of a
residential development of 2.0 dwelling units
occupying 1.0 gross acre of land is 2.0
dwelling units per acre (du/ac). A dwelling unit
is a building, or a portion of a building used for
human habitation and may vary considerably
in size, from small apartments to large single-family homes. Residential acreage is defined as the area developed for residential use, exclusive of local serving streets, alleys, or arterials.
BASE LAND USE DENSITY
The base land use density refers to the maximum number of units per acre permitted under the corresponding zoning district. The base densities for the Low Density Residential category is a maximum of 7.2 units per acre. The base densities for the Medium Density Residential categories are a maximum of 10 units per acre for multi-family uses and a maximum of 12 units per acre for mobile home parks. and The base densities for the High-Density Residential categoryies are is 10 units per acre and 20 units per acre, respectively.
LOT CONSOLIDATION SITE AREA BONUS
The City promotes the assembly of parcels to encourage larger multiple-family developments. In areas designated Medium Density Residential, up to six additional units per acre (over the number permitted by the base land use density) may be granted as a site assembly bonus. The site area bonus for the High Density Residential category is four additional units per acre.
HOUSING AFFORDABILITY BONUS
State Density Bonus Law (Government Code Section 65915), provides that local governments shall grant density bonus and regulatory concessions and incentives to developers of housing, child care facilities, or for donation of land for housing, where the developer agrees to construct a specified percentage of housing for lower income households, very low income households, moderate income households or qualifying residents. Density bonuses apply to any housing development that is entitled to receive a density bonus Visualizing Residential Density
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pursuant to the State Density Bonus Law. The State Density Bonus Law is adopted by reference in the City of Buena Park’s Zoning Ordinance. The City provides for the development of affordable housing for lowerincome households through its affordable housing density bonus program in accordance with State law. The specific provisions of the affordable housing density bonus program are outlined in the City’s Municipal Code. When utilizing the affordable housing density bonus program, the allowable density is increased by up to 100 percent for senior housing and 35 percent for non-senior housing, consistent with State density bonus law, as amended.
HOUSING OPPORTUNITIES INCENTIVE OVERLAYS
To provide for affordable housing opportunities consistent with the City’s identified remaining housing growth need in the Housing Element and AB 2348, the 2035 General Plan includes a six Housing Opportunities Incentive Overlay designations. Target sites to increase affordable housing opportunities are included in these Ooverlays. The base density for these Ooverlay designations is 30 du/ac range from 40 du/ac up to 100 du/ac. The Housing Incentive Overlays include the Mixed-Use Overlay-45 (up to 45 du/ac), Mixed-Use Overlay-60 (up to 60 du/ac), Mixed-Use Overlay-100 (up to 100 du/ac), Housing Opportunities Overlay (up to 50 du/ac), Religious Congregational and Fraternal Overlay (up to 40 du/ac), and Hotel/Motel Conversion Overlay (density varies). Refer to the Housing Incentive Overlays Objective Design and Development Standards.
CLUSTER BONUS
For single-family residential developments that apply cluster development designs, a cluster bonus of 20 percent may be granted, reducing the average lot size and increasing the density permitted. Densities up to
8.7 du/ac are allowed with a Cluster Bonus for Low Density Residential development.
SB-9 DUPLEXES AND LOT SPLITS
Senate Bill (SB) 9 (Government Code Section 65852.21 and Government Code Section 66411.7) requires ministerial approval of a housing development with no more than 2 primary units in a single-family zone, the subdivision of a parcel in a single-family zone into two parcels, or both. SB 9 facilitates the creation of up to 4 housing units in the lot area typically used for one single-family home.
ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) are located on the same lot either attached or detached to the primary unit and provide complete, independent living facilities for one or more persons, including permanent facilities for living, sleeping, eating, cooking and sanitation.
ADUs are allowed in all residential and mixed-use zones on parcels that contain an existing or new singleor multi-family dwelling. To address the State-wide housing crisis, rising housing costs, and shortage of affordable housing options, State legislature has passed a series of bills aimed at facilitating local approval processes for ADUs and lifting regulations that may otherwise limit ADU size, location, zone or other development capacities related to ADUs.
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2.5.2 Non-Residential “Intensity”
The term “intensity” refers to the degree of nonresidential development based on building characteristics such as height, bulk, floor area
ratio, and percentage of lot coverage. Floor Area
Ratio (FAR) is a common expression of nonresidential land use intensity. The FAR is calculated by dividing the total gross floor area
of all buildings on a lot or parcel by the total area
of that lot/parcel. For example, a building with
a gross floor area of 5,000 square feet on a
10,000 square foot lot would have an FAR of 0.5
while a building with 20,000 square feet of floor
area on the same lot would yield an FAR of 2.0.
For mixed-use developments, parking structures
are not included in the FAR calculation. Higher FARs generally indicate larger amounts of building square footage and/or increased building heights.
Allowing all parcels to be developed to the maximum FAR or density allowed is not the intention of this General Plan. The intention is to reflect a maximum development envelope or density range under appropriate conditions, and in accordance with applicable detailed zoning regulations found within the City’s Municipal Code and other applicable regulatory documents. There are many factors that may limit, or affect a development’s ability to achieve the maximum density or FAR on a specific parcel, resulting from the parcel’s physical limitations, the City’s zoning standards, and how a owner/developer chooses to address the function and design of the development. These factors may include, but are not limited to, the following:
Parcel size and configuration;
Height limits;
Lot coverage allowed;
Requirements for setbacks, landscaping amenities, and open space; Development standards and design guidelines;
Type of parking provided (surface, below-grade, or structured); Adjacency to sensitive land uses, such as single-family neighborhoods; and/or Location in regards to proximity to airport and flight patterns.
2.5.3 Residential Land Use Designations
Residential land use is classified into three categories, which begin with low density, single-family residential and then continue through residential areas of increasing density. Residential land use density is calculated on the basis of net acres (i.e., only land occupied for dwelling purposes is measured; streets and other public facilities are not included).
LOW DENSITY RESIDENTIAL
The Low Density Residential designation provides for singlefamily detached homes on individual lots. The typical lot size for Visualizing Non-Residential Intensity
Low Density Residential
2-12
this category is 6,000 square feet, though larger lot and estate development is also included in this residential category. Future development within the Low Density Residential designation should maintain and enhance the existing neighborhood character and be configured as a single unit on a parcel. The designation also allows for compatible uses such as neighborhood parks, schools, and other small-scale civic or institutional uses. The base development density standard is up to 7.2 du/ac. Densities up to 14.4 du/ac are allowed with an Affordable Senior Housing Bonus and densities up to 9.0 du/ac are allowed with an Affordable Housing Bonus. Additional density bonuses are permitted pursuant to State Density Bonus Law.
MEDIUM DENSITY RESIDENTIAL
The Medium Density Residential designation provides for single-family attached housing and smaller scale multi- family housing. The designation is a transition between detached single-family areas and higher-density multiple family areas and includes duplexes, triplexes, condominiums, and
apartments.
The base development density standard is a maximum of 10 du/ac. Densities up to 16 du/ac are allowed with the Site Area Bonus. The development intensity may be increased from 20 to 30 du/ac with the application of the Affordable Senior Housing Bonus and 12.5 to 20 du/ac with the application of the
Affordable Housing Bonus. Additional density bonuses are permitted pursuant to State Density Bonus Law.
HIGH DENSITY RESIDENTIAL
Development in the High-Density Residential designation is characterized by condominium and apartment development.
Development at this density requires consideration of internal and external circulation, the relationship of buildings and units to each other, and the provision of common open space and private outdoor living areas.
The base density standard for the High-Density Residential designation is 20 du/ac. The density standard may increase to 24 du/ac with the application of the Site Area Bonus. The Affordable Housing Area Bonus may further increase the
density to 30 du/ac and the Affordable Senior Housing Area Bonus may increase the density to 48 du/ac. Additional density bonuses are permitted pursuant to State Density Bonus Law.
2.5.4 Mixed-Use Land Use Designations
There are five mixed-use land use designations included in the Land Use and Community Design Element. These designations provide for a horizontal or vertical mix of uses. Three of the designations provide for a mix of residential and non-residential uses and utilize both residential density and non-residential intensity standards. These standards are intended to be applied separately from one another. In other words, a mixed-use Medium Density Residential
Medium Density Residential
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designation that allows a base density of 30 du/ac and an intensity of 1.0 FAR allows for development of residential units at 30 du/ac on the same site with 1.0 FAR non-residential development. There is no equivalency calculation required.
GENERAL MIXED-USE
This designation provides for a horizontal or vertical mix of high-density residential and neighborhood commercial uses along major arterials. Floor area ratios up to 1.0 are permitted and the base density is 32 units per acre.
CENTRAL BUENA PARK MIXED-USE
The Central Buena Park Mixed-Use Designation encourages the addition of higher-density residential and/or office uses above existing commercial and office uses in a pedestrian-friendly setting that respects the adjacent residential uses. Floor area ratios up to 1.0 are permitted and the base density is 45 du/ac.
ENTERTAINMENT MIXED-USE
The Entertainment Mixed-Use Designation provides for a mix of higher-density residential, entertainment and commercial uses that support entertainment and tourism uses within the City. Floor area ratios up to
3.0 are permitted and the base density is 80 du/ac.
COMMERCIAL OFFICE MIXED-USE
The Commercial Office Mixed-Use Designation encourages the addition of higher-intensity commercial and office uses within existing commercial and industrial areas. Floor area ratios up to 0.5 are permitted.
BEACH AND ORANGETHORPE MIXED-USE SPECIFIC
PLAN
The Beach and Orangethorpe Specific Plan supports a world class mixed-use development comprised of commercial retail, full service hotel, office, and multiple- family units in high-rise buildings with multi-level parking that is unique and distinctive from conventional land use patterns of independent and
unrelated activities. The amount of potential development in this area is defined in the Specific Plan.
Left to Right:
Central Buena Park Mixed-Use, Entertainment Mixed-Use, and Commercial Office Mixed-Use Beach and Orangethorpe Mixed-Use
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2.5.5 Commercial Land Use Designations
Land use designations in this category apply to most of the established commercial districts in the City. The types of development included in the commercial land use designations consist of freestanding commercial development and smaller neighborhood or community retail centers located along major roadways, with the exception of strip commercial development. There are three commercial land use designations provided in the Land Use and Community Design Element. The development intensity standards for the commercial land use designations are defined using a floor area ratio (FAR) standard discussed previously.
COMMERCIAL
This land use category includes a wide range of general commercial land uses characterized by convenience,
neighborhood, and community shopping centers, as well as freestanding and highway commercial uses, which may
include grocery stores, drug stores, convenience stores, a wide variety of retail stores and services, restaurants and
specialized food stores, gas stations, and offices. Floor area ratios of up to 0.3 are permitted.
OFFICE PROFESSIONAL
This land use designation provides for offices for
professional, medical, and business purposes and limited retail sales and services that serve those businesses. The Office Professional designation is used to specify particular locations within the City where office uses are more desirable compared to other types of general commercial development.
This designation does not preclude the placement of office uses in other areas where they are permitted under the
General Plan, Specific Plans and Zoning. Floor area ratios of up to 1.0 are permitted.
TOURIST ENTERTAINMENT
The General Plan provides for a land use category that
focuses on the entertainment and tourist-related land uses that are unique to Buena Park. This land use designation includes areas of the City which provide tourist and
entertainment-related services and supporting retail and service uses. Floor area ratios of up to 2.5 are permitted.
Commercial
Office Professional
Tourist Entertainment
2-15
2.5.6 Industrial Land Use Designations
The Land Use Plan provides for continuation of industrial land uses and development in the City which range from small light industrial uses to large scale, heavy industrial operations. Three designations occur in this land use category.
OFFICE MANUFACTURING
This designation provides for seamless integration of office and manufacturing uses with supportive single- purpose retail uses.
Development may occur in the form of business parks with campus-style layouts or single tenant, stand-alone layouts with individual tenants. Manufacturing uses are intended to be low impact and compatible with office uses. Floor area ratios up to
1.5 are allowed.
LIGHT INDUSTRIAL
Industrial and manufacturing activities included in the Light Industrial designation may range from business parks to smaller multi-tenant developments. Other light industrial activities may include contractor’s yards, research and development, limited light manufacturing, warehousing,
distribution, assembly, and laboratories. Limited retail and offices affiliated with the primary industrial and manufacturing activities are allowed. Floor area ratios up to 0.6 are allowed.
INDUSTRIAL
This land use designation is reserved for larger, more intensive activities involving manufacturing, warehousing, and/or distribution. Land designated as industrial is mostly confined to an area west of Knott Avenue and north of Orangethorpe Avenue. The applicable floor area ratio for the Industrial designation is 1.0.
2.5.7 Open Space Land Use Designation
The Open Space designation assumes that land so designated will remain as open space for recreational uses or for purposes of conservation and/or safety. The area of Buena Park
designated as Open Space include the City’s parks, the Ralph B. Clark Regional Park, open space land dedicated as part of development agreements, open space land included within the Los Coyotes Country Club, a number of utility easements, storm drain channels, and freeway rights-of-way.
Office Manufacturing
Light Industrial
Industrial
Open Space
2-16
2.5.8 Planned Development Land Use Designation
The Planned Development designation provides for land uses and development standards to be tailored to individual sites. This land use designation assumes that a master plan will be prepared for each area so designated. The master plan must discuss development phasing, development intensities, amenities, design, and how the development is going to conform with the principles and policies included in the General Plan.
It is intended to preclude incremental development which may be detrimental to the whole.
2.5.9 Housing Incentive Overlay Land Use Designation
The Housing Incentive Overlays (HIO) are overlays created to encourage production of housing within the City for a range of affordable housing opportunities consistent with the City’s adopted Housing Element and Government Code Section 65580. The overlays do not change, override, or make non-conforming, the underlying land use designation of any property.
To comply with State legislation, the City developed Objective Design and Development Standards (ODDS) to support and streamline the development of affordable housing within the City’s six (6) HIO’s, pursuant to Government Code Section 65913.4. The HIO’s shall have a minimum site area of 0.5 acres and accommodate at least sixteen (16) units on the site. Required affordability percentages vary per income level. The HIO can be relied upon without changing the underlying land use designation if the development meets the criteria set forth in the ODDS.
MIXED-USE OVERLAY - 45
This Overlay is applied to target sites within the City and provides for a horizontal or vertical mix of housing choices with limited or no commercial services. Affordable units are required at a sliding scale of affordability. A neighborhood serving commercial component is required along at least 50 percent of the building frontage of proposed development that has a frontage on a Major and Primary highway (See Mobility Element for definitions). Allows floor area ratios up to 1.5 and base density of a minimum of 16 du/ac up to 45 du/ac.
Additional density bonuses are permitted in excess of 20% Low-Income Units pursuant to State Density Bonus Law.
MIXED-USE OVERLAY-60
This Overlay is applied to target sites within the City and provides for a horizontal or vertical mix of housing choices with limited or no commercial services. Affordable units are required at a sliding scale of affordability. A commercial component is required along at least 50 percent of the building frontage of proposed development that has a frontage on a Major and Primary highway (See Mobility Element for
definitions). Allows floor area ratios up to 1.0 base density of a minimum of 16 du/ac up to 60 du/ac. Additional density bonuses are permitted in excess of 20% Low-Income Units pursuant to State Density Bonus Law.
Mixed-Use Overlay-45
Mixed-Use Overlay-60
2-17
MIXED-USE OVERLAY-100
This Overlay is applied to target sites within the City and provides for a horizontal or vertical mix of housing choices with limited or no commercial services. Affordable units are required at a sliding scale of affordability. A
commercial component is required along at least 50
percent of the building frontage of proposed development that has a frontage on a Major and Primary highway.
Allows floor area ratios up to 1.75 and base density of a minimum of 16 du/ac up to 100 du/ac. Additional density bonuses are permitted in excess of 20% Low-Income
Units pursuant to State Density Bonus Law.
HOUSING OPPORTUNITIES OVERLAY
This Overlay is applied to target sites within the City that already allows for multi-family uses and provides for
higher-density affordable housing opportunities. Allows residential density of up to 50 du/ac. Additional density bonuses are permitted in excess of 20% Low-Income
Units pursuant to State Density Bonus Law.
RELIGIOUS CONGREGATIONAL AND
FRATERNAL SITES OVERLAY
This Overlay is applied to target sites within the
properties owned by faith-based institutions and provides for higher-density affordable housing opportunities.
Allows residential density up to 40 du/ac. Additional
density bonuses are permitted in excess of 20% LowIncome Units pursuant to State Density Bonus Law.
HOTEL/MOTEL CONVERSION OVERLAY
This Overlay is applied to target sites within the City to allow for the conversion existing transient residential structures, such as hotels and motels, into permanent
multi-family housing for lower-income households.
Mixed-Use Overlay-100
Housing Opportunities Overlay
Religious Congregational and Fraternal Sites Overlay
Hotel/Motel Conversion Overlay
2-18
2.5.10 General Plan Land Use Summary
Table LU-5, General Plan Land Use Summary, summarizes the allowable density/intensity by land use designation.
Table LU-5
General Plan Land Use Summary
Land Use Designation Acres Base Density Intensity Allows for Mix of Uses
Low Density Residential 2,232.322,364.29 7.2 du/ac - No Medium Density Residential 227.41225.85 10 du/ac - No
High Density Residential 363.81374.82 20 du/ac - No
Planned Development 188.51184.94 Varies - Varies
General Mixed-Use 60.6062.05 32.0 du/ac 1.0 FAR Yes
Central Buena Park Mixed-Use 43.7243.24 45.0 du/ac 1.0 FAR Yes Entertainment Mixed-Use 95.9395.98 80 du/ac 3.0 FAR Yes Commercial Office Mixed-Use 109.20108.98 - 0.5 FAR Yes
Beach and Orangethorpe Mixed-Use
Specific Plan
12.7712.76 Based on Specific Plan
development limitations
Based on Specific Plan
development limitations
Yes
Commercial 328.31315.11 - 0.3 FAR No
Office Professional 26.9525.88 - 1.0 FAR No
Tourist Entertainment 302.15301.23 - 2.5 FAR No
Light Industrial 227.17211.41 - 0.6 FAR No
Industrial 358.21359.53 - 1.0 FAR No
Office Manufacturing 183.24178.04 - 1.5 FAR No
Open Space 449.23456.35 - No
Mixed-Use Overlay-45 - 45 du/ac 1.5 FAR Yes
Mixed-Use Overlay-60 - 60 du/ac 1.0 FAR Yes
Mixed-Use Overlay-100 - 100 du/ac 1.75 FAR Yes
Housing Opportunities Overlay - 50 du/ac - No
Religious Congregational and Fraternal
Sites Overlay
- 40 du/ac - Varies
Hotel/Motel Conversion Overlay - Varies Varies Varies
TOTAL 5,320.46 - - -
Notes:
1. Total acreage excludes unparcelized rights-of-way, including roadways and freeways, and parcels without land use designations.
2. Areas designated Medium Density Residential and High Density Residential may be granted up to six additional units per acre and four additional units per acre, respectively, over the number permitted by the base land use density.
2.6 GENERAL PLAN AND ZONING RELATIONSHIP
Table LU-6, Relationship of Zoning Districts to General Plan Land Use Designations, shows the relationship between the General Plan land use designations and the intended implementation of zoning districts. This table indicates how properties should be zoned to be consistent with the General Plan Land Use Map.
2-19
Table LU-6
Relationship of Zoning Districts to General Plan Land Use Designations Zoning District
Land Use Designations
Low Density ResidentialMedium Density ResidentialHigh Density ResidentialPlanned DevelopmentGeneral Mixed UseCentral Buena Park Mixed-UseEntertainment Mixed-UseCommercial Office Mixed-Use Beach and Orangethorpe Mixed-Use Specific Plan
CommercialOffice ProfessionalTourist EntertainmentLight IndustrialIndustrialOffice ManufacturingOpen Space RS-16 X
RS-10 X
RS-8 X
RS-6 X
RMH X
RM-10 X
RM-20 X
CO X
CS X
CG X
CM
MR X
ML X
MH X
OS X
OR X
AR X
ECSP X
ACSP X
BOMUSP X
Planned Development X
GMU X
EMU X
CBPMU X
COMU X
2-20
2.7 FOCUS AREA VISION AND URBAN FORM
Districts are areas of the City that have a certain identifiable character due to land use, neighborhood design, architecture, streetscape, etc. A district has common characteristics that make it unique from the larger urban area. The principal districts in Buena Park are the Focus Areas, previously identified. Refer to Exhibit LU2 for the location of the Focus Areas. For each Focus Area, the distinct vision and desired urban form for each of the 10 districts or focus areas is described in this section. Architectural design guidance for each focus area can be found in Section 2.8, Building Typologies, while streetscape design guidance for major streets in the focus areas can be found in Section 2.9, Public Realm Design. Combined, Sections 2.4, 2.5,
2.7, 2.8, and 2.9 of the General Plan are intended to serve as building blocks for the development of a formbased code.
What is a Form-Based Code?
Defini�ons. A glossary to ensure the precise use of technicalterms.
Architectural Standards
Source: www.formbasedcodes.org
2-21
2.7.1 Central Buena Park Focus Area
The Central Buena Park Focus Area historically represents the commercial heart of the City and is located along Beach Boulevard, a major arterial. Existing uses in the area include smaller-scale commercial and office uses along Beach Boulevard and low-density residential uses to the east and west of Beach Boulevard. There are a number of non-conforming uses in the area. The development pattern includes small parcels and alleys that are unique to Central Buena Park. Central Buena Park has a number of opportunities to integrate housing with retail and other job- creating uses.
The Central Buena Park Focus Area is envisioned as a complementary mix of retail, high-density residential, and office providing local residents the opportunity to shop, work, and live in the historical heart of Buena Park. Central Buena Park shall provide an enhanced pedestrian-friendly environment, with a variety of amenities such as wide sidewalks, outdoor dining, public plazas, and other features to establish a vitalized environment during daytime and evening hours. Specific design characteristics include:
Ground Floor Retail and Dining with
Residential Units Above
Consolidated Public Parking
Street-oriented Buildings
Pedestrian Paseos
Public Gathering Spaces
Compatibility with Surrounding
Neighborhoods
Moderate-to-High Intensity Affordable
Mixed-Use Housing with Shared
Community Spaces
Beach Boulevard as a
Walkable, Vibrant Mixed- Use
Core
Smallest Lots Consolidated to
Provide Real Estate for Public
Parking & Open Space
Preserved and
Enhanced
Single-family
Neighborhood
Commonwealth
as an Attractive,
Mixed-Use
Corridor
2-22
Desired Character of Central Buena Park
2-23
Desired Character of Central Buena Park
Consolidated Public Parking at the
Rear
Transitioned Height to Surrounding
Neighborhoods
Upper Story Residential
Street-oriented Buildings
Public Gathering Places
Active Storefronts with Public Plazas
Outdoor Dining
Street-oriented
Buildings
Cities are for people. A city is where people come to work and raise their families and to spend their money and to walk in the evening. It is not a traffic corridor. - John Norquist 2-24
Enhanced Corner Treatments Pedestrian Paseos
2-25
2.7.2 Orangethorpe Corridor East Focus Area
The Orangethorpe Corridor East Focus Area is a key entry area to the City. The Focus Area is centered on Orangethorpe Boulevard at the intersection of the I-5 and SR-91 freeways. Its proximity to the freeways provides high visibility from regional circulation routes. The Focus Area is generally characterized by underutilized industrial buildings. Included in the Focus Area is the former City Yard. There are a number of opportunities for streetscape and design enhancements.
The Orangethorpe Corridor East Focus Area is envisioned as the eastern gateway into the City. The focus area shall establish a thriving manufacturing and office center with a regional draw. A unified streetscape invites the pedestrian from the City entry into the Entertainment Corridor North. Mixed-use development complements existing single-family residential areas by providing local neighborhood services. Key design and form characteristics include:
Mixed-Use Ground Floor Retail with Residential Units Above Unique Office Manufacturing Buildings
Urban Form Establishes Eastern City Gateway
Strong Relationship
between Buildings and
Orangethorpe Enhance
Aesthetic Experience
Former City Yard
Redeveloped as
Attractive Mixed-Use
Project
Scale of New
Development Respects
Adjacent Single-Family
Unique Office Manufacturing
Centers Takes Advantage of
Freeway Visibility and
Showcases Entry to the City
High Intensity Affordable MixedUse Housing with Accessible Transportation Options for
Commuting
2-26
Desired Character of Orangethorpe Corridor East
2-27
Desired Character of Orangethorpe Corridor East
Mixed-Use Ground
Floor Retail with
Residential Above
Units
Opportunity to Create Additional
Internal Commercial Frontage
Architectural Features Create
Visual Interest from Freeway
Parking at the Rear
Scale Contributes to
“Outdoor Room” on
Orangethorpe
Street-oriented Buildings
2-28
2-29
2-30
2.7.3 Orangethorpe Corridor West Focus Area
The Orangethorpe Corridor West Focus Area includes areas north and south of Orangethorpe Boulevard, generally between Pelican Drive and Western Avenue. While this is a major corridor transversing Buena Park, many of the strip commercial and light industrial sites in this Focus Area are underutilized and there is a non-cohesive mix of land uses. There is a need to buffer the adjacent residential uses from the light industrial uses in the Focus Area. There are also a number of opportunities to improve the visual quality of the area through streetscape improvements.
The Orangethorpe Corridor West Focus Area is envisioned as a commercial, office, and manufacturing business node. Establishment of a unified streetscape with landscaping, sidewalks, and street furniture will provide for an attractive place to work or visit. High-density residential uses adjacent to the Orangethorpe Corridor will complement adjacent lower-density residential uses and provide a transition from commercial to residential uses. Office and light manufacturing uses west of Knott Avenue will encourage additional job opportunities along the Corridor. Key character defining features include:
Integrated open space
Mix of residential densities
Attractive office, commercial and light industrial architecture Minimal or no parking lots fronting Orangethorpe
Office Manufacturing Job Center
that Supports Commercial and
Office Uses Strong Core of Compatible StreetFronting Commercial and Office Uses High-Density Residential
Provides Transition between
Commercial and Office Uses
and Lower-Density Residential
Moderate Intensity Affordable
Mixed-Use Housing with
active ground-floor
commercial uses Facilitate hotel-tohousing conversions ensuring site suitability
and resident livability
Low-to-Moderate
intensity housing
choices on sites owned
by faith-based
institutions
2-31
Desired Character of Orangethorpe Corridor West
2-32
Desired Character of Orangethorpe Corridor West
Gathering Plaza
Open Space
Attractive Office,
Commercial and Light
Industrial Architecture Integrated Open Space
Parking Located at Rear of
Street-Fronting Buildings
2-33
2.7.4 Entertainment Corridor Focus Area
The Entertainment Corridor Focus Area is the primary tourist-oriented area within the City and includes Knott’s Berry Farm and Soak City, Medieval Times, Pirates Dinner Adventure, and the Buena Park Mall.
The Entertainment Corridor Focus Area is generally located along Beach Boulevard and is the major City gateway from the south. Expanding tourism is a priority for the City. Opportunities for improvements in this area include improving connectivity between the Buena Park Mall and Knott’s Berry Farm, as well as maximizing utilization of the Mall property.
The Entertainment Corridor is envisioned as a pedestrian-friendly and tourist-oriented destination that connects Knott’s Berry Farm to the Mall and other visitor serving uses along Beach Boulevard. The mix of entertainment, world-class shopping, excellent dining, and civic spaces are envisioned to create a regional destination where visitors can patronize local attractions without leaving the Entertainment Corridor. With uses that attract both residents and visitors, the Entertainment Corridor is considered the “heart” of the City.
Unique urban design features, including landscaping, streetscape, and signage enhancements along Beach Boulevard provide the area character and identity. The Mixed-Use Overlay-45 and Mixed-Use Overlay-100 offer a range of affordable housing options from moderate to very high intensity, conveniently located within a short walking distance of neighborhood retail, dining, entertainment, and services. The Religious Congregational/Fraternal Sites Overlay provides low-to-moderate intensity affordable housing on properties owned by faith-based institutions. The proximity of these Overlays to the City's tourist-oriented area helps reduce commute times to employment centers.
Tourist
Entertainment
District Connecting
Knott’s Berry Farm
to Mall and Other
Visitor Serving
Uses along Beach
Boulevard
Entertainment Mixed-Use
and Commercial Use
Districts that Support
Visitors of the Entertainment
Corridor and City Residents
2-34
Desired Character of Entertainment Corridor
2-35
Desired Character of Entertainment Corridor
Tourist Entertainment Uses
Mixed-Use Buildings
with Ground-Floor
Retail and/or Office
and Retail on Upper
Levels
Rear Service Loading/Unloading
Streetscape Amenities Include
Street Trees, Street Furniture,
Attractive Signage, Landscaping
and Lighting
Public Entertainment Plaza
2-36
2-37
2-38
2.7.5 Entertainment Corridor North Focus Area
The Entertainment Corridor North Focus Area is located along Beach Boulevard, north of the 91 Freeway.
Its location between the I-5 and SR-91 Freeways provides access and regional draw opportunities. The area is currently transitioning into a higher-density entertainment center and a number of hotel and visitorserving uses support the entertainment core to the south. The Beach/Orangethorpe Mixed-Use Specific Plan sets precedent for change in this Focus Area.
The Entertainment Corridor North Focus Area is envisioned as a “world-class” entertainment mixed-use center that functions as a central gathering place for residents and visitors. Entertainment uses, high-density residential, and commercial uses are envisioned to be integrated with pedestrian plazas and public gathering places. The Mixed-Use Overlay-60 within the Entertainment Corridor North Focus Area is intended to integrate high-density residential units with mixed-use buildings, featuring hallmark hotel designs and ground-floor commercial spaces. These residential units provide affordable living options while enhancing the vibrant, pedestrian-friendly environment with entertainment plazas and attractive dining and retail centers. This seamless blend supports the vision of a "world-class" entertainment mixed-use center, creating a dynamic and inclusive community for residents and visitors. Defining characteristics include:
Hallmark Hotel and Resort Designs
Mixed-Use Buildings with Ground Floor Commercial Uses Entertainment Plazas
Attractive Entertainment, Dining and Retail Centers
Pedestrian-Friendly Pathways and Streetscapes
Aesthetically Pleasing Designs that Blend with Entertainment Uses.
Beach and
Orangethorpe MixedUse Specific Plan
Serves as Catalyst for
Redevelopment
throughout Entire
Focus Area
“World-Class” Entertainment Mixed-Use
Center Serving as a Central Gathering Plaza
for Residents and Visitors
General Mix of Uses
that May Include Retail,
Office/Commercial, and
High-Density
2-39
Desired Character of Entertainment Corridor North
2-40
Desired Character of Entertainment Corridor North
Hallmark Hotel and
Resort Designs
Mixed-Use Buildings with Ground
Floor Commercial Uses
Attractive and Visually Interesting Public
Area along Streetscapes and in Plazas
2-41
2.7.6 Northwest Focus Area
The Northwest Focus Area is located in the northwest corner of the City, adjacent to Valley View Avenue.
A number of existing manufacturing uses in the area are in transition. Orangethorpe Avenue at Valley View Street is the west entry into the City. The area is influenced by higher density office development located west of Valley View Avenue in the City of La Palma. The focus area generally consists of large parcels with opportunities for increased utilization and intensification of a range of uses.
The Northwest Focus Area is the center of industrial employment in the City. As larger warehousing becomes obsolete, the area is envisioned as transforming to more viable office and manufacturing uses. As underutilized warehousing buildings transform into viable research and office spaces, limited supportive retail development will be encouraged. Well-integrated dining and service oriented retail will help create the Northwest Focus Area as an ideal place to work.
Vibrant Office and Manufacturing Uses
Well-Integrated Retail, Dining and Service Uses
Office Manufacturing Use of
Underutilized Warehouse
Buildings for Research and
Development Type Offices
and Supportive Retail
Commercial Office MixedUse Area with WellIntegrated Dining and Service-Oriented Retail
2-42
Desired Character of Northwest Area
2-43
Desired Character of Northwest Area
Office and Manufacturing Uses for
Research and Development
Retail, Dining, and
Service Uses
2-44
2-45
2.7.7 Civic Center Focus Area
The Civic Center Focus Area is located along Beach Boulevard, north of the 91 Freeway. This central location in the City includes City Hall and the new Police Station, which bring greater recognition of civic uses to this area. The Focus Area includes several buildings representative of the City’s early development, including the Stage Stop Hotel, First Congregational Church, and Buena Park Women’s Club. The area also includes relocated structures such as the Whitaker- Jaynes House and Bacon House. Overall, this area has an important historic character that should be preserved and enhanced. This area has opportunities to create pedestrian-friendly social gathering places and to expand on mixed-uses located at Beach Boulevard and Orangethorpe Avenue.
The Civic Center Focus Area is envisioned as a local gathering place providing retail, dining, and civic uses within walking distance. The Civic Center is home to many of the City’s treasured historic structures, to be preserved and enhanced. The streetscape provides a seamless transition from Central Buena Park to the north and the Entertainment Corridor to the south. Commercial services, light industrial and lower density residential uses are transitioning to higher-density mixed-use development around the Civic Center creating a pedestrian-friendly gathering place.
Pedestrian Walkways Link Residential Areas
Small-Scale Commercial Retail and Mixed-Use
Public Gathering Space Supports Civic Uses
High-intensity affordable housing choices with gradual height increases to blend with adjacent residential uses.
Well designed parking areas to reduce street congestion.
Mix of Residential Densities that
Support Pedestrian-Oriented Retail
and Office Uses along Beach
Boulevard and in the Civic Center
and General Mixed-Use Areas
General Mix of Uses Supportive of Civic
Center Area; Linked to Linear
Recreational Open Space/Trail System
Civic Center Focus with
Pedestrian-Friendly
Gathering Plazas
2-46
Desired Character of Civic Center
2-47
Desired Character of Civic Center
Public Gathering Space
Supportive of Civic Center
Uses
Small Scale Commercial
Retail and Mixed-Use
Pedestrian Walkways
Linking to Residential
Areas
2-48
2.7.8 Commonwealth Corridor Focus Area
The Commonwealth Corridor Focus Area represents a key eastern gateway into the City. The Focus Area extends from the eastern City boundary to the Central Buena Park Focus Area and is located adjacent to the Fullerton Municipal Airport. Existing uses include industrial buildings adjacent to low-density residential areas, which create conflict. There are opportunities for circulation, streetscape, and design improvements to unify the corridor.
The Commonwealth Corridor Focus Area is envisioned as a thriving job center with retail, office, and light industrial uses. The focus area provides opportunities for an enhanced streetscape with landscaping, entry monumentation, and pedestrian amenities to promote the area as an eastern entry gateway into the City. Enhanced Streetscape and Gateway Monumentation
Thriving Job Center with Retail, Office, and Light Industrial Uses Improved Compatibility with Adjacent Uses
Major Job Center with Primarily
Light Industrial Uses, as Well as
Opportunities for Retail and Office
Uses; Enhanced Streetscape, Signage
and Landscaping to Serve as Eastern
Entry Gateway into City
Commercial Office Mixed-Use Area
to Complement Light Industrial Job
Center; Enhanced Streetscape and
Pedestrian Amenities
2-49
Desired Character of Commonwealth Corridor
2-50
Desired Character of Commonwealth Corridor
Enhanced Streetscape and Iconic Ease of Accessibility for Motorists, Bicyclists, Retail, Office, and Gateway Monuments and Pedestrians Light Industrial Uses 2-51
2.7.9 North Beach Commercial Focus
The North Beach Commercial Focus Area is centered on the intersection of La Mirada Boulevard and Beach Boulevard and is the primary entry to the City from the north. The Focus Area is generally characterized by underutilized commercial centers with large parking lots that provide opportunities for infill development. There is a strong entrepreneurial presence in this area.
The North Beach Boulevard Focus Area is envisioned as an attractive dining, retail, and service node close to professional businesses and places of work. Enhancements to the North Beach Boulevard Focus Area shall provide additional retail and dining opportunities. Landscaping and entry monumentation will strengthen North Beach Boulevard as an entry to the City. Street-Oriented Commercial Development
Ground Floor Retail and Dining with Office Commercial Above Planned Development at
Corner Serves as Major
Entry into City and
Redevelopment Catalyst
for Entire Focus Area
Commercial Office Mixed-Use Areas
with Street-Oriented Ground-Floor
Retail with Office Commercial Uses
on Upper Levels
High-Density Residential
Uses that Support Adjacent
Commercial Office
Mixed-Use Area
High-intensity affordable
housing choices with varied
heights to create a visual
interest and active ground
floor commercial uses.
2-52
Desired Character of North Beach Commercial
2-53
Desired Character of North Beach Commercial
Street-Fronting Commercial
Uses with Ground-Floor
Retail and Dining, and Offices
on Upper Levels
Enhanced Pedestrian
Streetscape
Outdoor Dining Areas
2-54
2.7.10 Fillmore/Jackson Focus Area
The Fillmore/Jackson Focus Area is located along Jackson Way and Fillmore Drive between Western Avenue and Grand Avenue. Existing uses are primarily multi-family housing. It has historically been a challenging neighborhood with high code enforcement activity and crime. This area has a need for parking and circulation improvements. There are also a number of opportunities for rehabilitation and/or redevelopment of existing residential structures.
The Fillmore/Jackson Focus Area is envisioned as a well kept high-density residential neighborhood that functions well with adjacent residential uses. Enhanced amenities such as open space, street trees, and inviting sidewalks encourage social interaction among residents. Internal circulation and connecting links provide transition to adjacent residential areas and contribute to the overall success of the neighborhood. Landscaped Pedestrian Walkways
Open Space and Amenities Adjacent to Residential Buildings Mixed income housing to foster economic diversity
High-Density Residential Neighborhood Compatible
with Surrounding Residential Uses; Area to Include
Open Space, Street Tree and Other Streetscape
Amenities to Encourage Walkability and
Opportunities for Social Interaction
2-55
Desired Characteristics of Fillmore/Jackson
2-56
Desired Characteristics of Fillmore/Jackson
2-57
2.8 BUILDING TYPOLOGIES
A building typology refers to a group of buildings that share common characteristics, including placement, mass and scale, and architectural elements. Examples of different building typologies include detached houses, rowhouses, warehouses, and commercial block buildings. Within the Buena Park General Plan Update Focus Areas, the following building typologies are proposed:
Commercial Center Buildings
Hotel Buildings
Entertainment Buildings
Mixed-Use Commercial Block Buildings
Mixed-Use Entertainment Buildings
Industrial Buildings
Industrial-Office Campus Buildings
Office Tower Buildings
Residential Apartment Buildings
Live-Work Buildings
Townhouse Buildings
Duplex/Triplex Buildings
Detached House Buildings
Figures for each of these building types are provided in the following sections along with sample photographs. These images are intended as examples of what may be developed within each building typology.
In addition to the above building typologies, civic and public buildings (such as City Hall, schools, public parks, post office, public safety departments, public recreational centers, public parking structures, and transit facilities) may be permitted within any of the focus areas. In order to provide maximum flexibility for the design of civic and public buildings, no specific development specifications or design standards for such buildings are provided. However, architects and designers of civic and public buildings should strive to design buildings that are compatible with the form and character of buildings allowed by this General Plan.
Furthermore, it is important to note that the Housing Incentive Overlays have their own Objective Design and Development Standards and Architectural Styles Objective Design Standards. These standards are designed to ensure that new developments within these Overlays adhere to specific guidelines that promote consistency in architectural style, building mass, scale, building type, and placement, while also encouraging innovative and high-quality design. This approach aims to enhance the aesthetic appeal and functional quality of housing developments within the overlay areas. 2-58
2.8.1 Commercial Center Buildings
Commercial Center Buildings are designed to contain retail, office, or service uses. Access to businesses is provided from individual storefront entrances or common entrances along sidewalks or walkways on private property. Parking is typically provided as parking lots.
Commercial Center Buildings are allowed in the following Focus Areas:
Entertainment Corridor
Entertainment Corridor North
Commonwealth Corridor
North Beach Commercial
Orangethorpe Corridor East
Orangethorpe Corridor West
2-59
2.8.2 Hotel Buildings
Hotel Buildings are designed to contain hotel rooms with associate uses such as dining, conference space, office, or service uses. Access is provided by a common entrance to a lobby and businesses may have individual storefront entrances along sidewalks or walkways on private property. Parking is typically provided as parking lots, parking structures, or underground levels.
Hotel Buildings are allowed in the following Focus Areas:
Entertainment Corridor
Entertainment Corridor North
Orangethorpe Corridor East
2-60
2.8.3 Entertainment Buildings
Entertainment Buildings are designed to contain a variety of entertainment uses with associated retail, office, or service uses. Access to businesses is provided from individual storefront entrances or common entrances along sidewalks or walkways on private property. Parking is typically provided as parking lots, parking structures, or underground levels.
Entertainment Buildings are allowed in the following Focus Areas:
Entertainment Corridor
Entertainment Corridor North
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2.8.4 Mixed-Use Commercial Block Buildings
Mixed-Use Commercial Block Buildings are designed to contain retail or service uses on the ground floor and residential or office uses on upper floors. Access to businesses is provided from individual storefront entrances and upper floor uses are accessed by common entrances along sidewalks or walkways on private property. Parking is typically provided as parking lots, parking structures, or underground levels.
Mixed-Use Commercial Block Buildings are allowed in the following Focus Areas and Housing Incentive Overlays:
Central Buena Park
Civic Center
Entertainment Corridor
Entertainment Corridor North
Commonwealth Corridor
North Beach Commercial
Orangethorpe Corridor East
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2.8.5 Mixed-Use Entertainment Buildings
Mixed-Use Entertainment Buildings are designed to contain entertainment uses with supporting retail, office, service, or residential uses. Access to businesses is provided from individual storefront entrances or common entrances along sidewalks or walkways on private property. Parking istypically provided as parking lots, parking structures, or underground levels.
Mixed-Use Entertainment Buildings are allowed in the following Focus Areas:
Entertainment Corridor
Entertainment Corridor North
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2.8.6 Industrial Building
Industrial Buildings are designed to contain light industrial uses. Access to businesses is provided from common entrances along sidewalks or walkways on private property. Parking is typically provided as parking lots.
Industrial Buildings are allowed in the following Focus Areas:
Commonwealth Corridor
Northwest Area
Orangethorpe Corridor East
Orangethorpe Corridor West
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2.8.7 Industrial-Office Campus Buildings
Industrial-Office Campus Buildings are designed to contain light industrial and office uses. Access to businesses is provided from common entrances along sidewalks or walkways on private property and buildings generally surround central gathering spaces to create a campus environment. Parking is typically provided as parking lots or parkingstructures.
Industrial-Office Campus Buildings are allowed in the following Focus Areas:
Commonwealth Corridor
North Beach Corridor
Northwest Area
Orangethorpe Corridor East
Orangethorpe Corridor West
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2.8.8 Office Tower Buildings
Office Tower Buildings are designed to contain office and supporting retail or service uses. Access is provided by a common entrance to a lobby and businesses may have individual storefront entrances along sidewalks or walkways on private property. Parking is typically provided as parking lots or parking structures.
Office Tower Buildings are allowed in the following Focus Areas:
Northwest Area
North Beach Commercial
Orangethorpe Corridor East
Orangethorpe Corridor West
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2.8.9 Live-Work Buildings
Live-Work Buildings are designed to contain individual loft units with both residential living and various work activities. Access to units is provided from individual storefront entrances along sidewalks or walkways on private property. Parking is typically provided as parking lots or parking structures.
Live-Work Buildings are allowed in the following Focus Areas:
Civic Center
Entertainment Corridor North
Orangethorpe Corridor West
Orangethorpe Corridor East
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2.8.10 Residential Apartment Buildings
Residential Apartment Buildings are designed to contain residential apartment units. Access to units is provided from a common entrance and ground floor units may have individual private entrances along sidewalks or walkways on private property. Parking is typically provided as parking lots, podium parking levels, or underground levels.
Residential Apartment Buildings are allowed in the following Focus Areas:
Civic Center
Entertainment Corridor North
Fillmore/Jackson
Commonwealth Corridor West
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2.8.11 Townhouse Buildings
Townhouse Buildings are designed to contain individual residential units attached to adjacent units. Access to units is provided from individual entrances along sidewalks or walkways on private property. Parking is typically provided as enclosed garages.
Townhouse Buildings are allowed in the following Focus Areas:
Central Buena Park
Civic Center
Fillmore/Jackson
Orangethorpe Corridor East
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2.8.12 Duplex/Triplex Buildings
Duplex/Triplex Buildings are designed to contain two or three residential units. Access to units is provided from individual unit entrances along sidewalks or walkways on private property. Parking is typically provided as parking lots or in enclosed garages.
Duplex/TriplexBuildings are allowed in the following Focus Areas:
Central Buena Park
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2.8.13 Detached House Buildings
Detached House Buildings are designed to contain individual residential units. Access to units is provided from individual entrances along sidewalks or walkways on private property. Parking is typically provided as enclosed garages.
Detached House Buildings are allowed in the following Focus Areas:
Central Buena Park
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2.8.14 Building Typology Locations
The following matrix identifies in which Focus Area(s) each building type is allowed. 2-72
2.9 PUBLIC REALM DESIGN
A City’s physical identity is clear if people can readily perceive it in images that differentiate it from surrounding communities. Buena Park can differentiate itself as a unique place with a desirable quality of life, in part, through an enhanced public realm.
2.9.1 Gateways
Gateways are significant points of entry into
a community – the community’s doorstep.
They help shape identity and provide a clear
sense of boundaries. Because they often
provide the first impression of a community
or area, gateways represent an important
opportunity to convey a positive and lasting
image. They are excellent places for welcome
signs, special landscaping treatments or
public art. Private development at gateway
locations should be attractive and well
maintained. There are two types of gateways
identified in Buena Park. “City Gateways”
function as focal points of identity between
Buena Park and adjacent cities. “District
Gateways” function as focal points of identity
at the transitions into special districts or areas in the City (such as focus areas). Exhibit LU-3, Buena Park Gateways, identifies the locations of both types of gateways and provides a hierarchy of significance.
Primary are the most prominent gateways. Secondary and tertiary gateways, while still important, are not as significant and may be at points where there is less vehicular and/or pedestrian traffic.
City Gateway Signage (Primary)
Typical District Gateway Signage (Secondary)
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Exhibit LU-3, Buena Park Gateways
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Exhibit LU-4, Streetscape Improvement Corridors
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2.9.2 Streetscape
Buena Park’s streetscape—the view from the road—is a powerful and immediate indicator of the community’s image. The view from the road consists of many elements installed in public rights of way, including trees, landscaping in parkways and medians, street furniture (benches, trash receptacles, etc.) lighting, and utilities. Exhibit LU-4, Streetscape Improvement Corridors, identifies the priority corridors for streetscape improvements within the City.
For many people who pass through Buena
Park, but are not residents, the view from
the road (or potentially even from a
bikeway) is often their primary
impression of the City. For residents, the
quality of the street environment has a
more direct impact on their daily lives.
Roads are a valuable public space asset
and should be treated as such. People are
touched daily by the quality, or lack
thereof, that the streetscape presents.
Additionally, the quality of the street
environment affects property values
throughout the City and sets a tone for
special districts.
Physical features within the public right-of-way are controlled by the City, including their design, installation, and maintenance. This is an important responsibility considering how the quality of the street environment affects the City’s image. Great care should be exercised in the evaluation of streetscape elements in terms of their aesthetic appeal and contribution to a positive community image and identify of focus areas.
This section looks at the City’s streetscape image from the public realm—what people see from the street and sidewalk that is located in the public right-of-way. The following provides a description of the some of the various elements that comprise a vibrant public street environment. Recommended street sections that showcase the various elements for prominent corridors are included on pages 2-80 and 2-81.
STREET TREES
Street trees humanize the otherwise hard edge of the
urban street environment. They help unify and
identify an area, enhancing the public environment by
creating comfortable outdoor spaces, shade for
pedestrians, energy conservation benefits, spatial
definition, traffic calming and focal breaks in
streetscape monotony. They also contribute to fresher
air and reduce reflected heat from buildings and
pavement.
Street trees are essential to highlighting a unique identity and creating a comfortable walking environment
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The visual characteristics of street trees are important in their selection. Trees can be effective in strengthening the City’s form by emphasizing major roadways and important districts, and by identifying neighborhoods and gateways. Street trees should be chosen based on the scale and importance of the roadway. Generally, larger trees are used for major roadways and smaller, pedestrian-scale trees are used within neighborhoods. Trees are also chosen for their water conserving, drought resistance, and maintenance qualities.
In neighborhoods, broad spreading, deciduous trees are preferable. These trees create an attractive canopy and provide shade in the summer while admitting sun in the winter. In commercial districts, it is important that street trees be both deciduous and evergreen, and provide a canopy that does not obscure business signage. Industrial districts are the most flexible in terms of compatible varieties.
MEDIANS
Landscaped medians serve many different functions. Medians help distinguish the City’s most significant circulation routes and gateways and contribute to the City’s image. Overall, medians can make streets more attractive and motorists more comfortable by reducing the perceived road width. Medians also increase safety by separating oncoming cars and offering pedestrian refuge areas where appropriate.
STREET FURNISHINGS
Street “furniture” consists of the hardware items typically found along sidewalks for the convenience of the pedestrian and transit user. Items of street furniture include benches, trash receptacles, drinking fountains, bus shelters, shade structures, newspaper racks, information kiosks, and similar items aimed at creating a friendly, functional and aesthetically pleasing environment for pedestrians. The selection and appropriate placement of street furnishings, including special paving plays an important role in establishing a quality street environment and should strengthen the identity of the City and/or special district.
Medians can serve as both aesthetic and safety elements in Buena Park’s primary and secondary 2-77
PUBLIC ART
Public art can capture the aspirations of the community and express the City’s cultural and social heritage.
Because of this, works of art in public places can contribute significantly to Buena Park’s identity. Public art can stimulate creativity and imagination while adding a unique human dimension to the outdoor environment. Opportunities for public art in Buena Park include street furniture, infrastructure, signage, and freestanding art in public spaces or large openspace.
Public art can help develop a strong sense of place that is uniquely “Buena Park”.
Streetscape furniture and materials can contribute to the distinct character of the City and its special districts.
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Recommended Street Section for Prominent Corridors
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Recommended Street Section for Prominent Corridors
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2.10 PRINCIPLES, GOALS, AND POLICIES
Goal LU-1: A complementary balance of land uses throughout the community.
Policy LU-1.1: Establish land use policies that encourage a balance of jobs and housing in Buena Park.
Policy LU-1.2: Ensure future development provides for a variety of commercial, industry, and housing that serve the spectrum of incomes within the region.
Policy LU-1.3: Establish a wide range of residential densitiesy and non- residential intensities to encourage a wide range of development opportunities.
Policy LU-1.4: Provide for the development of complementary land uses, such as open space, recreation, and civic/service uses for all future residential and non-residential development.
Policy LU-1.5: Encourage the establishment of high-end retail and restaurants within the City.
Policy LU-1.6: Provide for the equitable distribution of affordable housing units throughout the development and the City.
Goal LU-2: Integration of open space resources with existing and future land uses.
Policy LU-2.1: Preserve public and private open space for active and passive recreational opportunities to enhance connectivity with neighborhoods.
Policy LU-2.2: Seek opportunities to improve and enhance Buena Park flood control facilities to protect the public health, safety, and welfare, while providing additional opportunities to connect various land uses throughout the City.
Policy LU-2.3: Encourage joint City/school use of school district owned properties for open space and recreational opportunities for local residents.
Policy LU-2.4: Seek opportunities to expand the use of easements for walking, biking, and recreation to enhance connectivity between a variety of land uses.
Policy LU-2.5: Require the incorporation of public open spaces, green infrastructure, and recreational amenities within the Housing Incentive Overlays to enhance quality of life, PRINCIPLE: BALANCING COMMUNITY CHANGE WITH THE EXISTING ENVIRONMENT The principle of balancing community change with the existing environment is of great importance to the City of Buena Park. As Buena Park is a built-out community, change will occur on previously developed land. Therefore, this will require a strong connection in the relationship between future development and existing development. Future change should acknowledge the City’s existing built and natural environment as well as provide a means to harmonize future needs with existing needs. 2-82
promote environmental sustainability, and provide opportunities for community interaction and relaxation.
Goal LU-3: Effective management of growth and change.
Policy LU-3.1: Ensure that development activities acknowledge the protection and enhancement of quality of life in the City’s neighborhoods.
Policy LU-3.2: Ensure environmental and fiscal impacts are evaluated to minimize impacts to the physical environment and fiscal obligations of the City.
Policy LU-3.3: Ensure land use decisions consider impacts to infrastructure and service needs.
Policy LU-3.4: Target growth and new construction in infill areas by redeveloping underutilized commercial and industrial properties, especially within the Housing Incentive Overlays.
Goal LU-4: Higher-density and intensity of development in designated focus areas and Housing Incentive Overlays.
Policy LU-4.1: Identify specific focus areas and Housing Incentive Overlay sites for transition and change to provide explicit policy guidance for land use, site and building design, and development in these areas.
Policy LU-4.2: Ensure future development addresses the preservation and enhancement of existing single-family neighborhoods when adjacent to areas of anticipated growth.
Policy LU-4.3: Promote the clustering of development adjacent to transportation facilities including amenities to encourage transportation and service nodes.
Policy LU-4.4: Expand the options and opportunities for underutilized sites by allowing for combinations of commercial uses and multi-family uses to encourage vibrant and walkable neighborhoods, while increasing the availability of housing.
Policy LU-4.5: Focus growth along major corridors, including Beach Boulevard and Orangethorpe Avenue and within close proximity to the Metro Link Train Station, I-5 Freeway, and CA-91 Freeway.
PRINCIPLE: NEIGHBORHOOD PRESERVATION THROUGH FOCUSED DEVELOPMENT The City of Buena Park values its existing neighborhoods. Therefore, growth and change must respect the value of existing neighborhoods and provide opportunities for growth that consider neighborhood integrity. A policy establishing nodes of focused urban growth within Focus Areas and Housing Incentive Overlays will ensure existing neighborhood integrity. 2-83
Goal LU-5: Compliance with state and regional housing mandates.
Policy LU-5.1: Ensure Buena Park is in compliance with applicable state and regional housing mandates.
Policy LU-5.2: Provide required monitoring of residential development activity.
Policy LU-5.3: Provide for monitoring of state housing legislation to ensure City compliance or to ensure the City’s interest is represented.
Goal LU-6: A housing stock that meets the diverse needs of Buena Park’s existing and future residents.
Policy LU-6.1: Provide for housing opportunities that address the needs of those who currently live or desire to live in Buena Park.
Policy LU-6.2: Preserve and enhance existing, viable single-family residential neighborhoods by prohibiting the intrusion of incompatible uses.
Policy LU-6.3: Locate affordable housing adjacent to jobs, retail, schools, open space, and public transportation.
Policy LU-6.4: Monitor the housing needs of the existing and future labor force and engage the business community to attract employees and new businesses to Buena Park.
Policy LU-6.5: Encourage integration of residential uses within mixed-use development.
Policy LU-6.6: Provide a wide range of housing options for Buena Park residents, including owner and rental housing adjacent to jobs, shopping, and transit.
Policy LU-6.7: Require a diverse range of percentages of new developments within the Housing Incentive Overlays to be allocated for affordable housing units to ensure housing options are available for individuals of all income levels, in compliance with State laws aimed at promoting socio-economic diversity within communities.
Policy LU-6.8: Use density bonuses and other incentives to facilitate the development of new housing for very low- and low-income households within the Housing Incentive Overlays.
Policy LU-6.9: Implement expedited permitting processes for affordable developments within the Housing Incentive Overlays to encourage developers to prioritize affordable housing projects, thus fostering additional residential growth while maintaining sites for all income levels.
PRINCIPLE: RESIDENTIAL DEVELOPMENT
Residential development is the primary land use in the City of Buena Park. Policies and programs in the Land Use Element should be consistent with the Housing Element, which is updated more frequently pursuant to state law.
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Policy LU-6.10: Support the enforcement of federal and State fair housing laws that prohibit discrimination in the sale, rental, and occupancy of housing on the bases of race, religion, color, ancestry, national origin, age, sex, sexual orientation, family type, handicap, minor children, or other protected status under State and federal law.
Goal LU-7: Preserve and enhance single-family residential uses.
Policy LU-7.1: Maintain and enhance the character of single-family residential neighborhoods.
Policy LU-7.2: Encourage the development of moderate- to upper-income single-family housing.
Policy LU-7.3: Encourage home ownership.
Policy LU-7.4: Protect neighborhoods from the encroachment of incompatible activities or land uses that may have negative impacts on residential living environments.
Policy LU-7.5: Locate and design garages and accessory structures/dwelling units so that they do not dominate the appearance of the dwelling from the street.
Policy LU-7.6: Encourage the integration of Accessory Dwelling Units in single-family residential areas in a manner that preserves the character and scale of the neighborhood.
Ensure ADUs comply with state laws and local regulations.
Policy LU-7.7: Ensure all new developments in single-family residential areas comply with state housing laws, including SB-9 (Lot Splits), while implementing local measures to preserve and enhance the character, scale, and quality of these neighborhoods.
Goal LU-8: Affordable housing supply in the City is increased to meet the regional need and existing affordable housing stock is maintained.
Policy LU-8.1: Encourage a variety of creative methods for supplying affordable housing.
Facilitate a mix of household income and affordability levels in residential projects citywide, with an emphasis on ensuring integration of affordable housing into every neighborhood.
Policy LU-8.2: Modify development processes to streamline and simplify the processing of entitlement permits, design review, building permits, and funding of affordable housing projects.
Policy LU-8.3: Ensure future development of housing distributes affordable units throughout the City and avoids overconcentration of affordable units.
Policy LU-8.4: Work with major employers, educational institutions, health care institutions, and other employers within Buena Park to facilitate and encourage the development of workforce housing.
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Policy LU-8.5: Support development and maintenance of affordable senior rental and ownership housing and supportive services that facilitate independence and the ability of seniors to remain in their homes and the community.
Policy LU-8.6: Support the development of permanent, affordable, and accessible housing that allows people with disabilities to live independent lives.
Policy LU-8.7: Encourage the development of mixed-use projects that incorporate affordable housing alongside commercial, retail, and office spaces to create dynamic, inclusive communities and increase access to amenities and services for residents.
Policy LU-8.8: Promote public-private partnerships to leverage funding and resources for mixed-income developments that blend market-rate and affordable housing, ensuring longterm affordability and social integration across all neighborhoods.
Goal LU-9: Promotion of quality industrial development that provides local employment opportunities.
Policy LU-9.1: Support redevelopment and transition of obsolete industrial and manufacturing sites for commercial, flex- tech, and/or mixed-use development, reflective of current market demand.
Policy LU-9.2: Promote quality design and development practices that reduce environmental impacts.
Policy LU-9.3: Encourage the consolidation of smaller industrial properties and the cooperation of individual property owners in order to provide opportunities for larger, integrated development, including reconfiguration of public streets where possible and appropriate, reducing fragmentation of design, access, circulation, parking, and signage within industrial areas of the City.
Policy LU-9.4: Discourage additional disaggregation of larger industrial properties and significant development or redevelopment of individual smaller parcels which have the potential of being combined within the adjacent parcels.
Goal LU-10: Land use policy that encourages job retention and attraction.
Policy LU-10.1: Encourage flexibility in land use regulations to respond to requirements of new and emerging business and industry types.
Policy LU-10.2: Ensure land use policy is supplemented by strong marketing, business retention and attraction efforts, and predictable, land use regulations.
PRINCIPLE: INDUSTRIAL AND MANUFACTURING USES
Industrial and manufacturing uses have experienced significant change due to innovation, market competition, and regional factors such as land values and changes in regional logistics. Therefore, the City acknowledges that future land use policy should respond to a rapidly changing marketplace by providing flexible, market-responsive land use policy that maximizes the City’s ability to capture jobs for the local workforce.
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Goal LU-11: Existing commercial areas that are preserved and enhanced while new commercial opportunities are expanded.
Policy LU-11.1: Promote business attraction, retention, and expansion to enhance the City’s economic vitality.
Policy LU-11.2: Promote physical improvement of existing office and retail centers.
Policy LU-11.3: Encourage revitalization and enhancement of existing underperforming commercial areas through site planning and redevelopment to maximize use of existing development.
Policy LU-11.4: Discourage the construction of marginal, disjointed strip center commercial development within the City.
Policy LU-11.5: Encourage integrated development that incorporates commercial uses with housing.
Policy LU-11.6: Preserve the valuable resource of larger commercial properties by not allowing subdivision into smaller parcels unless accompanied by a Master Plan for ultimate development with integration of circulation, access, architectural design, and landscaping regardless of individual ownership.
PRINCIPLE: COMMERCIAL AND JOB-CREATING USES
A robust and diverse economy will increase the need for retail, office, and other job-creating uses that employ the local population and provide access to needed services. The City places strong emphasis on its ability to attract new commercial uses and promote the expansion of existing commercial uses. 2-87
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Goal LU-12: Continued promotion of the Auto Center as an automotive sales corridor.
Policy LU-12.1: Promote the Auto Center as a regional automobile sales destination to retain existing dealerships and encourage new automobile dealerships to locate within the Auto Center.
Goal LU-13: Fiscal impacts of growth and change are evaluated.
Policy LU-13.1: Ensure necessary capital improvements are in place prior to new development or completed concurrently.
Policy LU-13.2: Ensure that fiscal impacts associated with growth and change are evaluated to ensure City ability to provide vital services is not compromised.
Goal: LU-14: Proactive coordination with Regional Agencies.
Policy LU-14.1: Provide a strong role in the development of regional planning efforts by ensuring local land use issues are adequately addressed at the regional level.
Policy LU-14.2: Establish a strong role in the implementation of Proposition 1A with the California High Speed Rail Authority (CHSRA).
Policy LU-14.3: Continue coordination with the California Department of Transportation (Caltrans) related to the local impacts of change and development of the I-5 and SR-91 Freeways as well as other local transportation routes and areas of influence under the jurisdiction of Caltrans.
Policy LU-14.4: Continue coordination with the Orange County Transportation Authority (OCTA) to ensure regional and sub-regional transportation efforts reflect Buena Park’s unique attributes.
Policy LU-14.5: Continue the City’s role with the Orange County Council of Governments (OCCOG) including informing decision- makers about inter-governmental coordination, and representing the City at the sub-regional, regional, and state level.
Policy LU-14.6: Refer to the Airport Land Use Commission, for a determination of consistency with the Airport Environs Land Use Plan, any proposed development which would pierce the imaginary surfaces for the Fullerton Municipal Airport or the Joint Forces Training Base Los Alamitos, as defined in the Federal Aviation Regulation Park 77.
Policy LU-14.7: Building heights shall comply with FAR Part 77 Imaginary Surfaces for the Fullerton Municipal Airport or Joint Forces Training Base Los Alamitos.
PRINCIPLE: MANAGEMENT OF GROWTH AND CHANGE
It is essential that City growth and change be managed, including consideration of fiscal implications of land use decisions.
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Goal LU-15: Land uses that are connected and coordinated with existing and future transportation facilities.
Policy LU-15.1: Promote convenient and attractive pedestrian linkages across and along streets.
Policy LU-15.2: Continue to promote the creation of jobs and housing in proximity to the Buena Park Metrolink station.
Policy LU-15.3: Coordinate siting of future transportation facilities to maximize the development of transit-supportive land uses.
Policy LU-15.4: Encourage development of land uses that provide for multi- modal transportation options to reduce the demand for automobile use.
Policy LU-15.5: Encourage mixed-use and multi-family developments to be located in close proximity to essential services, such as schools, healthcare facilities, grocery stores, and public transportation, to reduce reliance on automobiles, improve accessibility, and enhance convenience for residents.
Policy LU-15.6: Implement streetscape enhancements such as widened sidewalks, street trees, pedestrian-scale lighting, benches, and public art installations to improve the visual appeal, comfort, and safety of pedestrian environments.