1 The proposed Ordinance is summarized into four topical sections:
Residential Zones (GMC Chapter 30.11): Updates to multi-family residential development standards.
Commercial Zones (GMC Chapter 30.12): Updates to residential and mixed-use development standards.
Objective Design Standards (GMC Chapter 30.17): Introduction of a new chapter establishing clear, measurable, and enforceable design standards. Miscellaneous Amendments: Related updates to landscaping (GMC 30.31), design review (GMC 30.47), and definitions (GMC 30.70).
RESIDENTIAL ZONES (GMC CHAPTER 30.11): UPDATES TO MULTI-FAMILY
RESIDENTIAL DEVELOPMENT STANDARDS
The first topical section focuses on code amendments to the multi-family residential development standards in multi-family residential zones (R-3050, R-2250, R-1650 and R- 1250). The existing standards can be seen in the following table and are expanded upon below.
GMC 30.11.030 Residential district general development standards and Table 30.11-B.
See Attachment 1, pages 2-6.
Development
Feature
Current R-2250, R-1650 and R-1250
Zoning Standards
Proposed Amendments
Residential
Density
(Maximum)
1 dwelling unit for each 2,250 sq. ft. (R-2250),
1,650 sq. ft. (R-1650), or 1,250 sq. ft.(R-1250) of lot area. On lots having a width of 90 feet or greater,
there shall be not more than 1 dwelling unit for
each 1,800 sq. ft., 1,320 sq. ft., or 1,000 sq. ft. of
lot area respectively.
Same, no change
Floor Area Ratio
(Maximum)
0.85 for R-2250, 1.0 for R-1650 and 1.2 for R-
1250. Additional FAR is granted based on number
of units (see below).
Same, no change
Lot Coverage
(Maximum)
50% Increased to 60% for R-1650 and
R-1250 only
Setback, Street
Front (Minimum)
20 ft. minimum & 23 ft. average for any garage or
first residential floor; not less than 23 ft. & 26 ft.
average for the second & third residential floors
20 ft. minimum & 23 ft. average for
all floors, with additional step-back
and modulation standards in ODS
Setback, Street
Side and Interior
(Minimum)
5 ft. minimum & 8 ft. average for the first residential floor; not less than 8 feet & 11 ft. average for the
second residential floor; not less than 11 ft. & 14 ft. average for the third residential floor
New options: 5 ft. min. & 8 ft.
average OR 6 ft. minimum with
additional step-back and modulation
standards in ODS
Interior when
abutting the ROS,
R1R or R1 zones
(Minimum)
8 ft. minimum & 11 ft. average for the first
residential floor; not less than 11 feet &14 ft.
average for the second residential floor; not less
than 17 ft. & 20 ft. average for the third residential
floor
New options: 5 ft. min. & 8 ft.
average OR 6 ft. minimum with
additional 10 ft. step-back for third
floor and above. New ODS require
step-backs and modulation to
ensure appropriate transitions
Attachment 1 – Summary
of Proposed Amendments
Height Limits
(Maximum)
3 stories & 36 feet. On lots having a lot width of 90
feet or less, a maximum of 2 stories & a maximum
of 26 feet.
3 stories & 36 feet, with new height
measurement standards for sloped
lots
Landscaping
(Minimum)
25% of lot area, 30% of lot area in R-3050 zone 20% of lot area; 25% of lot area in R-3050 zone
Open Space
(Minimum)
40 SF of private open space and 200 SF of
common open space per unit (sliding scale for
more units)
50 SF of private open space and
new Common Open Space Amenity
(COSA) Area standards
Density and FAR:
No changes are proposed to the existing density (maximum number of dwelling units per acre) and the existing FAR (ratio of floor area to lot size) limits.
Lot Coverage:
Lot coverage is currently limited to 50% for all multi-family zones, which remains appropriate for R-3050 areas near single-family neighborhoods. The proposed amendment would increase lot coverage to 60% in the R-2250, R-1650, and R-1250 zones to support more efficient residential development, consistent with nearby jurisdictions such as Burbank.
Setbacks
Except for the 25-foot front setback in the R-3050 zone, new setback standards are proposed for multi-family development. Existing rules require increasing minimum and average setbacks with each story, which reduces upper-floor floor area and often results in “wedding cake” massing that is more complex and costly to build.
The proposed update would allow uniform setbacks across all stories, enabling upper floors to match the ground-floor footprint. Front setbacks would be standardized at 20 feet minimum and 23 feet average for all floors.
Interior setbacks would also be simplified, allowing either (1) a 5-foot minimum and 8-foot average, or (2) a 6-foot minimum with additional façade modulation. Projects adjacent to single-family zones would still require increased setbacks and upper- story step-backs.
Height
Current standards limit building height to two stories/26 feet on lots 90 feet or less in width and three stories/36 feet on wider lots, with an additional five feet allowed for sloped roofs.
To comply with Housing Element requirements, the proposed update would allow up to three stories and 36 feet for all multi-family projects, regardless of lot width. To maintain neighborhood compatibility, projects adjacent to single-family zones would require upper-story step-backs above the second floor. Projects seeking additional height through Density Bonus provisions would also be required to step back upper stories at both the front and rear.
Minimum Landscaping
Currently, 30% of lot area in the R-3050 zone and 25% of the lot area in the R-1650, R-2250 and R-1250 zones must be landscaped. Based on proposed changes to building footprints and setbacks, these standards have been slightly lowered to 25% and 20% respectively, with additional regulations added regarding common open space and street front setbacks in Section 30.17 ODS.
GMC 30.11.050.B and C - Open Space (Attachment 1, pages 7-11) Currently, multi-family projects are required to provide 40 SF of private open space.
An additional requirement of common open space is based on the number of units in the project – larger projects require less common open space per unit. Specifically, 200 SF of common open space must be provided for the first 25 dwelling units on a lot, 150 SF for the second 25 units, and 100 SF for each unit above 50 units.
The proposed standards would increase the private open space requirement to 50 SF per unit and allow projects containing seven or fewer units to have the option of waiving the common open space requirement if a minimum of 200 SF of private open space per unit is provided and screening standards are met.
One of the most notable proposed changes deals with the common open space regulations; specifically, Section 30.11.050.C “Common Outdoor Space” has been updated to “Common Open Space Amenity (COSA) Areas”. Rather than requiring a minimum area of common open space per unit, the new standards require that a minimum percentage of lot area be devoted to common open space, depending on the setbacks. Additional development standards for COSAs include minimum dimensions, landscaping and locational criteria. This more objective standard simplifies site planning and encourages maximum density, as the open space requirements will not have to be calculated based on the number of units in a project. For larger projects on wider lots, a provision has been included that allows required common open space area to be provided elsewhere within or atop the project, such as a rooftop deck, or as a combination of at-grade and above-grade within the project.
Standards Option 1 Option 2
Interior Setbacks 5 feet minimum, 8 feet average 6 feet minimum COSA Minimum Size 10% of site area 15% of site area
Min. COSA Dimension
(length/width)
15 feet for lot width 90 feet or less and
25 feet for lot width greater than 90 feet
Illustrative examples of interior COSA for lots less than 90 feet in width and corner COSA for lots 90 feet in width or greater can be see on the next page . Additional examples for corner COSA on lots less than 90 feet in width and COSAs for lots greater than 90 feet in width can be found in the draft ordinance.
Illustrative example of interior COSA for lots less than 90 feet in width
Illustrative example of corner COSA for lots 90 feet in width or greater
GMC 30.11.050(L) - Height Standards for Sloped Lots (page 13).
New height regulations and associated definitions (building envelope height versus
overall height) are also being introduced for multi-family projects on sloped lots.
These standards ensure such buildings follow the natural topography of the site and help applicants avoid variance requests for projects on sloped lots.
COMMERCIAL ZONES (GMC CHAPTER 30.12): UPDATES TO RESIDENTIAL AND MIXED-USE DEVELOPMENT STANDARDS.
The second topical section, code amendments for multi-family residential and residential mixed-use developments in commercial districts (C1, C2, C3, CR and CH), includes updates to both the use table and the general development standards section, as described below.
GMC 30.12.020 - Commercial district land uses and requirements and Table 30.12-A The commercial zoning land use table is being updated to comply with State law and Housing Element Program 9B (Zoning Code Amendments – Housing Constraints).
This includes allowing “low barrier navigation centers” by right in mixed-use and nonresidential zones that permit multi-family uses, along with adding a new definition to the Zoning Code. The update also removes the Conditional Use Permit requirement for multi-family residential projects in commercial zones, consistent with Program 9B.H. See Attachment 1, pgs 20-24.
A key change for multi-family developments in commercial zones is the removal of the requirement to comply with the R-1250 standards in Section 30.11 - Residential Districts. These standards are intended for traditional multi-family residential neighborhoods and do not reflect the urban context of commercial corridors, such as Broadway, Colorado Street, Glendale Avenue and Glenoaks Boulevard. When applied in C1, C2, C3 and CH zones, these R-1250 standards have limited residential and mixed-use development and often required numerous variances for such projects. Therefore, they are being replaced with new standards in the
Commercial Districts section, in conjunction with the new ODS standards in the new GMC Chapter 30.17.
LAND USE (1)(2) C1 C2 C3 CR CPD CH CA
Residential Uses
Low barrier navigation center P P P P P
Residential congregate living, non-medical, subject to the provisions of the R-1250 zone and provided that the ground floor level is occupied by permitted commercial uses GMC 30.17
P P P P
Residential congregate living, non-medical, at the ground floor level subject to the provisions of the R-1250 zone Section
30.12.060 GMC 30.17
A A A A
Multiple residential dwellings with dwelling units at the ground floor level subject to provisions of the R-1250 zone C C C C Multiple residential dwellings subject to the provisions of the R- 1250 zone and provided that the ground floor level is occupied with permitted commercial uses GMC 30.17
P P P P P
Senior housing subject to the provisions of the R-1250 zone and provided further that the ground floor level is occupied with permitted commercial uses Chapter 30.17
P P P P P
Senior housing at the ground floor level subject to the provision of the R-1250 Zone C C C C C
30.12.030 - Commercial district general development standards and Table 30.12-B.
The general development standards section and associated tables have been updated with the proposed amendments reflecting the elimination of the application of the R-1250 standards in commercial zones. See Attachment 1, pages 25-26.
Development
Feature
Current R-1250 Zoning Standards
for Residential Projects
Proposed Amendments
Residential Density
(Maximum)
1 dwelling unit for each 1,250 sq. ft. of lot area.
On lots having a width of 90 feet or greater,
there shall be not more than 1 dwelling unit for
each 1,000 sq. ft. of lot area
Same, no change to allowable density
Floor Area Ratio
(Maximum)
1.2 only for residential projects (no FAR limit
for commercial developments)
Eliminated (height and setbacks dictate
building form)
Lot Coverage
(Maximum)
50% Eliminated
Setback, Street Front
(Minimum)
20 ft. minimum & 23 ft. average for any garage
or first residential floor; not less than 23 ft. &
26 ft. average for the second & third residential
floors
Reduced to be consistent with typical
mixed-use buildings; and new public
right-of-way standards to ensure
pedestrian-oriented ROW (*see below).
Setback, Street Side
(Minimum)
5 ft. minimum & 8 ft. average for the first
residential floor; not less than 8 feet & 11 ft.
average for the second residential floor; not
less than 11 ft. & 14 ft. average for the third
residential floor
Reduced to be consistent with typical
mixed-use buildings and new public
right-of-way standards (*see below)
Setback, Interior
(Minimum)
5 ft. minimum & 8 ft. average for the first
residential floor; not less than 8 feet & 11 ft.
average for the second residential floor; not
less than 11 ft & 14 feet average for the third
residential floor
5 feet minimum only, with additional
step-back for density bonus projects
that exceed by-right height
Interior when abutting
the ROS, R1R or R1
zones (Minimum)
8 ft. minimum & 11 ft. average for the first
residential floor; not less than 11 feet &14 ft.
average for the second residential floor; not
less than 17 ft. & 20 ft. average for the third
residential floor
Refined for ALL residential zones, and
with new ODS requiring step-backs to
ensure appropriate transitions
Landscaping
(Minimum)
25% of lot area 25% of required common open space
area
Height Limits
(Maximum)
3 stories & 36 feet.
On lots having a lot width of 90 feet or less, a
maximum of 2 stories & a maximum of 26 feet
Applicable height limit for the
corresponding “C” zone and height
district
Open Space (Minimum) 40 SF of private open space and 200 SF of common open space per unit (decreased on a
sliding scale with more units)
140 SF per unit, either private, common
or both
Section 30.12.040 – Additional commercial district general development standards.
The Commercial District Chapter includes two new sections: GMC 30.12.040(E) – Public Right-of-Way and/or Access Easement Improvements and 30.12.040(F) – Residential Development. See Attachment 1, pages 31-32.
The first new section requires new development in commercial zones to provide a minimum 12-foot-wide public realm area along street front frontages (measured from the face of curb to the build-to line). The standards require a minimum six-foot clear sidewalk, approved paving materials, installation and maintenance of street trees, and landscaping, as well as a public access easement where adequate right-of-way does not exist. These improvements are intended to enhance the pedestrian experience along commercial streets consistent with City Council direction and support.
The second new section features regulations for all new residential projects including minimum dwelling unit sizes, outdoor open space (both private and common), laundry facilities, and private storage spaces (pages 32-34). These standards are consistent with the existing R-1250 regulations but are necessary to add given the elimination of the R-1250 application in commercial zones. The outdoor open space regulation is consistent with the Tropico Transit Oriented Development (TOD) zoning standards, requiring 140 SF per unit that may be provided as common or private open space. The standards also include additional design and landscaping standards for common open space areas.
NEW OBJECTIVE DESIGN STANDARDS (GMC CHAPTER 30.17)
The third topical section introduces the new Zoning Code Chapter – GMC 30.17 ODS (Attachment 1, pages 38-76) that establishes objective and quantifiable design standards for new residential and residential mixed-use development.
Note: The ODS build upon the existing design guidelines for multi-family and mixed-use development in Chapter 5 – Multi-Family and Mixed Use (Comprehensive Design Guidelines: https://www.glendaleca.gov/government/departments/community- development/planning/design-guidelines). Wherever possible, the existing City-adopted design guidelines have been used as the basis of the ODS and the subjective language within the Site Planning, Massing & Scale, and Design & Detailing sections has been modified to objective language (i.e., “shall” as opposed to “should”). The mixed-use design standards also have similar formatting and regulations as those in the Tropico Transit Oriented Development (TOD) zoning and the Downtown Specific Plan (DSP). As dictated by State law, only objective, measurable, and verifiable standards are included in the proposed ODS.
30.17.010 Purpose
The purpose of the ODS chapter is to provide objective standards to ensure high- quality projects that are compatible with surrounding development, promote activated, pedestrian-oriented ground floors, and provide clear and predictable requirements for applicants. The standards supplement the development standards in GMC Chapters 30.11 (Residential Districts) and 30.12 (Commercial Districts).
30.17.020 Applicability
The standards apply to new residential developments of three or more units, including multi-family, congregate care, senior housing, and mixed-use residential projects. Compliance with the ODS, in addition to all applicable City and State regulations, is required for streamlined, ministerial processing of eligible residential projects consistent with State housing laws, including any future SB 79 projects.
Projects that do not qualify for streamlining or density bonus projects requesting waivers are subject to Design Review. The City may also consider allowing all density bonus projects, including those requesting waivers, to bypass Design
Review and be approved ministerially; this would require an update to the draft ordinance as currently proposed. Pages 38-39.
30.17.030 Definitions
The ODS section begins with new definitions for words and phrases specific to the ODS, such as articulation, horizontal and vertical modulation, and step-back, to ensure consistency, understanding and clarity in their interpretation and application.
Pages 39-40.
30.17.040 Residential Development in Residential Districts A. Site Planning in Residential Zones (pages 40-44):
The ODS address site planning to help establish appropriate locations for new buildings, open space, and parking facilities, as well as other site components, such as above grade utilities, vehicular access, storage areas, and outdoor lighting.
General Building Location Standards & COSA Standards (pages 40-41) To simplify setback standards and move away from “wedding cake” massing, the proposed amendments eliminate step-backs by applying the existing first- floor street front setbacks in the R-1250, R-1650, and R-2250 zones (20-foot minimum/23-foot average) uniformly to the second and third stories. The amendments also link interior setbacks to Common Open Space Amenity (COSA) requirements for projects with more than seven units, offering two options: (1) a 5-ft minimum and 8-ft average interior setback with COSA equal to at least 10% of lot area, or (2) a 6-ft fixed interior setback with COSA equal to at least 15% of lot area. To improve usability and visibility, COSA areas must be located within the front 80% of the lot and include amenities and landscaping. Additional standards apply to lots wider than 90 feet, including larger minimum COSA dimensions and the option to divide required open space into two COSA areas. As noted in previous reports, the Consultant’s feasibility modeling demonstrated that the proposed standards allow development at maximum permitted densities on typical Glendale lot sizes.
During the public review process, several commenters, including DRB and the architects group, expressed concern that the proposed COSA standards related to minimum dimensions and required percentage of lot area may be impractical and frequently waived through the Density Bonus process. An alternative approach would be to simplify the existing square-foot per unit requirement, while maintaining the COSA locational and interior setback criteria. For example - require 140 sq. ft. per unit (regardless of the number of units proposed) while maintaining the existing minimum dimension of ten feet and minimum area of 200 sq. ft. This approach would ensure the open space remains visible, accessible, and well-integrated into the overall site design, without overly burdensome open space requirements.
Parking & Vehicular Access (pages 41-42)
The standards aim to ensure that on-site parking and vehicle access are safe, visually minimized, and do not interfere with pedestrian activity.
Driveway placement is restricted to improve visibility and queuing, particularly at intersections, where driveways must be within 25 feet of an interior lot line.
Street access is allowed when no suitable alley exists, with limits on the number of driveways based on street frontage length, while properties with adequate alleys must use alley access. Parking garage openings must be set back at least three feet from the building façade and use materials and design elements consistent with the rest of the building.
Landscaping (page 42)
Landscaping is required in all street-front, street-side, and interior setback areas. A minimum of two 24-inch box canopy trees must be planted along each street frontage, with additional trees required for frontages longer than 50 feet. Landscaping must include a mix of drought-tolerant groundcover, ornamental grasses, shrubs, and shade trees. All planting and irrigation plans must be prepared by a licensed professional and comply with California’s water efficiency landscape requirements, and all landscaping must be maintained in good condition throughout the life of the project.
Freestanding Walls and Fences (pages 42-43)
These standards require new walls, fences, and gates in multi-family developments to provide screening, privacy, and access control, using materials and colors consistent with the building and finished on both sides.
Certain materials, including barbed wire, chain link, vinyl, and wood along street frontages, are prohibited, while wrought iron is only allowed with landscaping. Parking gates and garage doors must be mechanically operated and set back at least five feet from the building façade.
At-grade Utilities & Mechanical Equipment (page 43-44)
Utilities must meet service provider and City requirements while minimizing visual impacts and safety hazards. Equipment must be located outside street- facing setbacks, screened from public view, and designed to match the building’s architecture. Transformers must be accessed from an alley or placed within a garage, or otherwise be integrated into the building façade if street-facing.
Outdoor Lighting (page 44)
ODS regulate exterior lighting so as to prevent glare, over-lighting, and light spillover onto adjacent properties, while allowing accent lighting to highlight architectural and landscape features. Light fixtures must be shielded and properly oriented, and timers or sensors should be used to reduce unnecessary energy use.
B. Massing & Scale in Residential Zones (pages 44-52):
The intention of the proposed massing and scale standards is to minimize building bulk, ensure that new residential buildings are not shaped like one big box, and provide transitions in height. Standards for massing and scale would regulate modulation of the building both horizontally, with recesses and/or projections across façade elevations, and vertically, in terms of height. Façade articulation standards further help break building elevations. Such standards are especially critical for future SB 79 projects that exceed the Zoning Code height limits in residential zones.
Horizontal Modulation (page 44-46)
The horizontal modulation standards require that building facades be broken into segments to avoid buildings with long, flat walls. As such, any building elevation that is 50 feet or longer would be required to be divided into a minimum of two segments, while facades 100 feet or longer would be required to be divided into a minimum of three segments. Segments would be created through building wall recesses and/or projections. Where horizontal modulation is required, a minimum of 15% of the total façade area is required to be recessed or projected from the primary façade plane. Each recess or projection shall be a minimum of four feet deep and ten feet wide and must extend from the finished grade to the top of the building wall or parapet.
COSA areas will count toward the required horizontal modulation requirements.
The following graphics demonstrate how horizontal modulation standards will break up building massing.
Front Facade
Interior (side) Facade
Vertical Modulation (pages 46-49)
Because projects with eight or more units must comply with the City’s inclusionary housing ordinance and are likely to use Density Bonus, the standards anticipate additional height while maintaining compatibility. Vertical modulation is generally not required for buildings up to three stories, except near single-family zones. For taller projects, upper stories above the third floor or 41 feet must be stepped back at least 10 feet along most façades, with specific requirements based on lot width. Larger buildings must include additional step-backs or façade breaks to reduce overall massing.
Below is an example of massing for a Density Bonus project on a lot less than 90 feet in width.
Vertical Transition to Single-Family Zones (pages 48-49) This section requires a vertical transition where multi-family buildings are adjacent to single-family zones to reduce scale and privacy impacts. Buildings within 15 feet of a shared property line are limited to 25 feet in height and must provide a minimum 10-foot step-back above the second floor. Rooftop common open space is not allowed within the step-back area, though private balconies or decks may project up to five feet into it.
Façade Articulation (pages 49-52)
The ODS include new façade articulation standards to help reduce perceived building mass and add visual interest. Applicants must apply one to two articulation options to each façade segment, using features such as materials, colors, roof forms, and shading devices. Each option includes minimum dimension and material requirements to ensure a consistent and cohesive design. The graphics below indicate the façade articulation options that are incorporated into the ODS:
C. Architectural Elements in Residential Zones (Pages 53-58):
In addition to the above modulation requirements, the ODS include architectural standards to ensure high-quality, visually varied design, covering materials, colors, roofs, fenestration, and other elements.
Façade Cladding Material s and Colors (pages 53-54)
For façade cladding, buildings must use durable materials with at least a 20- year lifespan, incorporate a minimum of two materials for one- to two-story buildings and three materials for buildings three stories or taller (each
covering at least 10% of the façade), and avoid prohibited materials such as vinyl siding and engineered wood. Stucco/EFIS is prohibited at the ground level and limited on upper floors, with articulation required for large uninterrupted surfaces. Colors are used to highlight architectural features, with neon or fluorescent colors limited to trim and accents.
Roof Forms and Materials (page 54)
This section establishes standards for roof forms and materials to reduce building massing and create varied rooflines. Buildings may incorporate up to three roof forms per structure. Flat rooflines along street-facing façades may not exceed 50 feet in length without a change in roof height of at least 12 inches or a change in roof form. Mansard roofs and parapets, when used, must extend continuously along all building elevations where applied. All roofing systems must comply with cool roof standards, and roofing materials must have a minimum 30-year durability or manufacturer warranty.
Fenestration (pages 54-57)
Fenestration standards regulate the arrangement and design of exterior windows and doors to enhance façade articulation and reduce perceived massing. A minimum of 20% of residential façade area above the ground floor must consist of window and glazed door openings, with openings recessed at least two inches (with curtain wall systems exempt). Various window shapes are permitted, while certain treatments such as internal grid windows, foam/stucco trim surrounds, and mirror glazing are prohibited.
Each façade segment is limited to one window arrangement type for segments 40 feet or less, and up to two types for longer segments, with restrictions on combining arrangements where a pattern offset system is used. Each of the following configurations feature alignment sizing and grouping standards:
Building Entries and Lobbies (page 57)
Building entries and lobbies provide visual cues and serve as landmarks for residents and guests. Primary ground-floor entries must face a public street, COSA, or pedestrian walkway; entries from alleys, driveways, or parking areas are prohibited. Entries must include design features such as porches, stoops, canopies, marquises, or awnings, or be defined by a recess or projection at least four feet deep. Individual entry porches and stoops must provide a minimum of 20 square feet.
Balconies (pages 57-58)
Balconies provide required private open space and contribute to façade articulation. They may not project into required setbacks, must be fully or partially recessed at least two feet from an adjacent building plane, and must have a minimum width of eight feet.
Awnings and Canopies (page 58)
Awnings and canopies provide weather protection and emphasize façade elements. They must project two to six feet from the building, be at least as wide as the opening served, and may span multiple openings. Plastic, vinyl, and internally illuminated translucent fabrics are prohibited. Frames and
hardware must match adjacent window, door, or trim colors, and ground- mounted supports are not allowed in walkways or common areas.
Vents, Gutters and Downspouts (page 58)
Gutters, downspouts, flashing, and vents must be painted to match adjacent wall or trim colors. New buildings must use internal roof drainage systems.
Vents on street-facing elevations must be integrated into the building design and, where soffits or balcony ceilings are provided, located within those elements.
30.17.050 Multi-Family Residential and Residential Mixed-Use Development in Commercial Districts
A. Site Planning in Commercial Zones (pages 59-60)
Setbacks and Right-of-Way Improvements (page 59)
Consistent with Council direction, the ODS require a minimum 12-foot setback from the curb to the building façade for residential and residential mixed-use projects in commercial zones. If the front property line falls within this area, a public access easement will be required; if it extends beyond 12 feet, the property line governs the setback. The 12-foot area is also subject to objective paving and landscaping standards to ensure a consistent streetscape.
Freestanding Walls, Fences and Gates (page 59)
At-Grade Utilities and Mechanical Equipment (pages 59-60) Outdoor Lighting (page 60)
The three topics above have standards that are consistent with the ODS used in residential zones. The standards similarly regulated placement, screening, and design of utilities, lighting, and fencing to minimize visual impacts, ensure safety, and reduce light pollution.
B. Massing and Scale in Commercial Zones (pages 61-69)
While the height limits are identified in the Commercial Districts chapter and vary by zone, the proposed massing and scale ODS are established to ensure that new projects are compatible with existing commercial and residential development in scale and include sufficient modulation to create architectural interest. Standards regulate both horizontal modulation through recesses and/or projections across façade elevations, and vertical modulation through building height variation, with adjustments from residential ODS where needed to reflect a more urban commercial streetscape context.
Horizontal Modulation (pages 61-62)
Similar to residential ODS, horizontal modulation in commercial zones is intended to reduce the perceived width of building façades and create rhythm and visual order through recesses and projections. Street-facing façades over
90 feet and interior façades over 140 feet must be divided into at least three segments, each a minimum of 30 feet wide and offset at least 10 feet from adjacent segments. For mixed-use buildings, modulation generally extends from the second floor to the parapet or eave line, while for residential-only buildings it extends continuously from the ground floor, excluding required upper-story step-backs.
The graphic below demonstrate how horizontal modulation standards will help break up building massing for façade widths greater than 90 feet.
Vertical Modulation (pages 62-65)
The vertical modulation requirements would apply to new multi-family and residential mixed-use buildings 45 feet and taller in height in commercial zones. All stories above 45 feet must be stepped back a minimum of 10 feet from the floor below on street-facing elevations and guardrails and walls over 42 inches are not permitted within the step-back area; this requirement does not apply in the C3 Height District III zone.
Additional vertical modulation requirements apply for any project in a commercial zone abutting a residential zone to promote a more appropriate transition. For façades facing residential zones, a 10-foot step-back is required for the third story and above, with an additional 5-foot step-back required for the fifth story and above on elevations abutting single-family zones, resulting in a cumulative 15-foot step-back. Additional provisions apply to sloped CH-zoned sites adjacent to residential zones.
Neighborhood Transition Standards
Sloping Lots in CH Zone – Transition Standards
Façade Articulation (pages 65-69)
The commercial façade articulation standards are the same as the residential ODS, where applicants must apply one to two articulation options to each façade segment, using features such as materials, colors, roof forms, and shading devices. Each option includes minimum dimension and material requirements to ensure a consistent and cohesive design. The graphics
below indicate the façade articulation options that are incorporated into the ODS for commercial districts:
Corner Elements (page 69)
Corner elements in the commercial ODS enhance building design and reinforce the public realm at intersections and primary entrances. Buildings at street corners must distinguish the corner through height, form, or detailing using at least two features such as articulation, fenestration, materials or color changes, or ground-floor corner amenities, helping break up massing and strengthen visual prominence.
C. Architectural Elements in Commercial Zones (pages 69-76) The ODS require a variety of architectural elements to ensure quality building design. The standards include requirements pertaining to façade materials; façade colors; roofs (forms, materials, colors); fenestration; balconies; awnings and canopies; and vents, gutters and downspouts. The standards allow for flexibility. To prevent future developments from becoming too similar in appearance, several options are available in each of the required architectural element categories. The Council reviewed these architectural elements at the meeting on April 2, 2024, and their comments have been reflected in the below standards.
Façade Cladding Materials and Colors (page 70)
The Commercial ODS for façade cladding materials and colors are consistent with the Residential ODS. They prohibit certain materials, limit the number of façade materials based on building height, and regulate the use and placement of EIFS to ensure durable, high-quality finishes and visually consistent building design.
Roof Forms and Materials (pages 70-71)
The Commercial ODS roof form and material standards are also consistent with the residential standards and reflect Council direction to avoid prescribing specific roof types. Instead, they allow a variety of roof designs while limiting each building to a maximum of three roof forms and requiring modulation of long flat rooflines. The standards also include a list of permitted roofing materials to ensure durable, high-quality construction.
Fenestration (pages 71-74)
The ODS require all window and door openings to be recessed two inches and at least 20% of street-facing façades to include openings, while prohibiting certain window treatments such as internal grid windows and synthetic stucco or foam trim surrounds. The standards also allow multiple window arrangement options, similar to residential ODS, and permit a variety of window shapes to provide design flexibility and enhance architectural character.
Ground Floor Treatment (pages 74-76)
Ground floor treatment standards in commercial zones differ from Residential ODS by prioritizing active street engagement and public interaction. They require street-facing façades to provide a high level of transparency, with at least 50% of ground-floor areas glazed and prohibit dark-tinted or opaque windows, while ensuring clearly identifiable entries that face the street and incorporate features such as canopies, awnings, recesses, or projections.
Ground-floor residential units must also include landscaped buffers up to 30 inches in height to balance privacy with a strong visual and pedestrian connection to the street.
Balconies (page 76)
The ODS balcony standards in commercial zones are essentially the same as in residential zones, providing private outdoor space while enhancing façade articulation, depth, and visual interest. In both, balconies must be fully or partially recessed at least two feet from an adjacent building plane, may not extend beyond framed projections, and must have a minimum width of eight feet.
Awnings and Canopies (page 76)
The awning and canopy ODS standards are consistent across commercial and residential zones, requiring durable materials, prohibiting plastic, vinyl, and internally illuminated fabrics, and matching frames and hardware to adjacent trim. Ground-mounted supports are not permitted in walkways or common areas.
MISCELLANEOUS AMENDMENTS RELATED UPDATES TO LANDSCAPING (GMC
30.31), DESIGN REVIEW (GMC 30.47) & DEFINITIONS (GMC 30.70).
The fourth topical section addresses miscellaneous code amendments as outlined below.
GMC 30.31 Landscaping
References for the new landscaping-related standards as part of the updates to
30.11 (Residential Districts) and 30.12 (Commercial Districts) and the new 30.17 ODS section are incorporated into the Zoning Code’s Landscaping chapter. Also, Section 30.31.020.A.7 - Additional open space requirements for multi-family zones, is being eliminated in light of the other updates. Pages 77-80.
GMC 30.47 Design Review
Chapter 30.47 Design Review applies to new buildings and exterior changes requiring a building permit, except for the identified exemptions. However, consistent with State law (including SB 35 and SB 330), certain residential projects that comply with all applicable development and ODS are eligible for streamlined, ministerial review and can no longer be subject to discretionary Design Review. Such affordable multi-family and mixed-use projects developed pursuant to the State Density Bonus Law and GMC 30.36 will be exempt from Design Review when meeting applicable development and ODS, including projects requesting concessions. Projects requesting additional waivers from development or ODS are not eligible for streamlined processing and will remain subject to Design Review.
This update is identified in GMC 30.47.020 – Applicability on page 78. If the City chooses to exempt all density bonus projects, including those requesting both concessions and waivers, from Design Review, the Applicability sections for GMC Chapter 30.47 and also GMC Chapter 30.17 (ODS) would need to be updated accordingly. Pages 81-85.
GMC 30.70 Definitions
The ordinance concludes with new definitions (pages 85-88):
“Façade” and “Façade segment” (GMC 30.70.070 Definitions, “F”, page 82) “Low barrier navigation center” (GMC 30.70.130 Definitions, “L”, page 85), as required by the State.
A low-barrier navigation center is a specialized, service-enriched shelter designed to transition people experiencing homelessness into permanent housing by minimizing entry obstacles, such as requiring sobriety, identification, or income. These centers typically offer 24/7 access, allow pets, provide storage for possessions, and ensure privacy. They may be non-congregate and relocatable.