Glendora City Council
August 28, 2025

CITY COUNCIL
David Fredendall, Mayor, District 2
Michael Allawos, Mayor Pro Tem, District 1
Karen Davis, Councilmember, District 4
Shaunna Elias, Councilmember, District 3
Mendell Thompson, Councilmember, District 5

PLANNING COMMISSION
Timothy Cremins, Chair
Mark Davis, Vice-Chair
Brian Faber, Commissioner
Wendy Jarvie, Commissioner
Paulette Koss, Commissioner

SPECIAL JOINT

CITY COUNCIL AND PLANNING COMMISSION
6:30 PM GENERAL SESSION
Thursday, August 28, 2025
Glendora Public Library - Bidwell Forum
140 Glendora Avenue
Glendora, CA 91741
AGENDA

CALL TO ORDER

ROLL CALL

PUBLIC COMMENT
Three (3) Minute speaking time limit, speaking once, unless upon motion, such time is extended by the legislative body.

Any person may request to address a legislative body during a public meeting. Speakers are limited to three (3) minutes, speaking once, on both on- and off- agenda items, unless, upon motion, such time is extended by the legislative body. Such statements shall only be allowed during the Public Comment portion of the agenda. If there are any public hearings scheduled, individuals will be given an additional opportunity to comment under said items.

Speakers are not permitted to yield their time to another speaker. Public comment is limited to 30 minutes at each meeting, with the ability to extend if the legislative body so chooses by majority vote.

To ensure that the public is able to participate, the City may provide a variety of ways in which the public can submit their comment: in person, email, phone call, mail and any other method which may become available.

Methods of participation may be subject to change during other such times when a State of Emergency, Health Order or State Executive Order limits in-person participation.

1. Public Comments Received

NEW BUSINESS

2. Review and Provide Feedback on an Ordinance Proposing to Amending Title 21 (Zoning) of the Glendora Municipal Code to Establish Objective Design Standards and Streamline Existing Regulations in Alignment with the City’s Adopted Housing Element and State Law Recommended Action for the City Council and Planning Commission:
— 1. Conduct a joint study session, review and provide feedback to staff and the City’s consultant, PlaceWorks, on the draft Objective Design Standards ordinance and proposed Zoning Code streamlining.

Date Posted: August 22, 2025

STAFF REPORT
TO: Mayor and Council Members
Chair and Commissioners
DATE: August 28, 2025
FROM: Community Development DISTRICT(S): Citywide
SUBJECT: Review and Provide Feedback on an Ordinance Proposing to Amending Title 21 (Zoning) of the Glendora Municipal Code to Establish Objective Design Standards and Streamline Existing Regulations in Alignment with the City’s Adopted Housing Element and State Law

RECOMMENDATION
That the City Council and Planning Commission:

1. Conduct a joint study session, review and provide feedback to staff and the City’s consultant, PlaceWorks, on the draft Objective Design Standards ordinance and proposed Zoning Code streamlining.

STRATEGIC FOCUS AREAS
2023-2025 Strategic Plan
Goal 1: Implement strategic economic development (ISED) Objective 5: Sixth cycle housing element follow-up
Task 3: Develop objective design guidelines.
2025-2027 Strategic Plan
Goal 1: Suburban living
Outcome 1: Increased targeted housing density and housing options at all income levels Action 1.1. Objective design guidelines

EXECUTIVE SUMMARY
This Ordinance is intended to streamline development approvals while establishing a baseline level of design quality and flexibility. It was developed in response to State legislation, goals made in the City of Glendora’s (City) General Plan, commitments outlined in the City’s Housing Element, and priorities identified in the City’s Economic Development Action Plan. The proposed Ordinance will simplify the review process while ensuring consistent, highquality design outcomes for new development projects throughout the City.

In 2019, the State enacted Senate Bill 330 (the Housing Crisis Act), which prohibits jurisdictions from imposing or enforcing new design standards for multi-family residential and mixed-use projects after January 1, 2020, unless those standards are “objective.” California Government Code Section 66300(a)(7)) defines objective design standard as: “a design standard that involves no personal or subjective judgment by a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal of an application.” California State bills that initiated this requirement include Senate Bill 35 (SB35, “Affordable Housing Streamlined Approval Process”), Senate Bill 330 (SB 330, “Housing Crisis Act”), and Assembly Bill 2011 (AB 2011, “The Housing and High Roads Job Act”).

Glendora’s existing Zoning Code and the Arrow Highway and Route 66 Specific Plans contain a mix of objective and subjective design standards, scattered across multiple sections, that were amended on an ad hoc basis over the years. These documents sometimes apply different standards to similar types of development, such as those along the Arrow Highway and Route 66 corridors. Certain types of development, such as single-family residences, often lack meaningful design standards outside of these corridors — and even between the two, the guidelines vary. This fragmented system has resulted in a confusing, inconsistent, and difficult-to-administer regulatory framework.

To resolve this, the City has developed a unified set of Objective Design Standards (ODS) intended to replace the existing scattered standards, thereby streamlining and consolidating the Zoning Code and certain Specific Plans.

These standards will apply to qualifying residential and mixed-use projects, as well as most commercial and industrial developments, with limited exceptions. This effort fulfills a key Housing Element commitment, aligns with State law — including recent updates to the State Density Bonus Law — and was partially funded through the State SB 2 Grant (Task 2). In 2023, the City issued an RFP and contracted with PlaceWorks Inc. to prepare the new Objective Design Standards. This Ordinance represents the culmination of over three years of work to meet State mandates while enhancing the City’s design review process.

LEGISLATIVE HISTORY / PREVIOUS ACTIONS
California Government Code Section 65913.4 requires that design standards for qualifying residential and mixeduse developments be “objective,” meaning they must involve no personal or subjective judgment by public officials and must be uniformly verifiable using clear, external benchmarks known to both applicants and officials before submittal. State law further requires objective design standards for SB 9 residential lot splits, additional dwelling units (ADUs), and accessory dwelling units.

Glendora’s 2025 General Plan contains a range of relevant land use goals and policies related to the design of the built environment. Goal LU-10, Quality Infill Development, includes Policy LU-10.1, which directs the City to “ensure the design and development of infill projects complements existing development in terms of scale, character, and pedestrian quality.” Goal LU-3, Integrated Mixed-Use Development, includes Policy LU-3.1, calling for the City to “establish development standards and design guidelines for mixed-use development in the city’s primary activity nodes.” Goal LU-12, Preservation of Existing Historic Neighborhoods, includes Policy LU-12.7, which calls for the City to “develop design guidelines to preserve neighborhood character and control mansionization.” Similarly, Goal LU-21, Preservation of Neighborhood Character, contains Policy LU-21.1, committing the City to “establish design guidelines and development regulations that enhance neighborhood quality.” In addition, the General Plan includes a variety of other policies addressing aspects of the built environment — including pedestrian activity at the street interface, the design of walls and fences, open space, retail expansion, and improved development-business relationships — that remain relevant to Glendora’s approach to community design.

On April 25, 2022, the City held a joint meeting of the City Council and Planning Commission to review draft revisions to the Housing Element in response to comments from the California Department of Housing and Community Development (HCD) and to gather additional community input. The adopted Housing Element (December 13, 2022) includes Project 2, Action Item 28, which directs the City to “revise design guidelines to be objective and remove language requiring interpretation of design quality.” This action is intended to eliminate subjective evaluations of architectural quality, creating greater consistency in building design. Additionally, Program 13 of the 2021-2029 Housing Element commits the City to ODS in accordance with SB 330, ensuring local standards align with State law during project review.

The development of ODS also aligns with the City’s broader economic goals. The 2023-2025 Strategic Plan, adopted on April 11, 2023, builds on insights from the 2022 Community Survey and input from the City Council, boards, commissions, and staff. Embedded within the FY 2023-2025 Two-Year Budget under the guiding principle “what gets funded, gets done,” the Strategic Plan prioritizes implementing strategic economic development. Goal 1 of the Plan, “implement strategic economic development,” includes updating the Economic Development Action Plan to attract desired housing, restaurants, and commercial venues to Glendora, including identifying necessary changes to the Route 66 and Arrow Highway Specific Plans.

The 2024-2025 Economic Development Action Plan (EAP) further outlines business retention and attraction goals, including incentives for new restaurant development and addressing retail sales leakage, alongside nonmonetary incentives such as streamlined permitting and fast-tracking entitlement reviews. These efforts aim to reduce the complexity and time involved in starting or expanding businesses in targeted sectors and locations (City of Glendora EAP, 2024, pp. 33-34).

In alignment with these objectives, the City determined it was appropriate to develop ODS not only for residential and mixed-use projects but also for commercial and industrial developments, supporting both State law compliance and the City’s strategic economic development goals.

Table 1: State Law ODS Summary Table
Law / Bill Applies To Key Requirement
SB35 Multifamily/mixed-use
affordable housing
Objective design standards
mandatory for streamlined review
SB330 All qualifying housing
projects
Ban on new subjective standards
post-Jan 1, 2020
GC (§ 65589.5) Housing with objective
compliance
Approval required if meets all
objective standards
SB9 Duplexes and lot splits Compliance only with objective standards
SB6 / AB2011
Residential in
commercial zones By-right with objective review
SB9 ADU Law Accessory/SB 9
Dwelling Units
Objective design criteria only
Density Bonus Law Projects seeking
incentives Must use objective standards
AB1397 / Housing
Element Rezones
By‑right housing /
rezones
Objective standards enforcement
Emergency Shelter
Laws
Shelters/navigation
centers Objective design required
Public Engagement Process
The development of the Objective Design Standards (ODS) was shaped by a comprehensive and multi-faceted community and stakeholder engagement process. The City kicked off this effort in April 2024 by launching a community design standards survey, first introduced at the Earth Day event. Promoted extensively on social media, the survey remained open through October 2, 2024, and ultimately received over 560 responses (a summary of the responses follows). This was considered a remarkable turnout—PlaceWorks, the City’s consultant, noted that even larger jurisdictions often see far fewer responses for similar efforts.

To broaden outreach and gather more in-person feedback, the City hosted a combined ODS and Glendora Station Vision Plan Open House on October 1, 2024, at the Bidwell Forum. The event was widely advertised through social media and the City’s website, while mailed invitations were sent to all property owners within the planning area, which included much of the area Glendora Station, including much of the Glendora Village. That same evening, the Planning Commission held a study session to review the draft standards and solicit direct public input, providing multiple forums for community engagement.

On July 22, 2025, the City of Glendora, in collaboration with consultant PlaceWorks, hosted a virtual Developer and Architect Roundtable to solicit feedback on the City’s draft Objective Design Standards (ODS). Invitations were extended to approximately 40 architects, developers, and other professionals with experience working in Glendora or interest in future projects. The virtual format allowed participants to join the live session or review materials asynchronously. The presentation provided an overview of the draft ODS and associated streamlining efforts in Section 21.03 of the Development Code, with a focus on receiving targeted input on the clarity, feasibility, and realworld implications of the proposed standards.

Fourteen participants joined the live session and offered comments on several key topics, including the influence of public feedback on the draft, the distinction between for-sale and rental housing, and guidance on acceptable driveway materials. Further discussion addressed the need for a design standards checklist, subdivision review impacts, and the integration of the ODS with broader development regulations. Written comments submitted separately included concerns about the 400-square-foot FAR exemption for garages—suggesting it did not adequately account for wall thickness when applied to single-family homes and ADUs—and recommendations to include midcentury modern and ranch-style homes in the architectural styles list, along with clarification of the term “postmodern.” The roundtable played a vital role in aligning the draft standards with both community values and professional insight, ensuring a more responsive and practical regulatory framework. Staff amended the draft ordinance to incorporate this feedback.

Throughout the process, the City maintained a commitment to transparency and accessibility. Draft materials— including the Objective Design Standards, General Regulations of the Zoning Code, a user’s guide with illustrations, and the draft Ordinance with tracked changes—were made available on a dedicated webpage. The City updated these materials regularly to reflect public comments, Planning Commission feedback, and technical refinements, ensuring stakeholders had access to the most current information.

Feedback from all engagement activities directly informed the refinement of the draft ODS and Ordinance language. Community input emphasized the importance of preserving neighborhood character, enhancing pedestrian experience, and promoting quality infill development. Industry stakeholders provided technical suggestions on design elements, flexibility, and implementation strategies. This feedback loop between the City, community members, and development professionals shaped a set of standards aimed at balancing design quality with regulatory clarity.

The ODS process reflects Glendora’s ongoing effort to align local design expectations with State law while enhancing transparency and consistency in project review. By combining broad-based community outreach, targeted stakeholder engagement, and transparent document access, the City worked to create a thoughtful, enforceable set of standards that support both community character and high-quality development outcomes.

Survey Response Summary

DISCUSSION
The ODS establish clear expectations for architecture and site design. Glendora’s current Zoning Code (i.e., Title 21 of the Glendora Municipal Code (“GMC”)) and certain Specific Area Plans include various standards, guidelines, and definitions related to architecture and site planning. Of particular significance to housing are Chapter 21.14 Arrow Highway Specific Plan and Chapter 21.10 Route 66 Corridor Specific Plan. For example, Article V. Route 66 Corridor Design Guidelines includes subjective provisions such as “the siting of buildings should consider the existing neighborhood context…” and “developments should generally be oriented parallel to the public street or to the development’s internal streets, with some setback variation to provide visual interest”. Accordingly, many of Glendora’s design guidelines are written in the form of suggestions or advice, as opposed to required standards that must be met. This has the impact of making development review and City expectations ambiguous for property owners, developers, architects and site designers, applicants, and city staff. In addition, vague and ambiguous standards are noncompliant with State law.

Because the new Ordinance is essentially being developed from scratch— it is not a one-for-one replacement of everything in Glendora’s Zoning Code. It repeals and replaces entire sections of Glendora’s Zoning Code, while introducing the new Objective Design Standards. Therefore, it is impractical to detail every change in a staff report.

Instead, the following provides an overview and summary of the major updates:

1. New Chapter 21.15 – Objective Design Standards: The old Appendix 21.B has been completely replaced with the ODS as Chapter 21.15. Previously, Appendix 21.B consisted solely of architectural definitions that were vague and lacked clear requirements for developers or guidance on implementation. The new Chapter constitutes the core of the updated ODS, with varying standards for detached homes, multi-family homes (small and large developments), mixed-use development, as well as commercial and industrial uses. This chapter also delineates architectural styles all developments must adhere to.

2. Applicability: The ODS apply to all types of development, with the exception of hillside residential projects (which are subject to a separate discretionary Development Plan Review process) and pre-approved ADU plans. Applicants have the option to request a DPR review for larger projects if they choose not to follow the prescribed ODS, or wish to apply for a new architectural style not found within Chapter 21.15.

3. Process Changes: The new ODS align with previous Zoning Code changes that streamline approval for multifamily developments with 10 units or fewer, allowing them to move directly to building permits, similar to residential houses. Additionally, Chapter 21.02 of the GMC specifies commercial developments of 25,000 square feet or less do not require development plan review, allowing these projects to go straight to building permits, further simplifying the process. This change reflects the EAP's call for non-monetary incentives, such as simplified permitting processes, to reduce time and complexity in starting or expanding businesses.

4. Route 66 Corridor and Arrow Highway Specific Plans: Both of these specific plans contain subjective design guidelines and extraneous language that is not consistent with the requirements specified in the Government Code and the objectives outlined in the EAP. For example, the Arrow Highway Specific Plan includes sections on community outreach and challenges, which are better suited to the General Plan. As a result, large portions of these specific plans have been repealed and replaced with the new GMC Chapter

21.15. 5. Section 21.03 – General Regulations: This section of the Zoning Code addresses off-street parking, landscaping, lighting, mechanical equipment, refuse storage, mailboxes, and fences and walls. These development-related sections have been amended to be more objective and consistent with the ODS.

6. Existing Code Clean-Up: Glendora’s existing mix of Zoning Code provisions, certain Specific Plans, and General Regulations includes, in some cases, a complete lack of design standards—and in others, a patchwork of design guidelines that vary by zone or plan area. Many of these are subjective and often confusing for both staff and applicants. As a result, a key focus of this effort was to eliminate redundant or unclear standards and replace them—while also filling gaps where standards were missing—with a streamlined, cohesive, and easier-to-administer framework.

7. User’s Guide: To help clarify the new design standards, PlaceWorks has created a User’s Guide that illustrates common building typologies and a sampling of standards that are applicable to these building types.

It is important to note that the ODS focus specifically on architecture and site planning. They do not replace development standards related to height, density, or setbacks. However, the ODS introduce additional constraints in areas where higher-density or higher-intensity uses transition to single-family residential zones, as well as along busy arterial streets. The ODS apply to new construction and major renovations—defined as demolishing or removing 50% or more of the exterior walls or roof—across all zoning districts, including single-family, multi-family, mixed-use, commercial, and industrial developments. Exceptions include Rural Hillside Residential (RHR), the Glendora Commercial Specific Plan, The Village on the Green Specific Plan, Diamond Ridge Specific Plan, William Lyon Homes Arboreta Specific Plan, and the Monrovia Nursery Specific Plan. Furthermore, the ODS do not apply to minor renovations or routine maintenance.

Finally, it’s important to emphasize that the ODS provide a path for alternative designs. They allow applicants to propose alternative architectural designs, provided that the alternative design undergoes discretionary review as part of the DPR process. An additional finding must be made that the design will not adversely affect the character or integrity of the area, the utility and value of surrounding properties, or the health, safety, and welfare of the public.

FISCAL IMPACT
Adoption of this Ordinance is not expected to have a direct fiscal impact on the City. However, it is anticipated that the Ordinance will streamline the processing time and reduce staff time associated with new development and construction, and by streamlining the path to development, it is expected to have a positive impact on the City in terms of property and sales tax revenue.

ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), the adoption of the Ordinance implementing the City’s objective design standards does not constitute a “project” within the meaning of Public Resources Code Section 21065, 14 Cal. Code Regs. Section 15060(c)(2) because it has no potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment.

Even if the adoption of the Ordinance implementing the objective design standards did constitute a project under CEQA, the Ordinance is exempt from the CEQA pursuant to State CEQA Guidelines Section 15061(b)(3) (the “common sense” exemption), which excludes projects where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. The proposed Ordinance introduces objective design standards but does not alter any underlying density or height limitations, and will not allow any development that is not consistent with existing City codes, standards, or policies, and therefore it can be seen with certainty that the recommended Ordinance could not have a physical effect on the environment. Therefore the proposed Ordinance does not warrant further environmental review.

Prepared By Hans Friedel, AICP, Principal Planner
Concurs With Not Applicable
Reviewed By Jeff Kugel, Community Development Director
Certified to Availability of
Funds
Kyle Johnson, Finance Director/City Treasurer
Approved By Adam Raymond, City Manager
Legal Review Danny Aleshire, City Attorney
CEQA Review Jeff Kugel, Community Development Director
Attachments
A. Draft Ordinance_8-12-25.pdf
B. New ODS (Standalone).pdf
C. Users Guide-2025.07.31.pdf
D. Survey.pdf
E. Complete Survey Results.pdf
F. Presentation.pdf
ORDINANCE NO. ____
AN ORDINANCE OF THE CITY COUNCIL AMENDING TITLE 21
(ZONING) OF THE GLENDORA MUNICIPAL CODE TO ESTABLISH

OBJECTIVE DESIGN STANDARDS AND STREAMLINE EXISTING

REGULATIONS IN ALIGNMENT WITH THE ADOPTED HOUSING
ELEMENT AND STATE LAW (File # PLN22-0042)

THE CITY COUNCIL
City of Glendora, California
WHEREAS, SB 167, Housing Accountability Act, requires that a local government may not deny, reduce density, or make infeasible housing projects consistent with objective design standards; and
WHEREAS, SB 35, Streamlined Affordable Housing requires approval of qualified housing projects based on objective regulatory standards; and WHEREAS, SB 330, Housing Crisis Act, prohibits imposing or enforcing new design standards established on or after January 1, 2020 that are not objective; and WHEREAS, Objective design standards are defined under State law as “standards that involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official prior to submittal” (California Government Code, Section 65913.4); and
WHEREAS, the City of Glendora 6th Cycle RHNA Housing Element Program 16, Action #24 commits the City to “Revise design guidelines to be objective and remove language requiring interpretation of design quality. This action item intends to eliminate subjective evaluation regarding the architectural quality of a development. Objective standards would also produce more consistency in building design;” and
WHEREAS, the City of Glendora adopted a comprehensive Strategic Plan for 2023- 2025, which prioritizes strategic economic development based on community feedback and aims to facilitate commercial growth; call for creating “an incentive package for identified industry clusters that includes possible development subsidies and a streamlined, fast-tracked, development process” (Objective 1, Task 2); and commits the City to “Develop objective design guidelines” (Objective 5, Task 3); and
WHEREAS, the City of Glendora Economic Action Plan calls for streamlining the permitting and entitlement process for targeted businesses groups; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the adoption of the Ordinance implementing the City’s objective design standards does not constitute a “project” within the meaning of Public Resources Code Section 21065, 14 Cal. Code Regs. Section Ordinance No. _____ Page 2 of 296
15060(c)(2) because it has no potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. Even if the adoption of the Ordinance implementing the objective design standards did constitute a project under CEQA, the Ordinance is exempt from the CEQA pursuant to State CEQA Guidelines Section 15061(b)(3) (the “common sense” exemption), which excludes projects where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment.

WHEREAS, the City conducted a robust, multifaceted public engagement effort including a social media campaign in 2024, an online survey open between April and October 2024, an open house to the public on October 1st, 2024, and a Planning Commission Study Session on October 1st, 2024.

WHEREAS, the City Council and Planning Commission conducted a special, joint meeting on August 28, 2025 to provide feedback on the draft Objective Design Standards and code cleanup; and
WHEREAS, the Planning Commission held a public hearing on XX, XX 2025, after due notice was given as required by law, and recommended adoption of this Ordinance; and WHEREAS, the City Council held a public hearing on XX, XX 2025, after due notice was given as required by law, at which time oral and documentary evidence was introduced along with the recommendation of the Planning Commission.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. The foregoing recitals are true and correct and are incorporated herein by this reference.

SECTION 2. The City of Glendora (City), serving as the lead agency, is tasked with preparing environmental documentation in compliance with the California Environmental Quality Act (CEQA). The proposed Ordinance implementing the City’s objective design standards does not constitute a “project” within the meaning of Public Resources Code Section 21065 because it has no potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and furthermore, the amendments to the City’s Municipal Code (GMC) proposed by this Ordinance consist of minor adjustments to development standards and general or administrative processes, and will not allow for any new development and as such, it can be seen with certainty that this Ordinance will not cause any significant environmental impacts, and is exempt from CEQA pursuant to the CEQA Guidelines Section 15061(b)(3).

SECTION 3. The following sections of Title 21 (Zoning) of the Glendora Municipal Code (GMC) are hereby added to the GMC and/or amended as shown below (with unaltered text provided for context and added text in bold italic and deleted text shown stricken through):

Ordinance No. _____ Page 3 of 296
CHAPTER 21.02 PERMITS
§ 21.02.040 Development Plan Review
A. Purpose. This section provides procedures whereby development plans can be reviewed to ensure orderly development, aesthetic design, safe and harmonious placement and to:

1. Prevent or minimize adverse impacts on property in the vicinity;

2. Implement the general plan and applicable specific plans;

3. Protect the public health, safety and welfare;

4. Site structures and other improvements in a manner that is in harmony with the terrain and existing developments in the vicinity;

5. Encourage and promote energy-efficient design.

B. Projects Requiring Development Plan Review (the reviewing body is in parenthesis):

1. Hillside development (cCommission);

2. Residential projects;
a. One (1) — ten (10) dwelling units, one (1) — ten (10) units, allow by-right (applicants apply directly for building permits—No DPR required), b. Eleven (11) — twenty-five (25) dwelling units (dDirector), c. More than twenty-five (25) dwelling units (cCommission);

3. Construction of nonresidential building area over five thousand 25,000 square feet (cCommission);

4. Planned redevelopment (cCommission, cCouncil);

5. Planned development (cCommission, cCouncil);

6. Civic Center Area plan development, exclusive of permits for signage and awnings, and unless otherwise designated as straight to Building Permit (cCommission);

7. Mobilehome park overlay development (cCommission);

8. Nonresidential construction greater than two 2 stories (commission);

8. Mixed-Use development, with nonresidential building area greater than 25,000 square feet and/or residential units greater than ten (10) (cCommission) e.g. a 10,000 square foot commercial development with 11 residential units would go to (Commission);

9. Temporary structures (cCommission);

10. Relocated structures (cCommission);

10. Tennis courts (cCommission);

11. Public facilities located in residential zones (cCommission);

12. Recycling facilities, except single-feed vending machines (dDirector);

13. Open space development (cCommission);

14. Gated communities (cCommission, cCouncil);

15. Radio and television broadcasting antennae, private transmitting antennae and satellite receiving antennae (dDirector);

16. Cantilevered decking (dDirector).

Ordinance No. _____ Page 4 of 296
C. Reviewing Body. Development plan review applications shall be considered by the dDirector, Planning cCommission, or City cCouncil as listed in subsection B. For those projects where both the cCommission and cCouncil are listed, the commission shall make a recommendation to the cCouncil and the cCouncil shall take action to approve or deny the application.

D. Length of Stay. Six (6) month maximum. (Staff notes after six (6) months of residency an occupant establishes permanent residency status which is not the purpose of the shelter. The goal would be to transition a homeless person from the shelter to permanent supportive housing within six (6) months.)
(Ord. 2017 § 2, 2017; Ord. 2050 §§ 3 ,4, 2020; Ord. 2081, 1/9/2024; Ord. 2085, 5/28/2024; Ord. 2090, 10/22/2024)
CHAPTER 21.03 GENERAL REGULATIONS
§ 21.03.010. Property development standards
A. Purpose. This section contains general regulations and procedures to provide for the use and development of properties in a manner that promotes, preserves and protects a visually attractive community and minimizes hazards and inconveniences to the public.

B. Underground Utilities. All wires, conductors, cables, raceways and conduits for electrical, telephone, CATV and similar services that provide direct service to any property being developed shall, within the boundary lines of such property, be installed underground.

Associated equipment and appurtenances such as surface-mounted transformers, pedestalmounted terminal boxes, meters and service cabinets may be placed aboveground when screened and located behind the front setback line.

C. Street Frontage. Every parcel of land shall front on a public or private street. Street frontage design standards shall comply with the requirements of Chapter 21.15 (Objective Design Standards). Every parcel of land shall front on a public or private street.

D. Setbacks. Except as stated in this subsection and otherwise provided for in this title, no structure shall be located closer to any property line than the setback requirements of the zone in which the structure is located.

1. Setback Exceptions.
a. Architectural features, including cornices, belt courses, fireplaces, eaves and bay windows, may project into required setback areas a distance not to exceed two feet. b. Balconies may encroach twenty-five (25) percent into side and rear setbacks. c. Unroofed decks, patios, porches, landings, steps, walks and driveways not exceeding thirty-six inches in height as measured from finish grade may be located in the required setback areas.
d. Canopies and awnings without any supports to the ground may project into required setback areas, but no closer than three feet to a side property line and no more than four feet into the front and rear setbacks.

Ordinance No. _____ Page 5 of 296
e. Swimming pools may be located in the required rear and side setback areas, but no closer than six feet to a property line.
f. Flag poles may project twenty-five percent into required front and rear setback areas.
g. Mechanical equipment may project into the required rear or side setback area, but no closer than three feet to a property line.
h. Additions to lawfully constructed residences within the following single-family estate zones of E-3, E-4, E-5, E-6 and E-7, which do not meet the minimum side yard setback requirements may project into the required side yard setbacks, but in no event shall the setback be less than five feet from the property line. Street side yard setbacks shall maintain the minimum required by Table A.

E. Height. No structure or any portion shall exceed the maximum building height specified in the development standards of the zone in which the structure is located, except for elevators, stairways, equipment, screening, chimneys, antennas, architectural features, or as otherwise provided for in this title.

F. Fences and Walls. Fences and walls shall be permitted and/or required as specified in this subsection:.

1. Fences and walls not exceeding four feet in height shall be permitted within the front yard setback if no more than three feet or fifty percent is solid and the remainder is at least fifty percent open.

2. Fences and walls not exceeding six feet in height shall be permitted behind the front yard setback. Fences and walls exceeding six feet in height may be permitted at public facilities, subject to approval by the city council.

3. Fences or walls shall be required for development projects involving two or more single-family residences subject to the following:
a. Fences or walls shall be required along side and rear property lines; b. Fences and walls shall be designed to complement the design, colors and materials of the dwelling units;
c. Solid fences and walls shall be articulated at least every fifty feet of length as measured from the end of a fence or wall and/or the intersection of two or more fences or walls. Fences and walls shall be articulated with either a jog, which measures a minimum of eighteen inches deep by eight feet wide, or other architectural treatment at least eight feet wide;
d. Walls adjacent to the Gold Line railroad right-of-way may be up to eight feet in height for noise attenuation purposes. Walls greater than eight feet in height may be permitted subject to the preparation of an approved noise study by an acoustical engineer.

1. General Provisions
a. Height and Location
Ordinance No. _____ Page 6 of 296
• Front Yard Setbacks
• Fences and walls shall not exceed four (4) feet in height if at least fifty percent (50%) of the fence area is visually open (e.g., wrought iron, picket, tubular steel).
• Solid (non-transparent) fences shall not exceed three (3) feet in height.
• A fence with a solid lower portion (up to three (3) feet) may include a visually open upper portion not exceeding one (1) foot, for a total height not to exceed four (4) feet.
• Side and Rear Yards
• Fences and walls may be up to six (6) feet in height behind the front yard setback.
• Heights above six (6) feet may be allowed for public
facilities, subject to City Council approval.
• Corner Lot Visibility. No solid fence or wall over thirty (30) inches in height shall be located within ten (10) feet of the intersection of two public streets.
• Metro or Caltrans Right-of-Way.
• Fences or walls adjacent to railroad or state highway rights-of-way may be up to eight (8) feet in height for noise mitigation.
• Any wall exceeding eight (8) feet in height requires a noise study by a licensed acoustical engineer, subject to approval by the Community Development Director.
b. Prohibited Materials. The following materials are prohibited for fences and walls in residential, commercial, and mixed use zones:
• Barbed wire, razor wire, concertina wire, or electrified fencing; • Reflective or unfinished metal fencing;
• Untreated or unfinished wood, including plywood; and/or • Broken glass, sharp objects, or hazardous features.

2. Multifamily Residential Development (11 or More Units). a. Perimeter Fencing Fences or walls shall be installed along all side and rear property lines.
b. Wall articulation--Design Requirements for Solid Walls Longer Than 50 Feet.

For solid walls exceeding 50 linear feet in length, two or more of the following Ordinance No. _____ Page 7 of 296
features must be incorporated every 20 to 50 feet:
• A jog or offset of at least 18 inches in depth and 8 feet in width. • A decorative pilaster or column (may exceed the maximum height limit by up to 8 inches for design purposes).
• Material variation.
• Landscape features such as planted pockets or vines.
c. Capstone and Finish. All solid walls shall include a decorative cap to provide both visual interest and weather protection.
d. Material Standards.
• Permitted materials include aluminum, brick, concrete block, precast concrete, steel, vinyl, and pressure-treated or sealed wood. • Stucco-over-CMU walls must include concrete capstones. • Unfinished or low-durability materials are not permitted. e. Front Yard Fencing. If provided, front yard fencing shall consist of visually penetrable materials such as wrought iron or tubular steel. f. Color and Compatibility. Fence and wall colors shall match or complement the primary building colors. Wood elements shall be painted or sealed with a waterrepellent finish.

3. Mixed-Use, Commercial, and Industrial Zones.
a. Use Limitations.
• Fences and walls may be installed only where needed for security, screening, or buffering.
• In mixed-use developments, fences and walls are prohibited in open space areas and along street frontages, except:
• Along the side and rear property lines.
• Where required to screen utilities, mechanical equipment, or refuse/recycling enclosures.
b. Buffering Adjacent to Residential Zones. Where a non-residential use abuts a residential zone, a six (6) foot high solid masonry wall (measured from the highest adjacent grade) shall be constructed along the shared property line. c. Street Frontage Treatment. Walls and fences facing public streets shall be softened with landscaping features such as berms, hedges, planter strips, or climbing vines.

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G. Mechanical and Utility Equipment. Mechanical equipment, except solar collector panels, shall be screened from public view. Plans for screening shall be submitted to the director for review and approval. Roof-mounted equipment, except solar collector equipment and antennas, is prohibited in the residential zones.

1. Ground Mounted Utility Equipment. All ground mounted utility equipment, including heating and air conditioning units, shall comply with the following standards:
a. Screening Requirements. All utility equipment shall be screened through at least one of the following standards:
i. Landscaping. Use live plant material of sufficient height and maturity to fully obscure equipment from public view at the time of installation or within one growing season.
ii. Architectural Features – Screening. Provide a minimum three (3) foot high screen using architectural elements that are consistent in design, material, and color with the primary structure. Screening shall include similar finishes, and detailing. Fences used for screening shall meet the following requirements:
(A) Minimum height of four (4) feet, up to a maximum of five (5) feet; (B) Constructed of durable, weather-resistant materials such as block or vinyl;
(C) Shall not obstruct drivers’ line-of-sight at driveways or intersections; (D) Chain link, slatted chain link, and similar fencing types are prohibited. iii. Vinyl Wraps. In addition to landscape and screening, wraps may be applied directly to equipment, subject to the following:
(A) Wrap designs shall visually integrate with the surrounding environment;
(B) Wrap materials shall include anti-graffiti protection; (C) Wraps shall be maintained in good condition to ensure continued screening and aesthetic performance.
b. Right-of-Way Encroachment. No ground-mounted utility equipment shall encroach into the public right-of-way, including sidewalks or areas located behind the property line.
c. Transformer Placement and Wrap. If visible from a public sidewalk, transformers shall be screened with landscaping and/or wrap that meets utility provider standards.

2. Rooftop Equipment. All roof mounted equipment, including roof access, mechanical equipment, air conditioning units, and other features, over two (2) feet in height shall Ordinance No. _____ Page 9 of 296
comply with the following standards:
a. Setback from Edge. Roof-mounted equipment and screening of roof-mounted equipment shall be stepped back from top of parapet a minimum of ten (10) feet from the parapet or roof edge.
b. Screening Height. Roof-mounted equipment greater in height than the parapet wall shall be screened to a height equal to the height of the equipment.

H. Irrigation. Areas required to be landscaped by any provision of this title shall be provided with automatic irrigation systems installed in conformance with the requirements of applicable codes.

I. Solar Energy Systems. Plans shall be submitted to the reviewing body as shown in Table E, in the appendix of the zoning code, for review and approval.

I. Antennas. Plans for antennas, except common skeletal type antennas used to receive UHF and VHF frequencies, shall be submitted to the reviewing body as shown in Table E, in the appendix of the zoning code, for review and approval.

J. Landscaping. Required setbacks adjacent to a street shall be landscaped with drought- tolerant plant materials and permanently maintained.

J. Refuse Storage (Multifamily, mixed-use, commercial and industrial zones).

1. Refuse storage areas shall be screened by walls six (6) feet in height and a solid gate not less than five (5) feet in height.

2. Refuse storage areas shall be conveniently accessible for trash removal by standard refuse disposal vehicles.

3. Refuse storage areas that are visible from the upper stories or adjacent structures shall have an opaque or semi-opaque horizontal cover/screen to mitigate views into the storage areas.

4. Refuse storage areas shall not be closer than twenty (20) feet from doors or operable windows of adjacent structures.

5. Waste and recycling enclosure capacities shall be provided at the following ratios:
a. For sites with eleven (11) to twenty-five (25) units, a minimum thirty-six (36)- square-foot waste and thirty-six (36)-square-foot recycling enclosure shall be provided.
b. For sites with more than twenty-five (25) units, every additional twenty-five (25) dwellings or fraction thereof shall require an additional forty-eight (48) square feet for solid waste and forty-eight (48) square feet for recyclables.

K. Mailboxes (Multifamily, mixed-use, commercial and industrial zones). Residential Ordinance No. _____ Page 10 of 296
developments over 10 units shall provide mailboxes as follows:

1. Mailboxes shall be located in a highly visible location within four hundred (400) feet of the residential units. Mailboxes may be located within a lobby, central commons room and/or clubhouse.

2. A bench and/or seating area and a trash receptacle shall be located adjacent to the mailboxes.

3. If located outdoors, mailboxes shall be finished using materials consistent with the development’s architectural style.

L. Exterior Lighting Standards (Multifamily, mixed-use, commercial and industrial zones). To ensure safety, energy efficiency, and minimize light spillover into adjacent properties, all new development projects shall comply with the following lighting standards:

1. Light illumination levels shall not exceed 1.0 foot-candle measured at property line.

2. A photometric lighting plan is required for all projects requiring a DPR. The plan must:
a. Be drawn to scale, indicating fixture locations, types, mounting heights, and light output in foot-candles.
b. Include horizontal illuminance levels across the site and at property boundaries. c. Demonstrate compliance with the foot-candle limits and shielding requirements.

3. Lighting Fixture Design. All exterior lighting fixtures shall be:
a. Fully shielded and cut-off to prevent glare, uplight, and light trespass. b. Directed downward and designed to minimize impacts on adjacent residential uses and the night sky.
(Ord. 1618 § 1 (Exh. A), 1993; Ord. 1737 § 1, 2001; Ord. 1771 § 1, 2003; Ord. 1778 § 2, 2003; Ord. 1822 § 2 (Exh. B), 2005; Ord. 1836 §§ 21, 22, 2006; Ord. 1957 § 2, 2012; Ord. 2026 § 2, 2017; Ord. 2085, 5/28/2024)

21.03.015. Landscape standards (Multifamily, mixed-use, commercial and industrial zones).

A. Applicability. These standards apply to all of the following:

1. New residential developments with 11 or more units.

2. New commercial developments over 1,000 square feet.

3. Major additions or site improvements involving 25% or more of the gross site area.

4. Parking lot reconfigurations affecting more than 10 spaces.

5. Publicly accessible open space areas within private developments.

B. Model Water Efficient Landscape Ordinance (MWELO) requirements:

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1. MWELO requirements apply to new landscapes with an aggregate landscape area of 500 square feet or larger that require a building or landscape permit, plan check, or design review regardless of above thresholds.

2. MWELO requirements apply to rehabilitated landscapes with an aggregate landscape area of 2,500 square feet or larger that require a building or landscape permit, plan check, or design review regardless of above thresholds.

C. Minimum Landscape Area by Use. Landscaping shall be provided based on gross lot area, at the following minimum percentages:

1. Residential: 15%

2. Commercial & Mixed-Use: 10%

3. Medical: 15%

4. Industrial: 5%
D. Landscape Location and Configuration.

1. Landscaped areas shall be in the following areas:
a. All required front, side, and rear setbacks;
b. Common open space areas;
c. Along pedestrian pathways and building entrances; and/or d. Within and adjacent to parking lots and drive aisles.

2. All landscape areas must comply with visibility and safety requirements in §

21.03.010(F) (Fences and Walls) and maintain clear sight distance at intersections.

E. Planting System and Material Requirements.

1. Planting System. Landscaped areas must include:
a. Ground Cover, Shrubs and Vines.
i. Live plants only; gravel and bark do not qualify.
ii. Minimum planting size: 1-gallon container.
iii. Must not obstruct required sightlines at maturity. b. Trees. One (1) tree per 500 square feet of open space or per 50 linear feet of frontage, whichever yields more trees. A multi-trunk tree counts as two (2).

2. Species Diversity. To promote biodiversity and avoid monoculture, projects with lot sizes of ½ acre or more:
a. No more than 1/3 of any single species.
b. No more than 1/3 of any single genus.

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c. No more than 1/3 of any single plant family.

F. Water Efficiency.

1. Projects must comply with MWELO where required and receive City-approval for landscape plans.

2. All new planting areas must be mulched with 2–4 inches of organic mulch.

G. Setback Landscaping Standards. Front and street-facing setbacks shall include:

1. One (1) 36-inch box shade tree per 50 linear feet of lot width, evenly spaced. Multitrunk trees count as two (2).

2. Shrubs at a density of one (1) shrub per 4 square feet.

3. Hardscape elements shall be limited to 50% of the total landscaped setback area, except in the Civic Center Area Plan district.

4. Parking-adjacent setbacks must include a continuous screen or landscaped buffer with:
a. Shrubs not exceeding 36 inches in height; or
b. Berms or walls between 30 and 36 inches high; or
c. Low screen walls meeting height requirements of this code H. Parking Lot Landscaping.

1. Perimeter Landscape Strip.
a. Minimum 5-foot-wide strip along public rights-of-way. b. Includes one (1) 24-inch box tree per 35 linear feet and a continuous row of shrubs.

2. Interior Parking Lot Landscaping.
a. Minimum 10% of the parking area must be landscaped.
b. One (1) tree per eight (8) parking spaces and include shade trees within its mix. c. Tree planters must:
i. At least be 4 feet wide × 8 feet long but smaller 4 feet wide × 4 feet long (diamond planter) may be allowed to accommodate site conditions but limited to 50% or total onsite planters.
ii. Allow a 2-foot vehicle overhang if adjacent plants are less than 18 inches tall.

I. Tree Planting Standards.

1. Minimum Tree planting Sizes.

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a. Minimum standard tree size: 15-gallon trees.
b. Projects must also include other tree sizes such as 24-inch, 36-inch and 48-inch box trees.

J. Urban Tree Preservation and Replacement.

1. Applicability. These regulations apply to the removal of trees on all privately owned parcels within City limits under the following conditions:
a. The tree is located outside the public right-of-way. b. The tree is proposed for removal for reasons other than emergency or hazardous conditions, as determined by a certified arborist and confirmed by the City Arborist.
c. The tree has a Diameter at Breast Height (DBH) of 8 inches or more. d. The tree is associated with any discretionary land use or zoning application, including but not limited to Development Plan Reviews, Conditional Use Permits (CUP), Tentative Parcel/Tract Map, MWELO.

2. Tree Removal for Discretionary Applications. For projects requiring discretionary land use or zoning approvals, including Development Plan Review, CUP, or Variance:
a. Required tree replacement must comply with the standards set forth in this section.

Replacement Standards for Non-Native Trees
Tree DBH (inches) Replacement Tree Size Replacement Ratio 8" – 15" 24” boxed tree 1:1
16" – 36" 36” boxed tree 1:1
37" – 48" 48” boxed tree 1:1
49" or greater 48” boxed tree 2:1
Replacement Standards for Native Trees
Tree DBH (inches) Replacement Tree Size Replacement Ratio 8" – 15" 36” boxed tree 2:1
16" – 36" 48” boxed tree 3:1
37" or greater 48” boxed tree 4:1
Multi-Trunk Trees
Calculate the total DBH by summing the DBH of each trunk measuring 4 inches or greater.

Use the total DBH to determine replacement requirements based on the standards for native or non-native trees.

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One (1) new multi-trunk trees can count as two (2) for
replacement purposes.

3. Tree Replacement Implementation. Compliance must be met by one of the following methods if not satisfied through a payment-in-lieu as described in Section

21.03.015.J.4.
a. On-Site Replacement.
i. Plant trees onsite per the replacement tables set forth in Section

21.03.015.J.2.
ii. Trees must be planted within 24 months of removal.
iii. Planted trees must be maintained and monitored for a minimum of three years.

4. Payment In-Lieu.
a. If on-site planting is infeasible due to space or site constraints, pay the Tree Replacement Fee as established in the Master Fee Schedule. b. Funds will be deposited into the City Tree Fund and used for urban forestry projects within five years.
c. Unused funds after five years shall be refunded to the applicant.

5. Hybrid Compliance.
a. A combination of on-site planting and payment in-lieu is allowed.

6. Species Selection and Approval. All replacement trees and planting locations must be reviewed and approved by appointed City Forester for suitability as part of the project’s landscape review. Priority shall be given to native species and drought-tolerant, regionally adapted trees.

7. Exceptions and Exemptions. Tree replacement requirements may be waived:
a. The tree is dead;
b. The tree is dying, or presents an immediate hazard, as certified by a certified arborist;
c. The tree is identified as an invasive species on an established invasive species list; and/or
d. Removal is necessary to protect critical public infrastructure, emergency access routes, or public utilities.

K. Irrigation Requirements.

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1. All landscaped areas not covered by structures or pavement shall be irrigated by a permanent automatic irrigation system that complies with the Uniform Plumbing Code and the MWELO.

2. Irrigation systems must use weather- or soil moisture-based controls and prevent runoff, overspray, or low-head drainage.

3. Establishment period for irrigation of trees must be included with landscape irrigation plans submitted for MWELO and per established best management practices set by the ISA (international society of Arborists).

4. Screening and Safety. Screening and safety requirements shall be in accordance with Section 21.03.010.F (Fences and Walls) and shall be in accordance with the following features:
a. Shrubs at least thirty-six (36) inches tall separating children’s recreation areas from vehicular zones;
b. Berms, walls, and/or hedges shall be used in the required setbacks to separate parking facilities from abutting streets and shall be a minimum of three (3) feet in height;
c. Trees and shrubs shall be planted and maintained so that at maturity they do not interfere with traffic safety sight areas or public safety; and

21.03.020. Off-street parking and loading.

A. Purpose. The purpose of this section is to ensure that sufficient off-street parking and loading areas are provided and properly designed and located in order to meet the parking and loading needs of specific uses and to protect the public health, safety and welfare.

B. Regulations for Off-Street Parking.

1. Off-street parking shall be provided according to the provisions of this section for:
a. Any new structure;
b. Any new use;
c. Any addition to, or change in the use of, a structure. The additional off-street parking shall be required only for the addition or change of use and not for the entire structure or use, except when the addition expands the original structure by twenty-five percent or more or when the change in use involves twenty-five 25 percent or more of the area of the original use, then the parking area for the entire structure or use shall be brought into conformance with this section.

2. Required off-street parking shall be provided on the same parcel as the structure or use for which the parking is required, unless reciprocal parking or other arrangement is authorized pursuant to this title.

3. Required off-street parking shall be maintained in accordance with the requirements of Ordinance No. _____ Page 16 of 296
this section for the duration of the use.

4. Required off-street parking shall be used exclusively for the temporary parking of vehicles and shall not be used for the sale, display, repair or storage of vehicles, merchandise or equipment or for any other use, unless authorized pursuant to this title.

C. Parking Development and Design Standards.

1. Parking Stall Dimensions.

Parking Stall Width Depth
Standard 9′ 20′
Standard, adjacent to a side wall 10′ 20′
Parallel* 10′ 25′
Compact 8′ 17′
* Smaller parallel parking stalls may be permitted depending upon location, street width and traffic flow, driveway width, and other safety considerations to accommodate additional landscape areas subject to approval of the city engineer.

2. Parking Aisle Widths.

Angle of Parking Stall Aisle Width One-Way Aisle Width Two-Way Parallel 14′ 18′
30 degree 14′ 18′
45 degree 18′ 20′
60 degree 18′ 20′
90 degree 26′ 26′

3. Compact Parking Stalls. For any use that provides more than ten open parking stalls, a maximum of twenty-five percent of the parking stalls in excess of ten may be compact parking stalls. All compact parking stalls shall be clearly marked: "COMPACT."

4. Accessible Handicapped Parking. Each lot or parking structure where parking is provided for the public as clients, guests, or employees shall include parking accessible to handicapped or disabled persons as near as practical to a primary entrance and in accordance with the standards `for the number of spaces, size, location, signing, and markings/striping set for in Chapter 71, “Site Development Requirements for Handicapped Accessibility” of Title 24 of the California Code of Regulations Handicapped parking shall be provided in accordance with the requirements and standards as specified by the state of California.

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5. Location of Parking Stalls. Parking stalls shall not be located in any required yard setback that is adjacent to a public right-of-way, except alleys.

6. Paving. Parking stalls and aisles shall be paved and maintained with asphaltic concrete or other materials approved by the city engineer.

7. Landscaping.
a. The parking area shall include landscaping equivalent to at least five percent of the total lot area. Setback areas required to be landscaped by other sections of this title shall not be considered part of the required five percent landscaping. b. Parking area landscaping shall include a minimum of one twenty-four-inch box tree for every three parking stalls and appropriate ground cover. Such landscaping shall be located throughout the parking area and planted according to the city forester's recommendations.

5. Screening. Parking areas shall be screened from public rights-of-way and adjacent land uses. Screening may consist of walls, fences, landscaping, berms or any combination to form an opaque screen three feet in height within the front or street side yard setback and six feet in height behind the front or streetside yard setback as measured from finish grade. Parking areas may be lowered in grade to reduce the screening height requirements.

5. Surface Parking. The following standards apply to surface parking:
a. Location. Parking shall be located to the rear or side of the primary building and away from the street or street intersections.
b. Screening.
i. Surface parking visible from streets, sidewalks, or located along rear, side, or interior lot lines shall be buffered with a minimum five (5)-foot landscape buffer and shall be in accordance with Section 21.03.015(H) (Landscaping).
ii. Screening. Screening shall be provided in accordance with Section

21.03.010(F) (Fences and Walls).
c. Pedestrian Connectivity.
i. Parking lots shall be connected to all building entrances via internal pedestrian walkways.
ii. Walkways shall be a minimum of five (5) feet wide.
d. Driveway Access. Access drives shall be located at least two hundred (200) feet apart and at least one hundred fifty (150) feet from street intersections unless the driveway location does not create a traffic hazard to adjacent property.

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Shared driveways may be used to access two properties while maintaining a two hundred (200) foot separation requirement.
e. Driveway Distance from Street. A maximum of one (1) driveway from the street is permitted for every two hundred (200) feet of street frontage. f. Paving. Parking stalls and aisles shall be paved and maintained with asphaltic concrete or other materials approved by the city engineer. g. Landscaping. All parking areas shall comply with the following standards:
i. Parking areas shall provide a five (5)-foot-wide landscaped strip adjacent to side or rear property lines.
ii. Parking areas shall provide a fifteen (15)-foot-wide a landscaped strip adjacent to streets and the public right-of-way.
iii. Parking lot areas shall provide landscaping in accordance with Section

21.03.010(K)(3) (Parking Lot Landscaping).

6. Structured Parking. The following standards apply to structured parking:
a. Integration with Building Design. Structured parking shall blend with the architectural style of the associated or adjacent buildings through compatible materials, fenestration patterns, or façade treatments. b. Screening. Street-facing facades shall incorporate:
i. Architectural treatments such as false windows, decorative panels, or louvers.
ii. At least fifty (50) percent screening of parked vehicles from public view through physical or vegetative barriers.
c. Pedestrian Safety. Pedestrian pathways within structured parking facilities shall be marked and lit for safety.
d. Lighting. Interior and exterior lighting shall minimize light spillage onto adjacent properties using shielded fixtures.
e. Sustainability. Green roofs, photovoltaic panels, or living walls may be allowed to encourage sustainability practices.

7. Tuck-Under Parking. The following standards shall apply to tuck-under parking:
a. Visual Screening. Tuck-under parking shall be screened from public view through at least one (1) of the following methods:

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i. A minimum of three (3) projecting bays.
ii. Contrasting materials from the primary façade (e.g., brick or stone). iii. Architectural articulation consistent with the building’s design. iv. Landscaping with at least eighty (80) percent visual coverage. b. Lighting. All lighting shall be shielded and downcast to prevent light trespass.

Lighting shall be provided in accordance with Section 21.03.010(C)(10) (Lighting).
c. Paving. Parking stalls and aisles shall be paved and maintained with asphaltic concrete or other materials approved by the City Engineer. d. Accessibility. Pedestrian paths separated from vehicular traffic shall connect parking areas to building entrances.
e. Ventilation. Ventilation systems shall be provided for enclosed or partially enclosed tuck-under parking areas.

8. Residential Parking Garages.
a. Street Frontage Limitation. Garage doors shall not exceed forty (40) percent of the building’s street frontage and shall be recessed at least eighteen (18) inches from the primary wall plane.
b. Design Enhancements. Street-facing garage doors shall include one (1) or more of the following:
i. Windows, patterns, painted trim, or similar detailing. ii. Arbors or projecting features above the garage doors. iii. Landscaping occupying at least fifty (50) percent of the driveway area. c. Driveway Length. Driveways shall be at least twenty (20) feet long to prevent encroachment onto sidewalks or streets.
d. Detached Garages. Carriage-style garages facing a shared court or alley shall incorporate architectural features matching the primary building.

9. Striping. Abutting parking stalls shall be separated by double four-inch-wide stripes painted white or by other means approved by the department. All aisles, approach lanes and turning areas shall be clearly marked with directional arrows and lines as necessary to provide for safe traffic movement.

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10. Lighting.
a. Parking and loading areas shall provide have lighting capable of providing adequate illumination for security and safety. with sufficient wattage make visible the presence of any person on or about the premises during the hours of darkness. Such lighting shall be equipped with covers. The following minimum levels of illumination shall be achieved in parking and loading areas:
i. Open parking lots: One to two foot-candles at ground level. ii. Pedestrian path/bike path: One-half to one foot-candle at ground level. iii. Covered parking: Five foot-candles at ground level. b. Lighting standards shall be in scale with the height and use of buildings. c. Parking lots and loading areas lighting shall be designed and installed so that light and glare is not directed onto adjacent properties and public rights-of-way. c. Any illumination shall be directed away from adjacent properties and public rights-of-way. Low level lighting shall be used where possible.

11. Noise. Parking areas, including driveways and loading areas, used for primary circulation and for frequent idling of vehicle engines shall be designed and located to minimize the impact of noise on adjacent properties.

12. Safety Features. Parking areas shall meet the following standards:
a. Safety barriers, protective bumpers, curbs and directional markings shall be provided to ensure pedestrian/vehicular safety, efficiency, protection of landscaping, and prevention of encroachment onto abutting property. b. Visibility of pedestrians, bicyclists and motorists shall be provided when entering individual parking stalls, when circulating within a parking area, and when entering or leaving a parking area.
c. Circulation patterns and the location and direction of access drives shall be designed and maintained in accordance with accepted principles of traffic engineering and traffic safety.

13. Design Standards. Any additional design standards for off-street parking and loading shall comply with the requirements of Chapter 21.15 (Objective Design Standards). d. The circulation system shall be designed to provide separate vehicular and pedestrian circulation systems.
e. Common driveways shall be provided when possible.

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f. Angled parking shall be provided when possible.
g. Parking stalls shall not abut buildings. Parking areas shall be separated from buildings by raised concrete walkways and/or landscaping. h. Reciprocal parking and access agreements between adjacent properties shall be provided when possible.
i. Vehicle access shall be provided along side streets when possible to minimize pedestrian/vehicular conflicts.
j. Vehicle access shall be minimized and located as far as possible from street intersections to provide adequate stacking.
k. Parking areas and pedestrian circulation shall be visible from buildings, especially entrances.
l. The circulation system shall be designed so that pedestrian circulation will be parallel with vehicle traffic.
m. The circulation system shall be designed to minimize the need for pedestrians to cross parking aisles and landscape areas.
n. The circulation system shall be designed to provide pedestrian links between buildings and the street sidewalk system.
o. The circulation system shall include adequate directional signs for entrances, exits, parking areas, loading areas, and other areas.

D. Single-Family Residence Standards.

1. Minimum Number of Dwelling Unit Parking Spaces Required. For each single-family residence unit there shall be a minimum of two parking stalls located within a garage shall be provided for each single-family residence.

2. Design Standards.
a. Location of Carports. Carports that are not an integral part of the main residence shall be located no closer than forty feet to any street and no closer than the residence to any adjacent street.
b. Driveways. A paved driveway shall be provided from a street or alley to garages and carports. Each driveway shall have a minimum vertical clearance of eight feet and a minimum width of eight feet.
c. Vehicle Backout. A minimum unobstructed distance of twenty-five feet shall be provided for vehicle backout from garages, carports and other parking stalls as measured to a street or the opposite side of an alley.

E. Multiple-Family Multifamily Residence Standards.

1. Minimum Number of Parking Spaces Required Dwelling Unit Parking.

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a. Dwelling Units. For each dwelling unit, there shall be one parking stall within a garage and one parking stall which may be open or covered, i.e., carport, or two spaces within a garage.
b. Dwelling units having more than two bedrooms shall increase parking by twotenths of a parking space for each bedroom in excess of two in each unit.

Whenever the computation of the required number of parking stalls results in a fraction, the next higher whole number shall be the required number of parking stalls. See subsection (E)(3) for example.
c. Tandem parking may be permitted when stalls are assigned to the same dwelling unit, but may not be permitted for guest parking. Tandem parking may be located within a garage, or on a driveway which leads to a garage, carport or open parking stall and does not impede vehicular and/or pedestrian traffic. d. Whenever the computation of the required number of parking stalls results in a fraction, the next higher whole number shall be the required number of parking stalls. For example, a multiple family development consisting of four units with three bedrooms each shall have 8.8 required parking stalls and 1.6 guest parking stalls. The 8.8 would change to nine required parking stalls and the 1.6 would change to two guest parking stalls.
e. each dwelling unit, there shall be storage area provided in the required garage of one hundred fifty cubic feet plus an additional fifty cubic feet of storage for each additional bedroom over two bedrooms per unit. The storage area shall be designated for each unit.
b. Guest Parking. For each dwelling unit, there shall be a minimum of 0.4 covered or open parking stalls, or a combination of open and covered parking stalls, for guest parking spaces. Whenever the computation of the required number of guest parking stalls results in a fraction, the next higher whole number shall be the required number of parking stalls.
c. Senior Housing. For each senior housing unit, there shall be one parking stall enclosed in a garage and 150 cubic feet of additional storage area provided in the required garage. The storage area shall be designated for each unit. For each two (2) senior housing units, there shall also be at least one (1) open or covered guest parking space.
d. Calculations. Dwelling units having more than two (2) bedrooms shall increase parking by 0.2 of a parking space for each bedroom in excess of two (2) in each unit. Whenever the computation of the required number of parking stalls results in a fraction, the next higher whole number shall be the required number of parking stalls.

2. Design Standards
a. Accessible Parking. For each dwelling unit designed to accommodate the disabled, the required parking shall be designed as required by The Americans with Disabilities Act and State of California.

Ordinance No. _____ Page 23 of 296
b. Tandem Parking. Tandem parking may be permitted when stalls are assigned to the same dwelling unit, but may not be permitted for guest parking. Tandem parking may be located within a garage, or on a driveway which leads to a garage, carport or open parking stall and does not impede vehicular and/or pedestrian traffic.
i. Vehicle Backout. A minimum unobstructed distance of 25 feet shall be provided for vehicle backout from garages, carports and other parking stalls as measured to a street or the opposite side of an alley. ii. Driveways. The minimum width of driveways shall be 16 feet for 1-15 units and 26 feet for 16 or more units. Driveways shall have a minimum vertical clearance of 8 feet.
iii. Signs. Guest parking stalls shall be provided with permanent signs identifying them as guest parking stalls and shall be maintained at all times for guest parking.
b. Handicapped Parking. For each dwelling unit designed to accommodate the physically handicapped, the required parking shall be designed for the handicapped as required by the state of California.
c. Guest Parking. For every dwelling unit, there shall be a minimum of four-tenths covered or open parking stalls, or a combination of open and covered parking stalls, for guest parking. Whenever the computation of the required number of guest parking stalls results in a fraction, the next higher whole number shall be the required number of parking stalls. For example, a multiple-family development consisting of three units with three bedrooms each shall have 6.6 required parking stalls and 1.2 guest parking stalls. The 6.6 would change to 7 required parking stalls and the 1.2 would change to two guest parking stalls.

Guest parking stalls shall be provided with permanent signs identifying them as guest parking stalls and shall be maintained at all times for guest parking. d. Driveways. The minimum width of driveways shall be sixteen feet for one to fifteen units and twenty-six feet for sixteen or more units. Driveways shall have a minimum vertical clearance of eight feet.
e. Vehicle Backout. A minimum unobstructed distance of twenty-five feet shall be provided for vehicle backout from garages, carports and other parking stalls as measured to a street or the opposite side of an alley.
f. Senior Housing. For each senior housing unit, there shall be one parking stall enclosed in a garage and one hundred fifty cubic feet of additional storage area provided in the required garage. The storage area shall be designated for each unit.

For each two senior housing units, there shall also be at least one open or covered guest parking space.
b. Mobilehome Park Standards. For every four mobilehome sites, or fraction, there shall be a minimum of nine open parking stalls.

Ordinance No. _____ Page 24 of 296
F. Commercial, Institutional, Recreational and Industrial Use Standards.

1. The required number of parking stalls shall be provided for each use as specified below.

For mixed uses, the required number of parking stalls shall be the sum of the number of parking stalls required for the individual uses computed separately. Whenever the computation of the required number of parking stallsresultsin a fraction, the next whole number shall be the required number of parking stalls for the use. Reserved or designated parking stalls are prohibited.

Use Required Number of Parking Stalls
Animal care facilities One for each 250 square feet of gross floor area Arcades The number shall be established by a parking
study as prescribed in Section 21.03.020(H)
Automotive services: repair, full
service stations, and washes
One for each 250 square feet of gross floor area,
but not less than 7, plus one for each employee
Automotive services: self-service
stations
One for each 350 square feet of gross floor area,
but not less than 2
Building and landscape materials One for each 250 square feet of interior retail space and one for each 2,000 square feet of
exterior retail/storage area
Child day care centers One for each 15 children and one for each employee
Churches, theaters, clubs,
auditoriums, lodge halls and other
places of fixed assembly
One for each 4 permanent seats in the main
assembly area and one for each 40 square feet of
seating area in the main assembly area where
temporary or moveable seats are provided
Community care, convalescent,
nursing and assisted living
facilities
One for each 3 beds and one for each 3
employees
Convenience stores in conjunction
with service stations
One for each 250 square feet of gross floor area,
but not less than 7, plus one for each employee
Hospitals One for each patient bed
Hotels and motels One for each guest room, one for each manager's unit and one 15′ x 35′ stall reserved for
recreational vehicles for each 15 rooms
Libraries and museums One for each 500 square feet of gross floor area Manufacturing, industrial and
wholesale uses
One for each 500 square feet of gross floor area
for the first 10,000 square feet and one for each
1,000 square feet of gross floor area thereafter
Ordinance No. _____ Page 25 of 296
Medical office/medical clinic One for each 200 square feet of gross floor area, but not less than 8
Offices One for each 250 square feet of gross floor area, but not less than 8
Recreation and sports facilities,
gyms, spas and health and fitness
centers
The number shall be established by a parking
study as prescribed in Section 21.03.020(H)
Restaurants and other places
where food or beverages are
served
One for each 100 square feet of gross floor area
Retail sales and services One for each 250 square feet of gross floor area Retailsales and services, including
shopping centers, with over fifty
thousand square feet of gross floor
area
One for each 250 square feet of gross floor area
or the number may be established by a parking
study as prescribed in Section 21.03.020(H)
School, educational One for each employee, one for each 20 elementary and junior high school students; one
for each 5 senior high school students; and 10
for each 20 college classrooms
School, vocational One for each 2 students and one for each employee
Swap meet, indoor The number shall be established by a parking study as prescribed in Section 21.03.020(H)
Warehousing One for each 1,000 square feet of gross floor area for the first 5,000 square feet of gross floor
area. One for each 2,000 square feet of gross
floor over 5,000 square feet, plus one for each
vehicle stored on the premises
Uses not otherwise specified in
this subsection
The number shall be established by a parking
study as prescribed in Section 21.03.020(H)

2. Drive-Through Businesses. A stacking space at least one hundred twenty feet long and ten feet wide with eight feet of vertical clearance shall be provided for drive-through businesses. The stacking space shall not block any parking stalls or any portion of a traffic lane.

3. Driveways. The minimum width of driveways shall be twenty-six feet. Driveways shall Ordinance No. _____ Page 26 of 296
have a minimum vertical clearance of eight feet.

G. Parking and Loading Study.

1. The dDirector may require a parking and loading study. The parking and loading study shall be submitted to the director for approval. The action of the director shall be final unless appealed as prescribed in Section 21.01.030(F) of this title.

2. The parking and loading study shall be prepared by a registered traffic engineer. The study shall describe all proposed uses and show the recommended number and layout of parking stalls and loading areas including:
a. Standard, compact and handicapped accessible parking stalls and the basis for the number of parking stalls proposed in each category; b. Access;
c. Driveways, aisles and circulation patterns;
d. Landscaped areas;
e. Signs; and
f. Such other information as the dDirector may deem necessary to adequately and completely describe the plan.

3. The plan shall be approved as submitted or with conditions if the following findings are made:
a. The parking and loading plan will adequately provide for the parking and loading needs of the development;
b. The parking and loading plan will not adversely affect traffic patterns; and c. The parking and loading plan will not be detrimental to the public health, safety or welfare.

H. Recreational Vehicles.

1. Purpose. The purpose of the recreational vehicle (RV) code is to clearly define what is considered a recreational vehicle and to identify locations and standards for storage of recreational vehicles in residential zones and to identify requirements for temporary parking of recreational vehicles in order to protect the integrity, value and character of residential neighborhoods along with public health and safety.

2. Definitions. Recreational vehicles or RVs are defined to cover both recreational vehicles that are motorized and non-motorized.

Ordinance No. _____ Page 27 of 296
"Motorized recreational vehicle" means a motor home built on a truck or bus chassis or a van chassis which usually has a section overhanging the cab. All these vehicles are powered by internal combustion engines that run on gasoline, diesel, batteries or other fuel. Van campers and pickup truck campers are excluded from the recreational vehicle definition. Inoperative vehicles pursuant to Section 9.36.010(8) of the Glendora Municipal Code are prohibited. "Non-motorized recreational vehicle" means a conventional travel trailer or a fifth wheel trailer utilized for recreational purposes and designed to be towed by a vehicle. Boats, horse trailers, utility trailers for storing recreational equipment or other equipment and all-terrain vehicles stored on trailers utilized for recreational purposes are considered non-motorized recreational vehicles.

Pickup truck camper shells which have been removed from the vehicle and stored are considered non-motorized recreational vehicles and shall conform to the provisions of this title.

The following diagrams represent examples of recreational vehicles as defined by this subsection and are not meant to be a complete list of examples:

RECREATIONAL VEHICLE EXAMPLES
Motor Home
5th Wheel Trailer
Travel Trailer
Tent Trailer
Sea-doo (or other equipment such as a boat or motorcycles) on trailer Ordinance No. _____ Page 28 of 296
Horse Trailer
Utility Trailer enclosed example
Utility Trailer open example
The following examples are exempt from the recreational vehicle definition:

Van Camper is excluded
Pickup Truck Camper is excluded
"Recreational vehicle storage" means on-site residential parking of a recreational vehicle on a parking space approved for a recreational vehicle by this section that is separate from the required off-street parking for a single-family residence.
"Temporary recreational vehicle parking" means short-term parking for the purposes of cleaning and prepping which can occur on a public street with a valid city permit issued by the city pursuant to Section 10.12.021 of the Glendora Municipal Code or on private property within the front setback on an approved driveway leading to a garage for a time period not to exceed seventy-two hours at any one time.
"RV yard area" means those areas on a residential zoned parcel where an RV may or may not be stored relative to the main residential building and orientation to the street. "RV front yard" for the purposes of RV storage means a space extending the width of a parcel between the front property line and the front of the residence and not less than the required front setback for the zone. If the front of the residence varies relative to the front property line, the RV front yard shall follow the front of the residence, not an imaginary straight line taken from the nearest wall of the residence to the street.
"RV side yard" for the purposes of RV storage means a space extending from the RV front yard area to the RV rear yard area between the side property line and the side wall of the main residence. "Short RV side yard" for the purposes of RV storage means a space between the side property line Ordinance No. _____ Page 29 of 296
and the shortestside wall ofthe main residence and extending from theRV rear yard area up to three feet into the RV front yard area provided it does not extend beyond the main residence building line nearest the street, does not encroach into the front setback or into the required twenty-fivefoot backout distance from the garage. "RV rear yard" for the purposes of RV storage means a space extending the width of a parcel between the rear property line and a line parallel with the rear wall of the main residence. "Corner lot RV front yard" for the purposes of RV storage means the street frontage with the property address.
"RV street side yard" for the purposes of RV storage means the RV yard area adjacent to a street on a corner lot between the RV front yard as determined by the corner lot RV front yard definition and the RV rear yard.
"Irregular nonconforming RV lot" for the purposes of RV storage means a lot where one side is twenty-five percent or less of the other side, resulting in a lot depth of less than one hundred feet.

Lot depth is measured from the mid-point of the front lot line to the mid-point of the rear lot line. "Irregular nonconforming RV lot side yard" means the side yard for the narrowest side beginning at the side of the driveway farthest from the residence to the side property line of the narrowest side and extending from the front property line to the RV rear yard.

RV Yard Area Diagrams Examples (no scale):

Square residential layout
Ordinance No. _____ Page 30 of 296
"L" residential layout
Corner lot RV yard area – Address and front door facing narrowest street frontage Corner lot RV yard area – Address and front door facing longest street frontage Ordinance No. _____ Page 31 of 296
Nonconforming lot yard areas

3. Zones Which Allow RV Parking. Other than as permitted under Title 21 Use Table C and Route 66 Specific Plan Use Table 6-1, recreational vehicles may only be stored on single-family zoned lots or lots in which a single-family structure is occupying the parcel even though the lot may be zoned for multifamily structures. The ability to maintain storage of recreational vehicles on multiple-family zoned parcels shall only be permitted as long as there remains a sole single-family structure on the parcel. No commercial RV storage shall be permitted in any residential zone. Commercial RV storage facilitiesshall refer to Table C of Title 21 and Table 6-1 of the Route 66 Specific Plan in Title 21. In all cases, storage must maintain compliance with all other sections of this code.

4. Registered Owner. The registered owner of an RV stored on the property must either be the owner of the property or use the property astheir primary residency. This subsection does not apply to a single RV stored on the property as a result of visiting guest(s) as long as the storage does not exceed seventy-two hours.

5. RV Storage Standards.
a. Front Yard RV Storage. No storage of recreational vehicles may occur in the front yard area or in front of the main residence of the property unless an administrative review permit has been granted, with the exception of a slight encroachment extending from the side yard into the front yard not to exceed three feet and does not encroach into the twenty-five-foot back-out distance from a garage and is screened with a six-foot wall or solid fence. The only other exception to this subsection shall be the temporary parking of the RV on a driveway leading to a garage for the purpose of prepping the vehicle for use or cleaning the vehicle after its usage. In no case shall that period of time exceed seventy-two hours.

Recreational vehicle temporary parking within the front setback and/or in front of the main residence on driveways leading to a garage shall not encroach onto the sidewalk area or public right-of way. This subsection shall pertain to RV Ordinance No. _____ Page 32 of 296
parking on private residential property. Temporary RV parking on public streets for any period of time is administered through Chapter 10.12 of the Glendora Municipal Code.
b. Rear Yard RV Storage. Storage of recreation vehicles in the rear yard area is permissible as long as there is a six-foot wall or solid fence to screen the vehicle from view. The RV shall not encroach closer to than two feet to any wall or fence.

Screening walls, gates and fences shall be required to obtain any necessary review, approvals and permits.
c. Side Yard RV Storage. Recreational vehicle storage is permitted in the RV side yard area behind the front setback and behind the RV front yard provided it is screened to a height of six feet as required by this title.

RV side yard storage examples:

Side yard RV storage – Square residential building layout Side yard RV storage – "L" residential building layout
Ordinance No. _____ Page 33 of 296
Side yard corner lot RV storage, address and front door on narrowest frontage Ordinance No. _____ Page 34 of 296
Side yard corner lot RV storage—Address/front door on longest street frontage RV side yard storage—Irregular nonconforming lots

6. Parking Surface for RV Storage. RV storage may be on any surface. If the surface is vegetation, it must be maintained pursuant to GMC Section 9.36.020(4).

7. Access to Side or Rear Yard Storage Area. Generally access to side or rear yard storage areas shall be from the existing driveway. However in some cases, the access may require the recreational vehicle to access over a curb and sidewalk. In those cases, the property owner shall be responsible for the maintenance and if determined by the public works director the replacement of curb and sidewalk damaged by such use.

8. Screening. Acceptable screening is considered a wall or solid fence structure that has obtained all required approvals and permits from the city. Materials for screen fencing shall be masonry, wood or wrought iron with view-obscuring material. Materials for screening gates shall be wood or wrought iron with view-obscuring material. In no case shall an RV screening wall or fence along the side yard or rear yard be higher or lower Ordinance No. _____ Page 35 of 296
than six feet as measured to the highest finish grade. Recreational vehicle storage in a side yard area shall be screened from view from the public right-of-way as provided by this section. A gate is not required.

9. Temporary Coverings. No temporary coverings such as tarps or cloth screens are permitted. Fitted covers and permanent canopies are permitted and may be used as long as they are specifically designed for a recreational vehicle. All fitted covers and permanent canopies shall be maintained in good condition. Permanent canopies are structures which are permanently fixed to the ground and shall comply with all required building codes and Glendora Municipal Code Section 21.04.010(D)(2) Accessory Buildings.

10. Living Quarters. Recreational vehicles shall not be used as living quarters when stored on residential or commercial property within the city except as provided in Section

19.20.140 of the Glendora Municipal Code.

11. Temporary On-Street Parking. Temporary on-street RV parking shall be permitted for a maximum of seventy-two hours at any one time with an approved temporary RV street parking permit issued by the city as provided by Section 10.12.021, Early Morning Parking-Temporary Permits, of the Glendora Municipal Code.

12. Grandfathering of 1993 RV Parking Exemptions. The recreation vehicles granted an exemption through the 1993 ordinance and recorded with the community preservation division shall continue to be recognized as valid until the specific vehicle referenced in the exemption is no longer located on the property.

13. Enforcement. The effective date of the ordinance codified in this section shall be six months from the date of adoption by the city council.

14. Administrative Review Permit for RV Storage in RV Front Yard. a. Storage of an RV in an RV front yard area of a single-family residential zone or a multiple-family residential zone developed with only one residence is prohibited unless an administrative review permit is approved by the director of planning and redevelopment.
b. The application for an administrative review permit for RV storage in a RV front yard area shall be denied unless all of the following five findings for approval can be made:
(A) The subject property is unique in size or configuration; (B) There is no available space in a garage, side yard or rear yard area which can accommodate the RV in conformance with this title;
(C) The property can accommodate screening from view from the public right-ofway and surrounding properties with a six-foot high wall/fence and gate constructed with view obscuring material. The six-foot high wall/fence and gate screening does not encroach into the front yard setback area or twentyfive-foot back-out distance from a required garage; Ordinance No. _____ Page 36 of 296
(D) The RV can be parked parallel to the side property line and as near the property line as possible;
(E) Only one RV can qualify for an administrative review permit for RV front yard storage on the subject property.
c. The following development standards shall be incorporated into conditions of approval for the administrative review permit:
(A) The RV storage space shall not encroach or block the required twenty-fivefoot back-out distance from an approved garage; (B) The director may impose additional conditions as needed to ensure compliance with regulations and to reduce adverse impacts to surrounding neighborhood properties.
d. The administrative permit shall be approved or denied by the director of planning and redevelopment with appeal to the planning commission. The action of the planning commission, shall be based on findings in subsections (I)(14)(b)(A) through (E) and supported by factual findings in order to grant the appeal. The action of the planning commission shall be final with no further administrative appeal possible.

I. Off-Street Loading Standards. Every nonresidential use shall have permanently maintained off-street loading spaces pursuant to the following provisions.

1. The following minimum number of loading spaces shall be provided for each use:
a. Commercial, institutional, hospital and senior group housing uses:

Gross Floor Area Spaces Required
Less than 5,000 sq. ft. None
5,000—20,000 sq. ft. One
Each additional 20,000 sq. ft. One additional, maximum of 6 b. Office uses:

Gross Floor Area Spaces Required
Less than 10,000 sq. ft. None
10,000—40,000 sq. ft. One
Each additional 20,000 sq. ft. One additional, maximum of 4 c. Wholesale, warehousing, and industrial uses:

Ordinance No. _____ Page 37 of 296
Gross Floor Area Spaces Required
Less than 10,000 sq. ft. One
Each additional 20,000 sq. ft. One additional
d. Requirements for uses not specifically listed shall be determined by the director based upon the requirements for comparable uses and upon the particular characteristics of the proposed use.

2. Design Standards. All off-street loading areas shall follow the The following design standards as provided in Section 21.03.020 Parking Development and Design Standards and the following standards shall apply to all off-street loading spaces:
a. Dimensions. Required loading spaces shall be not less than fifteen (15) feet in width, fifty feet in length, with fourteen feet of vertical clearance. b. Lighting. Loading spaces shall have lighting capable of providing adequate illumination for security and safety. Lighting standards shall be in scale with the height and use of buildings. Any illumination shall be directed away from adjacent properties and public rights-of-way. Low level lighting shall be used where possible.
c. Location.
i. Loading spaces and docks shall not be provided on primary street frontages.
ii. Loading spaces shall be located and designed to ensure that all vehicular turning maneuvers occur on site.
iii. Loading spaces shall not be located in any required yard setback that is adjacent to a public right-of-way.
d. Lighting. All off-street loading areas shall comply with the lighting requirements as provided in Section 21.03.020(C)(10) (Lighting).
d.e. Screening. Loading areas adjacent to residentially zoned property shall have a sixfoot-high fence or solid architecturally treated wall in accordance with Section

21.03.010(F) (Fences and Walls).with a stucco or equivalent finish or material approved by the director.
e. Striping and Surfacing.
i. Striping. Loading areas shall be striped indicating the loading spaces and identifying the spaces for loading only. All loading spaces shall be clearly outlined with striping, and all aisles, approach lanes, and turning areas Ordinance No. _____ Page 38 of 296
shall be clearly marked with directional arrows and lines to provide for safe traffic movement. The striping shall be maintained in a clear and visible manner.
ii. Surfacing. Loading areas shall be surfaced with a minimum thickness of four inches of asphaltic concrete over a minimum thickness of six inches of an aggregate base material or as otherwise approved by the city engineer. All surfacing shall allow for proper drainage and subject to the approval of the City Engineer.
c. Accessory Dwelling Unit Standards. Parking is not required for an accessory dwelling unit or junior accessory dwelling unit.
(Ord. 2015 § 2, 2017; Ord. 2017 § 2, 2017; Ord. 2053 § 2, 2020) The following sections are not being revised and will remain unchanged in the Code: 21.03.030,

21.03.040, 21.03.050, 21.03.060, 21.03.070, 21.03.080, 21.03.090, 21.03.100, 21.03.110,

21.03.120, 21.03.130, 21.03.140, and 21.03.150.

CHAPTER 21.04 RESIDENTIAL ZONES
§ 21.04.010. Single-family residence.

A. Purpose. The purpose of single-family residential zones is to protect and promote the unique single-family nature of the city by limiting the uses in such zones to residential and residentially compatible uses and by requiring standards for the use, maintenance and development of single-family residential zoned properties. The single-family residence zones are:

1. R-1 (Single-family residential);

2. E-3, E-4, E-5, E-6 and E-7 (Single-family estate);

3. RHR (Rural hillside residential).

B. Permitted Uses.

1. Single Family Residences, Accessory Dwelling Units, SB 9 Units, and Accessory Buildings. Any combination of one single-family residence, an accessory dwelling unit, a junior accessory dwelling unit, a secondary SB 9 unit, and accessory buildings, as provided for herein or under state law.

2. Home Occupations as an Accessory Use to a Single-Family Residence. The establishment and conduct of home occupations shall comply with all of the following requirements to ensure that the use will be compatible with, and not detrimental to, the neighborhood:
a. There shall be no exterior evidence of the conduct of a home occupation. b. The home occupation shall be conducted only within the enclosed living area of the residence or an enclosed, roofed accessory building.

Ordinance No. _____ Page 39 of 296
c. There shall be no storage of hazardous materials.
d. Only the residents of the residence shall be engaged in the home occupation. e. There shall be no sale of goods on the premises.
f. The establishment and conduct of the home occupation shall not change the principal character of the residence.
g. There shall be no signs posted other than those permitted in the zone in which the residence is located.
h. The required residential off-street parking shall be maintained. i. The conduct of the home occupation shall not create greater vehicular or pedestrian traffic than is normal for the zone in which it is located. j. There shall be no outside storage of goods, supplies, equipment or other materials. k. There shall be no pickups or delivery of goods, supplies, equipment, or other materials, except between the hours of seven a.m. and six p.m. l. The conduct of the home occupation use shall not create noise levels in excess of those permitted in the zone in which the residence is located.

3. Boarding House. Except as otherwise permitted by state or federal law, a boarding house is prohibited in single-family zones. Any boarding house use which is nonconforming by reason of adoption of this subsection or any amendment thereto or by annexation to the city of territory upon which a boarding house is located shall be abated, that is, removed or made to comply with the provisions of this chapter, within six months.

4. Care facilitiesincluding intermediate care facility/developmentally disabled habilitative which serves six or fewer persons or an intermediate care facility/developmentally disabled-nursing which servessix or fewer persons or a congregate living health facility, a "residential facility" defined by Section 1502 of the Health and Safety Code, or a "residential care facility" defined by the Health and Safety Code Section 1568.013 shall be considered a residential use of property and shall comply with the provisions of this chapter.

C. Uses Permitted Subject to Conditional Use Permit.

1. Churches;

2. Educational schools;

3. Lodge halls;

4. Child daycare centers in conjunction with a church;

5. Outdoor swap meets.

D. Development Standards.

Ordinance No. _____ Page 40 of 296

1. Single-Family Residences. The minimum lot area, lot width, lot depth, floor area, setbacks and building height shall be as specified in Table A (see appendix to this title).

2. Accessory Buildings.
a. Accessory buildings that are not accessory dwelling units or secondary SB 9 units shall be subject to the floor area ratio or lot coverage standards of the underlying zone.
b. The maximum height shall be sixteen feet, but not exceeding one story. c. Detached accessory buildings shall be set back a minimum of four feet from side and rear property lines and located no closer to a street than the front and street side yard setbacks.
d. Attached accessory buildings shall be subject to the setback requirements of the single-family residence zones as specified in Table A (See Appendix to this title). e. The architectural design and detailing, roof pitch and material, and exterior color and finish materials of an accessory building over two hundred fifty square feet shall match the primary dwelling or be consistent with the city's adopted objective design standards for residential development.

3. Patio Structures. Open patio structures that are attached to a single-family residence may project into the required rear yard setback, but no closer than four (4) feet to the rear property line.

4. Guest Houses.
a. The guest house shall be limited to one bedroom and a three-quarter bathroom (sink, toilet and bathtub or shower only).
b. The guest house shall not include kitchen facilities. c. The guest house shall meet the development standards for accessory buildings. d. The architectural design and detailing, roof pitch and material, and exterior color and finish materials of a guest house hall match the primary dwelling or be consistent with the city's adopted objective design standards for residential development.

5. Churches.
a. The minimum lot area shall be one gross acre.
b. The maximum building height shall be thirty-five feet, but not exceeding two stories.
c. A six-foot-high masonry wall shall be constructed and maintained on all property lines abutting residentially zoned properties.
d. Church sites shall abut and have vehicular access directly from a minimum thirtyfoot-wide public street, as measured from curb to curb.

Ordinance No. _____ Page 41 of 296
e. No building shall be located closer than twenty-five feet to any property line constituting the parcel boundary.
f. A detached single-family residence shall conform to the development standards specified in Table A (see appendix to this title).

6. Educational Schools.
a. The minimum lot area shall be five gross acres.
b. The maximum building height shall be thirty-five feet, but not exceeding two stories.
c. No building shall be located closer than twenty-five feet to any property line constituting the parcel boundary.

7. Lodge Halls. The minimum lot area shall be twice that specified in Table A (see appendix to this title). The minimum lot width, lot depth, floor area ratio, floor area, setbacks and building height shall be as specified in Table A (see appendix to this title).

8. Public Facilities.
a. The minimum setback for structures exceeding nine hundred square feet in area shall be asspecified for the underlying zone, except that there shall be no minimum setback along property boundaries adjacent to another public facility, wash, freeway, railroad, building- or use-restricted area, or other similar rights-of-way or easements.
b. The minimum setback forstructures not exceeding nine hundred square feet in area shall be three feet, except that there shall be no minimum setback along property boundaries adjacent to another public facility, wash, freeway, railroad, building- or use-restricted area, or other similar rights-of-way or easements. c. The maximum lot coverage shall be determined by the reviewing body. d. The maximum floor area ratio shall be determined by the reviewing body. e. The maximum height of structures shall not exceed thirty-five feet.

9. Gated Communities.
a. Planning Commission and City Council Review. A gated community for new or existing areas shall be established within the city only after being reviewed by the planning commission and receiving approval from the city council pursuant to subsection 21.02.040(B)(16) of this title. The city council may impose conditions of approval deemed necessary for the public health, safety and welfare. Persons desiring a gated community shall submit an application for same to the city on forms obtained from the planning and redevelopment department. The application shall be accompanied by a fee as established by resolution of the city council. b. Requirement. The following must be presented in conjunction with an application to establish a gated community:

Ordinance No. _____ Page 42 of 296
i. Area to be Served. A plan showing that the control gates will serve a welldefined, independent neighborhood. In no event, shall a plan be approved or considered by the city where the purpose, intent or effect is to create a gated community within a gated community. Furthermore, no plan shall be approved or considered by the city where access to the proposed gated community requires vehicles to pass through more than one common gate, unlessthe application clearly demonstratesthat the inner gate will be removed upon construction of the outer gate.
ii. Neighborhood Support and Financial Plan. The application shall include a petition containing the notarized signatures of one hundred percent of the property owners within the proposed gated community, as shown on the latest equalized assessment roles of the Los Angeles County Assessor's office, clearly stating their support for the creation of a gated community, a homeowners' association and acceptance of ongoing maintenance responsibilities. A financial plan shall be submitted in connection with the petition demonstrating that the gate, roadways and other public improvements that may be vacated in connection with their request will be properly maintained on a permanent basis.
iii. Design and Access Standards.
(A) The gating mechanism shall provide for the installation of a system override device (e.g. Knox-box) as approved by the Chief of Police, Los Angeles County Fire Department, and other emergency and public utility service providers. Refer to Chapter 9.54 for Police Department requirements.
(B) The gating mechanism shall be set back a distance as established in a queuing study prepared by a licensed traffic engineering firm, which is reviewed by the city and approved by the city council.
(C) A minimum thirty-six foot radius turnaround shall be provided in front of the gating mechanism to ensure unrestricted access to and from the gate area and the public street system. This requirement may be increased based upon site specific considerations of the public health, safety and welfare at the discretion of the city.
(D) An application for a gated community shall be accompanied by written approval from the Los Angeles Fire Department, the city police department, and other emergency service providers for the proposed development or conversion of an existing neighborhood.
(E) The neighborhood served by the proposed gating mechanism shall be self-contained, which means that it shall not contain any public use or through streets.
(F) The gated community must not restrict established public traffic circulation.

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(G) The gated community shall not eliminate access to existing or potential future developments or public or privately owned public use recreation resources, trails or schools. Plans for gated communities shall clearly show how these will continue to be accessible.
iv. Utility Coordination. The plan shall show the layout of adjacent utility facilities. Any utilities that conflict with the proposed gating mechanism, or need to be relocated to provide accessibility as determined by the appropriate utility company, shall be relocated at the applicant's expense. The plan shall also provide access to the neighborhood to perform their function. v. Vacation of Public Streets. When vacation of all or a portion of the public right-of-way is needed to facilitate a gated community, the applicantshall first process a street vacation application through the public works department. No action shall be taken on the gated community request until the city council has taken final action on the street vacation request.

10. Outdoor Swap Meet Standards.
a. The purpose of this section is to regulate the use of outdoor swap meets to ensure that the use will be compatible with and not detrimental to the health, safety and welfare of the public in addition to surrounding residential land uses. b. Outdoor swap meets shall comply with all of the following criteria:
i. The outdoor swap meet shall be located on real property used principally as a public school.
ii. The site must encompass a minimum area of ten acres. iii. The outdoor swap meet shall be located on property with vehicular ingress and egress to two collector streets.
iv. Vehicle parking and traffic circulation shall be in conformity with all applicable state laws and regulations and subsection 21.03.020(H). v. All vehicle parking shall be located on-site. Each site for which a swap meet is proposed must be sufficiently sized to provide adequate vehicle traffic circulation.
vi. All swap meet vendors shall obtain a California State Board of Equalization seller's permit which shall be displayed in a conspicuous location at all times. vii. Sanitary facilities, electrical plans, and ADA accessibility shall be in conformity with all applicable state laws and regulations. viii. All food services shall be licensed by the Los Angeles County Health Department.
ix. Rides and amusement attractions are prohibited.
x. The sale of alcoholic beverages is prohibited.

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xi. The sale of animals is prohibited.

11. Detached Accessory Structures. Properties in the RHR zone are permitted to have up to two 2 detached accessory structures not to exceed one thousand 1,000 square feet in combined total area. Detached accessory structures shall be at least six 6 feet from the main residence, no closer than three 4 feet from the side and rear property line and shall not exceed more than sixteen 16 feet in height. One detached open patio up to four hundred 400 square feet in area shall be allowed and exempted as a detached accessory structure. Any open patio structure exceeding four hundred 400 square feet in area shall be counted as a detached accessory structure, and the area exceeding four hundred 400 square feet will be added to the one thousand 1000 square foot total calculation. For example, if there is an existing six hundred 600 square-foot detached garage and a new five hundred 500 square-foot detached open ratio is proposed, the detached open patio will be considered a detached accessory structure and one hundred 100 square feet of the open patio shall be included in the one thousand 1000 square foot calculation.

Therefore, the total number of detached accessory structures will increase to two 2 and the combined total area of detached accessory structures shall be seven hundred 700 square feet. Open patios are structures without walls, and either a solid or a lattice roof.

E. Rural Hillside Residential (RHR). Properties in the RHR zone shall be subject to the requirements of Section 21.04.030 and the following:

1. For any subdivision, the number of lots shall be determined in part by the following formula, A=1/[1.089— 0.01778(S)], where "A" is the area factor in acres and "S" is the average slope of the subdivision in percentage (S = x%) as computed pursuant to Section

21.04.030 of this chapter. When the average slope of the subdivision exceeds forty-five percent, the average net lot area shall be ten acres. As used in this section, net lot area means the area of a lot unrestricted by recorded instruments for ingress and egress, utilities, flood control or other purposes which prohibit the use of the land for singlefamily purposes. While net lot area may be less than one acre, in no event shall the minimum gross lot size be less than one acre.

2. The maximum number of lots shall be determined by dividing the net area of the subdivision by the area factor and rounding down the next whole number.

3. For any subdivision, no lot that can be subsequently subdivided under this section shall be included in the formula to determine the number of lots unless the development rights beyond one dwelling unit for such lot are dedicated to the city.

4. For any subdivision, lots in excess of the maximum number permitted may be created if dedicated to the city.

5. Care facilities including intermediate care facility/developmentally disabled habilitative which serves six (6) or fewer persons or an intermediate care facility/developmentally disabled-nursing which serves (6) six or fewer persons or a congregate living health facility, a "residential facility" defined by Section 1502 of the Health and Safety Code, or a "residential care facility" defined by the Health and Safety Code Section 1568.013, supportive housing, and transitional housing, shall be considered a residential use of Ordinance No. _____ Page 45 of 296
property and shall comply with the provisions of this chapter. (Ord. 1618 § 1 Exh. A, 1993; Ord. 1675 §§ 3, 4, 1998; Ord. 1713 § 3, 2000; Ord. 1724 § 2, 2000; Ord. 1756 §§ 1—3, 2002; Ord. 1773 §§ 1—2, 2003; Ord. 1777 § 2, 2003; Ord. 1782 §§ 6, 7, 10, 2003; Ord. 1836 § 15, 2006; Ord. 1934 §§ 3, 4, 2010; Ord. 1949 § 3, 2011; Ord. 2006 § 2, 2016; Ord. 2015 § 2, 2017; Ord. 2053 § 2, 2020; Ord. 2081, 1/9/2024; Ord. 2085, 5/28/2024); and §

21.04.020. Multiple-family residence.)
A. Purpose. The purpose of the multiple-family residential zones is to provide for the development of multiple-family residences and compatible uses in a manner that harmonizes with the residential character of the city. This designation is intended for medium to high density residential development. The multiple-family residence zones are:

1. R-2 (Restricted multiple-family residence);

2. R-3 (Multiple-family residence);

3. GA (Garden apartments);

4. LGA (Limited garden apartments).

B. Permitted Uses.

1. Multiple-Family Residences and Accessory Buildings. Development shall be subject to development plan review prior to the issuance of permits in accordance with Section

21.02.040.

2. Single-Family Residence Zone Uses. Uses permitted in the single-family residence zones subject to the development standards of the R-1 single-family zone.

3. City Facilities. Development shall be subject to development plan review prior to the issuance of permits in accordance with Section 21.02.040.

4. Supportive housing, and transitional housing.

C. Uses Permitted Subject to Conditional Use Permit.

1. Uses permitted subject to a conditional use permit in the single-family residence zones;

2. Retention of an existing single-family residence or accessory building on property being developed with multiple-family residences, with the exception of properties being developed with an accessory dwelling unit.

D. Development Standards.

1. Multiple-Family Residences. Lot area, lot area per unit, lot width, lot depth, floor areas, building heights and setbacks shall be as specified in Table B (see Appendix 21.A).

2. Accessory Buildings. The following requirements shall apply to accessory buildings with the exception of properties that include an accessory dwelling unit as defined in Section 21.01.020(C) and required by Section 21.04.040 of this title:
a. The floor area of a detached accessory building shall not exceed one thousand six Ordinance No. _____ Page 46 of 296
hundred square feet.
b. The maximum height shall be sixteen feet, but not exceeding one story. c. Detached accessory buildings shall be set back a minimum of four feet from side and rear property lines and located no closer to a street than the main building or the front and street side yard setbacks, whichever distance is greater. d. Detached accessory buildings with direct vehicular access from a public alley shall be located a minimum of twenty-five feet from the opposite side of the alley. e. Attached accessory buildings shall be subject to the setback requirements of the main buildings.

3. Refuse Areas. All refuse storage requirements for multifamily residential zones shall comply with the design standards provided in Section 21.03.010(L) (Refuse Storage) and Chapter 21.15 (Objective Design Standards). Refuse areas shall be provided for the storage of refuse containers. All refuse shall be deposited in refuse containers in the refuse areas which shall be screened by walls six feet in height and a solid gate not less than five feet in height. The gate shall be maintained in good working order and shall remain closed except when in use. The refuse containers shall be of sufficient size to accommodate the trash generated.

4. Usable Open Space. All open space requirements for multifamily residential zones shall comply with the design standards provided in Section 21.03.010(K) (Landscaping) and Chapter 21.15 (Objective Design Standards). Each multiplefamily development shall provide a minimum of four hundred square feet of usable open space per residential unit, subject to the following standards:
a. The usable open space may be comprised of common open space shared by more than one (1) residential unit or private open space for the exclusive use of the residents of one (1) unit;
b. Common open space at the ground levelshall have a minimum area of two hundred twenty-five square feet and no dimension less than fifteen feet. Private open space located at the ground level shall have a minimum area of one hundred fifty feet square feet and no dimension less than ten feet. Open space provided on a balcony or roof deck shall have a minimum area of sixty square feet and no dimension less than six feet;
c. Private open space located at the ground level adjacent to a street shall be screened to a minimum height of five (5) feet;
d. Parking facilities, driveways, service areas, required setback areas abutting a street and portions of balconies or roof decks, which extend into required setback areas, are not usable open space.

5. Required Landscaping. All landscaping requirements for multiple-family residential zones shall comply with the design standards provided in Section 21.03.010(K) (Landscaping) and Chapter 21.15 (Objective Design Standards). All land not covered Ordinance No. _____ Page 47 of 296
by structures, walkways, driveways and parking shall be landscaped and irrigated with an automatic irrigation system installed in accordance with the Uniform Plumbing Code. The plant material shall be of drought tolerant species and permanently maintained. Berms, walls and/or hedges shall be used in the required setbacks to separate parking facilities from abutting streets.

E. Design Standards. All architectural design standards for multiple-family residential zones shall comply with the design standards provided in Chapter 21.03 (General Regulations) and Chapter 21.15.090 (Architectural Styles).

1. New development shall be architecturally compatible with surrounding neighborhoods.

2. Vehicular access shall be provided from alleys whenever possible.

3. Buildings shall incorporate the following:
a. For each dwelling unit, at least one architectural projection not less than two feet from the wall plane, not less than four feet wide, and extending the full wall height of a single-story building and at least one-half the wall height of a two-story building;
b. For each two dwelling units, a change in wall plane of at least three feet for at least twelve feet;
c. Relatively durable and low maintenance materials;
d. For each dwelling unit, at least one balcony, porch or patio; e. Access points to dwelling units shall be clustered;
f. Entrances to individual units shall be visible from a common open space area or the public right-of-way;
g. Distinctive architectural elements and materials shall denote prominent entrances; h. Exterior stairways shall complement the architecture of the building; i. Stairs shall not be visible from the public right-of-way; j. The design and architecture of accessory buildings shall complement the main buildings;
k. Gutters and down spouts shall be concealed or designed as architectural features and treated to complement or match fascia or wall material; l. Vents shall be concealed or treated to complement or match surrounding architectural materials.
(Ord. 1618 § 1 Exh. A, 1993; Ord. 1782 §§ 12, 14, 2003; Ord. 1949 § 4, 2011; Ord. 2015 § 2, 2017; Ord. 2081, 1/9/2024)
§ 21.04.030. Hillside development.

A. Purpose. The purpose of this section is to regulate the use of land in hillside areas so that Ordinance No. _____ Page 48 of 296
natural characteristics such as land forms, vegetation, wildlife, scenic qualities and open space can substantially be maintained, and more specifically to:

1. Preserve unique and significant geological, biological and hydrological features;

2. Encourage alternative approaches to conventional hillside development practices by achieving land use patterns and intensities that are consistent with natural characteristics;

3. Protect predominant vistas of hillside areas in order to maintain the identity, image, environmental quality and aesthetic quality of the city;

4. Protect the public health and safety from potentially hazardous conditions related to the hillsides.

B. Development Plan Review Required. The provisions of this section shall apply to all parcels with an average slope of ten percent or greater as calculated pursuant to this section. No grading or building permit shall be issued, nor tentative tract map or parcel map approved on any parcel where more than one hundred fifty cubic yards of grading is involved, until a development plan is approved in accordance with Section 21.02.040.

C. Average Slope Determination. For the purposes of this section, the average slope of any parcel shall be determined by the formula, S = [0.0023(I)(L)] A, where "S" is the average slope in percentage (x%), "I" is the contour interval in scale feet, "L" is the combined length of contour lines in scale feet and "A" is the gross area of the parcel in acres. The topographic map used for the determination of average slope shall have a maximum contour interval of five feet and a scale of one inch equals twenty feet for parcels up to five acres in size and one inch equals forty feet for parcels in excess of five acres in size.

D. Development Standards. In addition to the standards specified for the zone in which the parcel is located, hillside development shall comply with the following:

1. Lot Coverage.
a. Lot coverage shall include all impervious surface area of the lot with the exception of the following:
i. Streets located on a parcel leading to other properties; ii. Fire department access turnaround requirements;
iii. Utility structures located in easement areas such as debris basins or maintenance roads managed by the Los Angeles County flood control district or other utility;
iv. Approved driveways leading to a two-car garage;
v. Paved pathways or walkways up to three feet in width on flat pad areas adjacent to a residence;
vi. Retaining walls;
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vii. Water surface area of pools and spas (pool decking is not excepted). b. The maximum lot coverage on any parcel shall be as follows:

Average Slope Maximum Lot Coverage
10%—less than 25% 25%
25%—less than 35% 20%
35%—less than 40% 15%
40%—less than 45% 10%
45% or greater 5%

2. Prohibited Grading. Grading shall be prohibited in any area where the natural slopes exceeds thirty-five percent. To evidence compliance with this section, the applicant shall submit a digital topographic map in a format designated by the department of planning and redevelopment under any of the following conditions:
a. Where grading of more than one hundred fifty cubic yards is proposed on an ungraded parcel. b. Where grading of more than one hundred fifty yards is proposed on a previously graded parcel which was not authorized by the city of Glendora. c. Where grading of more than one hundred fifty cubic yards is proposed on a previously graded parcel which was authorized by the city of Glendora (unless the digital topographic map is already on file with the city of Glendora). d. For any proposed parcel map or subdivision map.

3. Natural Land Form. Development of parcels shall conform to the natural land form and require minimal grading.

4. Canyons. Development near canyons shall be prohibited to protect the watershed and preserve large areas of undeveloped space and significant natural features.

5. Design of Structures. Structures shall be designed to relate to the overall form of the terrain and fit into the hillside rather than altering the hillside to fit the structures. a. Structures shall be designed to preserve or enhance vistas, particularly those seen from public property.
b. Structures shall be designed to preserve visually significant rock outcroppings, natural hydrology, native plant materials and areas of visual or historical significance.
c. No structure shall be located within fifty horizontal feet of a ridge line. d. Structures shall be designed to use the natural ridge line as a backdrop. e. Structures shall be designed to use plant materials as a backdrop.

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f. Structures shall be designed to conceal manufactured slopes. g. Stepped foundations shall be required to minimize grading. h. Interior fire sprinklers and fire retardant building materials shall be required. i. Building materials and colors shall reviewed and approved by staff and be compatible with the natural setting. The exterior colors shall be limited to earth tones found in nearby natural vegetation, soil or come from natural sources (e.g., rock, stone, wood) or resemble a natural appearance whenever possible. j. Reflective materials(e.g., mirrored glass, polished metal) (except for non-mirrored glass) shall not be apparent (as viewed from over one hundred feet away) on the exterior of dwelling units, accessory structures, or equipment located on the parcel to provide for utilities.

6. Streets. Streets shall be designed to generally follow the natural contours and land form to minimize grading.

7. Retaining Walls. Retaining walls visible from public rights-of-way shall not exceed six feet in height as measured from the base of the walls. Crib walls visible from public rights-of-way shall not exceed fifteen feet in height as measured from the base of the walls.

8. Trails. Handicapped access, bicycle, hiking and equestrian trails shall be integrated into the overall circulation plan.

9. Landscaping and Irrigation. Manufactured slopes and disturbed areas shall be landscaped and irrigated to prevent erosion, provide aesthetic relief and blend in with existing vegetation.
a. Landscaping shall be adequate to protect against erosion. Such landscaping shall include at least one five-gallon shrub for each one hundred square feet ofslope area or disturbed area and sufficient ground cover to cover the area within one year from time of planting.
b. Landscape and irrigation plans shall be submitted to the director for review and approval. A functional test of the irrigation system shall be performed in the presence of a building inspector and subject to the inspector's approval. c. Landscaping and irrigation shall be maintained by the developer until the property is occupied. The developer shall provide guarantees, satisfactory to the reviewing body, for maintenance.
d. The interface between new development and natural open space shall be designed to provide a gradual transition from manufactured areas into natural areas.

Landscaping (which is compatible with natural vegetation) shall be designed so that it extends out from developed areas and forms a cohesive pattern with existing natural vegetation. The purpose is to blend the new landscape with the natural vegetation. (It is intended that the transition between manufactured areas and natural areas occur sufficiently beyond residential structures so as to permit the Ordinance No. _____ Page 51 of 296
development to meet applicable fire department brush clearance requirements.) e. Landscaping along the slope side of development shall be designed to maintain viewsfrom the residence yetscreen and soften the architecture from views at lower elevations.
f. Structures visible from lower elevations shall be softened with landscape screening. Walls over four feet in height and over twenty-five feet in length shall be softened and screened with plant materials. Landscape plans shall be reviewed and approved by the planning commission. Landscape materials selected should be of a size and variety to provide any required screening within four years after planting. Approved landscape shall be installed prior to issuance of occupancy permits. Such landscaping shall be consistent with fire department fuel modification requirements and recommended plant species. g. Trees and shrubs shall be arranged in informal, randomly spaced masses, and shall be placed selectively to reduce the scale of and help to blend manufactured slopes into natural terrain.
h. Landscape palettesshall be derived from the Los Angeles County fire department's fuel modification plan desirable plant list and shall use native plant species to the greatest extent feasible.
i. Plant materials that are used to stabilize a graded slope shall blend with the surrounding native plant materials in color and texture to the greatest extent feasible.
j. For fire prevention purposes, a fuel modification plan consistent with Los Angeles County fire department fuel modification plan requirements shall be submitted to the department of planning and redevelopment and department of public works for review and approval prior to issuance of building permits. k. Building Restriction Areas. For properties with city designated building restriction areas, these designated areasshall remain in their naturalstate to the greatest extent feasible consistent with fuel modification plan requirements. In any case, all landscaping within building restriction areas required by a fuel modification plan shall be done with complementary native plant materials identified on the Los Angeles County fire department fuel modification plan desirable plants list. Any plant material not listed on the Los Angeles County fuel modification Appendix II desirable plants list shall be reviewed and approved by the planning commission.

10. Manufactured Slopes. Manufactured slopes shall conform to the following standards:
a. The overallshape, height and grade of any slope shall be developed in concert with existing natural contours and scale of the natural terrain. b. Where slopes intersect, the intersection shall be rounded and blended. c. Where slopes intersect the natural grade, the intersection shall be rounded and blended with the natural contours to present a natural slope appearance.

Ordinance No. _____ Page 52 of 296
d. Horizontal contours of slopes shall be developed in concert with existing contours. (Ord. 1618 § 1 Exh. A, 1993; Ord. 1756 § 4, 2002; Ord. 1768 § 5, 2003; Ord. 1868 § 2, 2007) § 21.04.040. Accessory dwelling units and secondary SB 9 units.

A. Purpose. This section is intended to implement provisions of Government Code Sections 65852.2, 65852.22, 66452.6, 65852.21, and 66411.7 and, in case of ambiguity, shall be interpreted to be consistent with such provisions.

B. Applicability.

1. Accessory dwelling units shall be permitted on any lot where single-family or multifamily dwelling units are permitted. Accessory dwelling units do not exceed the allowable density for the lot upon which the accessory dwelling unit is located and will be considered a residential use that is consistent with the existing general plan and zoning designation for the lot.

2. Secondary SB 9 units and primary dwelling units shall be permitted on any lot zoned for single-family residential except as limited herein. Secondary SB 9 units shall not exceed the allowable density for the lot upon which they are located and are considered a residential use that is consistent with the existing general plan and zoning designation for the lot.

C. Accessory Dwelling Units.

1. Location.
a. An accessory dwelling unit shall be located on a lot that is zoned to allow single or multifamily residential uses and includes a proposed or existing dwelling. b. The accessory dwelling unit is either attached to the existing primary dwelling unit, attached to a secondary SB 9 unit, or detached and located on the same lot. c. An accessory dwelling unit shall not be permitted in a very high fire hazard severity zone where the lot is not served by a public or private street that meets city standards.

2. Standards.
a. An accessory dwelling unit must be located on the same lot as the proposed or existing primary dwelling.
b. An accessory dwelling unit may be either attached or detached from the primary dwelling, attached or detached from any secondary SB 9 units, and in multifamily or mixed-use zones, attached or detached from any other accessory dwelling units. c. Attached and detached accessory dwelling units shall comply with the building orientation requirements provided in Chapter 21.15.040.B (Site Layout and Building Orientation). Attached or detached accessory dwelling units shall provide a separate entrance from the primary dwelling.
d. Accessory dwelling units shall have their address clearly labeled on the main Ordinance No. _____ Page 53 of 296
entrance, and if the main entrance is not viewable from the street that the primary dwelling fronts, a corresponding address marking shall be viewable from the street. e. The application of zoning standards shall not preclude the construction of an accessory dwelling unit that is up to one thousand two hundred square feet and maintains four-foot side and rear setbacks, and is otherwise in compliance with all other local design, development standards.
f. Attached and detached accessory dwelling units shall comply with the architectural style requirements provided in Chapter 21.15.040.F (Building Design). The architectural design and detailing, roof pitch and material, and exterior color and finish materials including trim and windows of an accessory dwelling unit shall match the primary dwelling or be consistent with the city's adopted objective design standards for residential development. g. An accessory dwelling unit may not be sold or otherwise conveyed separate from the primary dwelling.
h. Neither the primary dwelling nor the accessory dwelling unit shall be rented for a period of less than thirty days.
i. Accessory Dwelling Unit Development Standards:

Location Attached or detached from an existing dwelling unit.

Size Minimum size: efficiency unit as defined in the California Health and Safety Code § 17958.1.

Maximum size shall be 1,200 square feet.

Setbacks Front setback shall be the same as the regulatory setback of the zoning district.

Minimum side and rear setbacks shall be 4 feet.

Height Maximum of 2 stories, not to exceed 25 feet in height.

Off-street parking Not required, but 1 space per dwelling unit recommended.

D. Junior Accessory Dwelling Units.

1. Location.
a. A junior accessory dwelling unit may be located on a lot within a single-family zone.
b. A junior accessory dwelling unit shall be constructed within the walls of a proposed or existing single-family residence.

2. Standards.
a. A junior accessory dwelling unit shall not exceed five hundred square feet and shall be constructed within the walls of an existing or proposed single-family dwelling.

An additional one hundred fifty square feet beyond the physical dimensions of the Ordinance No. _____ Page 54 of 296
existing structure is permitted to accommodate ingress and egress to the junior accessory dwelling unit.
b. A junior accessory dwelling units shall comply with the building orientation requirements provided in Chapter 21.15.040.B (Building Orientation). A junior accessory shall include a separate exterior entrance from the main entrance to the primary dwelling unit.
c. A junior accessory dwelling unit shall include at least an efficiency kitchen which shall include all of the following: (i) a cooking facility with appliances; and (ii) a food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.
d. A junior accessory dwelling unit may include separate sanitation facilities or share sanitation facilities with the existing primary dwelling. e. A junior accessory dwelling unit shall require owner-occupancy of the primary dwelling or the junior accessory dwelling unit. Before permit issuance, the city shall be provided a copy of a recorded deed restriction which shall include: (i) restrictions on the size and attributes of the junior accessory dwelling unit; (ii) prohibition of the sale of the junior accessory dwelling unit separate from the primary dwelling; (iii) if the junior accessory dwelling unit or primary dwelling is rented, the term shall not be for a period of less than thirty days; (iv) requirement that either the junior accessory dwelling or the primary dwelling be occupied by the property owner; and (v) a statement that the deed restriction shall be enforced against future owners.

E. Density and Conversion of Existing Structures.

1. The number of accessory and junior accessory dwelling units shall be permitted as follows:
a. One accessory dwelling unit on a lot located within a single-family zone. b. One junior accessory dwelling unit on a lot located within a single-family zone. c. The junior accessory dwelling unit is allowed on the same lot as an accessory dwelling unit and secondary SB 9 unit provided that the junior accessory dwelling unit is within the walls of a proposed or existing primary single-family dwelling. d. An existing detached accessory structure, regardless of size, may be converted to an accessory dwelling unit. No setback is required for the conversion or replacement of an existing living area, garage, or accessory structure to an accessory dwelling unit where the dimensions and location of the existing structure will not change.
e. Two accessory dwelling units located on a lot with an existing or proposed multifamily dwelling.
f. Portions of a multifamily dwelling structure that is not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, Ordinance No. _____ Page 55 of 296
basements, or garages may be converted to an accessory dwelling unit if each unit complies with state building standards for dwelling. The number of accessory dwelling units created by converting non-livable space shall not exceed twentyfive percent of the multifamily dwelling units. Where the number of existing dwelling units is seven or less, one accessory dwelling unit by conversion may be created.

F. SB 9 Units.

1. Location.
a. SB 9 lot splits and dwelling units shall be located on a lot within a single-family zone excluding the following:
i. A very high fire hazard severity zone where the lot is not served by a public or private street that meets city standards;
ii. A lot located within the Historic Preservation Overlay Zone (HPOZ); iii. A property that is on the State Historic Resources Inventory, or a site designated as a city or county landmark, or historic property or district; iv. Sites in 100-year floodplains and floodways unless a letter of map revision has been issued by FEMA or meets the minimum National Flood Insurance Program requirements as defined by FEMA;
v. Designated habitat for a protected species; or
vi. Undeveloped lots not improved with an existing single-family dwelling are ineligible for an SB 9 lot split.

2. Application Eligibility.
a. An applicant for SB 9 lot split must be an individual property owner of record meaning a natural person holding fee title individually or jointly in the person's own name or a beneficiary of a trust that holds fee title, verifiably live on the subject project from the time of application, and agree to live on the subject property by signing a legal affidavit under penalty of perjury for false statements, to intend to live on the subject property for three years from the date of the application. An applicant may not include any corporation or corporate person of any kind except for a community land trust or a qualified nonprofit corporation. b. Parcels created through a prior SB 9 lot split shall not be further subdivided.

Neither the owner of the parcel being divided nor any other person acting in concert with the owner shall have previously subdivided any adjacent parcel under SB 9.

3. Standards.
a. A secondary SB 9 unit must be located on the same lot as the proposed or existing primary dwelling.

Ordinance No. _____ Page 56 of 296
b. A secondary SB 9 unit may be either attached or detached from the primary dwelling, attached or detached from any accessory dwelling units. c. Attached or detached SB 9 dwelling units shall provide a separate entrance from the primary dwelling.
d. SB 9 units shall have their address clearly labeled on the main entrance, and if the main entrance is not viewable from the street that the primary dwelling fronts, a corresponding address marking viewable from the street. e. The architectural design and detailing, roof pitch and material, and exterior color and finish materials including trim and windows of an SB 9 unit shall match the primary dwelling or be consistent with the city's adopted objective design standards for residential development.
f. An SB 9 unit shall not be sold or otherwise conveyed separately from the primary dwelling unit sharing the same lot.
g. Neither the primary dwelling nor the SB 9 unit shall be rented for a period of less than thirty days.
h. The application of zoning standards shall not preclude the construction of a secondary SB 9 unit that is up to one thousand two hundred square feet and maintains four-foot side and rear setbacks, and is otherwise in compliance with all other local design, development standards. Secondary SB 9 units are exempt from floor area ratio requirements.
i. If there is a combination of SB 9 units, ADUs, and/or JADU, the parking requirement for each unit shall be according to the standards for that unit in the Glendora Municipal Code.
j. One off street parking space per SB 9 unit shall be required, outside of the required setbacks abutting a public or private street, according to the standards prescribed in Section 21.03.020, unless:
i. The parcel islocated within a one-half mile walking distance of a high-quality transit corridor, or a major transit stop (see definitions in Public Resources Code Sections 21155 and 21064.3);
ii. There is a car share vehicle located within one block of the parcel. For Glendora, the only eligible transit facilities known are Metro's "APU/Citrus" station and the future "Glendora" station.
k. SB 9 Unit Development Standards:

Location Attached or detached from an existing dwelling unit.

Secondary SB 9 Unit Size Minimum size: efficiency unit as defined in the California Health and Safety Code § 17958.1.

Maximum size shall be 1,200 square feet.

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Proposed Primary SB 9 Unit
Size on an undeveloped lot
created through an SB 9 lot
split.

Maximum allowable under the underlying zone's floor area ratio (FAR). For example, on a 10,000-square-foot lot with a 35% FAR, a proposed SB 9 primary unit may be up to 3,500 square feet. On a 5,000-square-foot lot, the primary dwelling unit may be up to 1,750 square feet.

Setbacks Front setback shall be the same as the regulatory setback of the zoning district.

Side and rear setbacks shall be 4 feet.

Height 2 stories, not to exceed 25 feet in height.

Open Space 200 square feet of open space shall be provided per dwelling unit on SB 9 developments. This may be common open space and no dimension shall be less than 10 feet. Parking facilities, driveways, and service areas are not usable open space.

Off-Street Parking 1 off-street parking space, meeting city standards, is required per SB 9 unit. For example, on a development with a primary dwelling unit, an ADU, and a secondary SB 9 unit, two spaces are required (1 for the primary dwelling, and 1 for the secondary SB 9 unit, with ADUs exempt from parking requirements).

4. Density and conversion of existing structures. The number of SB 9 units shall be permitted as follows:
a. One primary SB 9 unit on a lot created through an urban lot split. b. One secondary SB 9 unit on a lot located within a single-family zone. c. The total number of dwelling units within the area of the original single-family lot shall not exceed four regardless of whether the lot is split or not i.e. SB 9 is not a pathway to get eight units on two lots created from one original lot. d. Possible residential dwelling unit configurations if lot is not split under SB 9:
i. Primary dwelling, secondary dwelling
ii. Primary dwelling, JADU
iii. Primary dwelling, ADU
iv. Primary dwelling, ADU, JADU
v. Primary dwelling, secondary dwelling, ADU
vi. Duplex (primary and secondary dwelling attached)
vii. Duplex (primary and secondary dwelling attached), ADU(s) viii. Primary dwelling, detached ADU(s), and JADU
Ordinance No. _____ Page 58 of 296
ix. Quadplex (Primary dwelling, secondary dwelling, ADU, and JADU) e. Possible residential dwelling unit configurations if a lot is split under SB 9:
i. Primary dwelling, secondary dwelling
ii. Duplex (one primary and one secondary dwelling attached) iii. Primary dwelling with a JADU
iv. Primary dwelling with an existing ADU (attached or detached) v. If a lot already has a primary dwelling, an ADU, and a JADU, then the undeveloped lot can only have a primary dwelling, keeping the total number of structures in the area of the original lot to four.
f. A primary dwelling unit that was legally established prior to the SB 9 lot split may only be enlarged to the maximum square footage allowable under the FAR. If an existing primary dwelling unit exceeds the allowable FAR, then the primary dwelling unit may not be enlarged.
g. Unless superseded by state law, the granting of variances for relief from any development standard or requirement for any permit under SB 9 is prohibited. (Ord. 2053 § 3, 2020; Ord. 2085, 5/28/2024; Ord. 2090, 10/22/2024) Ordinance No. _____ Page 59 of 296
CHAPTER 21.05 COMMERCIAL AND INDUSTRIAL ZONES
A. Purpose. To provide for the development of commercial areas for retail and service establishments, professional and office uses, and related enterprises in a manner that implements the general plan and accommodates the needs of community residents.

Specifically, these regulations are designed to provide appropriate locations for retail, service, office and professional uses; promote and encourage convenient access to developments; promote and encourage aesthetically pleasing design; and ensure adequate size, shape and space to meet the needs of development. The commercial and professional zones are as follows:

1. C-1 (professional);

2. C-2 (limited retail business);

3. C-3 (retail commercial);

4. CM (commercial-manufacturing).

B. Permitted Uses. Uses permitted are specified in Table C (see appendix).

C. Permitted Uses Subject to a Conditional Use Permit and Minor Conditional Use Permit. Uses permitted subject to a conditional use permit and minor conditional use permit are specified in Table C (see appendix) and are described by the terms CUP and MCUP.

D. Development Standards.

1. General Standards. The maximum lot area, minimum lot width, minimum setbacks, maximum building height, and minimum floor area shall be as specified in Table D (see appendix).

2. Required Walls. Walls and Fences. All wall and fence design standards shall comply with the requirements of Section 21.03.010(F)(4) (Commercial and Professional Zones) and Chapter 21.15.080 (Commercial and Industrial). Masonry walls of six feet, measured from the highest adjacent grade, shall be provided on property lines contiguous to residential zones.

3. Refuse Areas. Refuse areas shall be provided for the storage of refuse containers. All refuse shall be deposited in refuse containers in the refuse areas which shall be screened by walls six feet in height and a solid gate not less than five feet in height. The gate shall be maintained in good working order and shall remain closed except when in use. The refuse containers shall be of sufficient size to accommodate the trash generated, as specified in Section 21.03.010(J).

4. Adult Businesses. Adult businesses shall not be located closer than one thousand feet to any residential zone, church, school or day care facility.

5. Service Stations. Service stations shall be permitted subject to conditional use permit approval only in the zones specified in Table C (see appendix). When authorized by a conditional use permit, the following minimum standards shall apply. This subsection shall not replace or reduce any minimum zoning, building or other ordinance Ordinance No. _____ Page 60 of 296
requirements; however, when the requirements of this subsection are more restrictive, the requirements of this subsection shall control.
a. Service stations shall be permitted only at the intersections of arterial and/or collector streets. The total number of service stations permitted at the intersection of two or more through streets shall not exceed two (2). The total number of service stations permitted at "T" intersections shall not exceed one (1). Service stations shall not be permitted within two hundred fifty 250 feet of any property used as a school, church, theater or other place of assembly. b. A minimum of four (4) pumps shall be provided before a convenience store is permitted.
c. The minimum lot area for a full-service station shall be twenty-two thousand five hundred 22,500 square feet with minimum street frontage of one hundred fifty 150 feet on each adjacent street.
d. The minimum building floor area for a full-service station without a convenience store shall be one thousand two hundred 1,200 square feet. One (1) accessory structure of not less than one hundred fifty 150 square feet may be provided when located beneath a canopy. No other accessory structures except public phone booths and refuse areas shall be permitted.
e. The minimum building floor area for a full-service station with a convenience store shall be two thousand eight hundred 2,800 square feet. At least 1,600 one thousand six hundred square feet of floor area shall be devoted to the operation of a convenience store. At least one thousand two hundred 1,200 square feet of floor area shall be devoted to repair facilities. No other accessory structures except public phone booths and refuse areas shall be permitted. f. The minimum lot area for a self-service station without a convenience store shall be fifteen thousand 15,000 square feet with a minimum street frontage of one hundred twenty-five 125 feet on each adjacent street.
g. The minimum lot area for a self-service station with a convenience store shall be 22,000 square feet with a minimum street frontage of one hundred fifty 150 feet on each adjacent street.
h. The minimum building floor area for a self-service station without a convenience store shall be one hundred fifty 150 square feet when beneath a canopy or in a building of not less than six hundred 600 square feet. No other accessory structures except public phone booths and refuse areas shall be permitted. i. The minimum building floor area for a self-service station with a convenience store shall be one thousand six hundred 1,600 square feet. No other accessory structures except public phone booths and refuse areas shall be permitted.

E. No service station shall have more than two (2) access ways on any one street frontage. a. Public restrooms shall be provided at full-service stations and at self-service Ordinance No. _____ Page 61 of 296
stations when a building is provided exclusive of canopies. Restroom entrances shall be screened from view of adjacent property and public rights-of-way. b. Air and water facilities shall be made available for public use. c. Landscaping. All landscaping standards shall comply with the requirements of Section 21.03.010(K) (Landscaping). in addition to that otherwise required by this title, shall include two hundred square feet of planting area, raised by curbs six inches in height, at the intersection of street property lines and planters three feet wide, raised by curbs six inches in height, along interior property lines except where building placement prevents the placement of such planters. d. Lighting. All landscaping standards shall comply with the requirements of Section 21.03.010(N) (Outdoor Lighting). Exterior lighting shall be arranged and shielded to prevent spill over on adjoining property and the public right-of-way. e. Each pump island may include computerized payment stations. Such stations shall be situated in a manner that will not cause interference with circulation or the sale of motor fuels.
f. Merchandise, wares and crates, in the form of storage or displays, shall be within the confines of the building provided that outside placement of soft drink dispensers when associated with a water cooling system may be approved by the director.
g. A convenience store's display area shall be divided between the display of beverage and food items and nonfood items such that nonfood items shall account for at least sixty-five 65 percent of the display area. h. Hours of operation for the sale of motor fuels, lubricating oils, brake and cooling fluids, and such services and replacements as are permitted without the confines of a building are unlimited. Automobile repair operations required to be within a building shall be conducted between the hours of seven 7 a.m. to 7 seven p.m.

Delivery of products, excluding automobile fuels, are limited to the hours between seven 7 a.m. to ten 10 p.m.
i. For each twenty 20 lineal feet of pump island fascia that is served by a nozzle, one- half of one parking stall shall be deducted from the required parking for a convenience store. No more than three (3) parking stalls may be deducted in this manner.

2. Convenience Stores.
a. The site shall have frontage along an arterial or collector street. The site shall not have direct access to a local residential street.
b. One access drive shall be permitted on each street frontage. The design and location of access drives shall be subject to the approval of the dDirector.

Ordinance No. _____ Page 62 of 296
c. A bicycle rack designed to accommodate a minimum of three (3) bicycles shall be installed in a convenient location visible from the inside of the store. d. Restrooms shall be provided within the store.
e. Public pay telephones provided on-site shall be featured with call-out service only. f. Video games shall not be installed or operated on the premises.

3. Hotels and Motels. Hotels and motels shall be permitted subject to conditional use permit approval only in the zones specified in Table C (see appendix). When authorized by a conditional use permit, the following minimum standards shall apply:
a. The minimum floor area for a guest room shall be two hundred seventy-five 275 square feet, except that a guest room with a kitchenette shall have a minimum floor area of three hundred 300 square feet.
b. The minimum floor area for a manager's unit shall meet the dwelling unit floor area requirements of the R-3, multiple-family residence zone. c. The minimum lot area to develop a hotel or motel shall be three acres. d. The maximum number of vending machines shall be limited to a ratio of one (1) machine for every five (5) guest rooms. All outdoor vending machines are to be enclosed on three (3) sides and located so as not to be visible from a public street.

4. Public Storage Facilities. Public storage facilities shall be permitted subject to conditional use permit approval only in the zones specified in Table C (see appendix).

When authorized by a conditional use permit, the following minimum standards shall apply:
a. The use shall be limited to the lease or rental of separate storage spaces. On-site, twenty-four 24-hour management shall be provided. Outdoor storage, sale, washing, repair or maintenance of boats, vehicles or other equipment or materials shall not be permitted.
b. The use shall only be permitted along arterial streets. c. The minimum lot area shall be forty thousand 40,000 square feet and the minimum street frontage shall be two hundred feet.
d. The maximum building height shall be twenty-five 25 feet, but not exceeding two (2) stories, except that any building or portion of a building within twenty-five 25 feet of the front or street side setback shall have a maximum height of ten 10 feet., but not exceeding one (1) story.

5. Swap Meets, Indoor. Indoor swap meets shall be permitted subject to conditional use permit approval only in the zones specified in Table C (see appendix). When authorized by a conditional use permit, the following minimum standards shall apply:
a. The use shall not be located on any parcel within two hundred fifty feet of a Ordinance No. _____ Page 63 of 296
residential zone;
b. The minimum building size shall be thirty thousand square feet; c. Each business tenant shall conduct the sale of new or used goods and merchandise from a tenant enclosure;
d. Each tenant enclosure shall have a minimum area of nine hundred square feet with a minimum dimension of thirty feet;
e. Each tenant enclosure shall be surrounded on three sides by an eight-foot-high wall, which shall be constructed out of material approved by the Uniform Building Code;
f. Each tenant enclosure shall have a wall covering of one-half-inch drywall, which shall be fire taped and painted and four-inch base molding within one-fourth-inch of the finish floor of the enclosure. Other material may be used as approved by the director;
g. Each tenant enclosure wall shall be appropriately secured to a building wall or foundation;
h. Each business tenant shall have a seller's permit from the State Board of Equalization;
i. A building manager, over the age of twenty-one years, must be present during all business operating hours;
j. A minimum one thousand square feet of storage area shall be provided for each ten thousand square feet of gross floor area or fraction thereof.

6. Beauty/Health Spa or Ancillary Massage Therapy Use in Conjunction with a Beauty/ Health Spa or Gym.
a. An ancillary massage therapy use in conjunction with a beauty/health spa or gym shall not occupy more than thirty percent of the gross floor area of the primary use. b. A beauty/health spa or ancillary massage therapy use shall be located only on the ground-floor of a building.
c. Curtains or blackened windows that obscure retail storefronts or retail windows containing beauty/health spa or ancillary massage therapy uses shall not be allowed.

7. Pawn Shops and Gold and Silver Dealers.
a. The purpose of this subsection is to regulate the locations and general operation and maintenance standards for pawn shops and gold and silver dealers within the city to ensure security and compatibility with surrounding uses and properties and to avoid any impacts associated with such uses.
b. Site Location, Operation and Development Standards. The standards set forth in Ordinance No. _____ Page 64 of 296
this subsection shall apply to pawn shops and gold and silver dealers unless otherwise specified in this subsection.
i. Site Location Standards.
(A) Pawn shops and gold and silver dealers shall be limited to CM, commercial manufacturing zones.
(B) A minimum separation distance of five hundred feet is required between each commercial manufacturing zoned parcel containing a pawn shop or gold and silver dealer use, and no more than one pawn shop or gold and silver dealer is allowed per parcel.
(C) No pawn shops or gold and silver dealers are allowed on commercial manufacturing zoned parcels that abut residentially zoned parcels. No pawn shops or gold and silver dealer uses are allowed on commercial manufacturing zoned parcels that are located within fifty-nine feet of a residentially zoned parcel.
(D) No ingress or egress is allowed onto a residential street from a commercial manufacturing zoned parcel containing a pawn shop or gold and silver dealer.
ii. Operation and Development Standards.
(A) The business shall have lighting to provide illumination for security and safety of parking and access areas. On-site lighting plans shall be submitted to the city for review and approval prior to issuance of a business license.
(B) A security plan shall be provided to the Glendora police department and planning department for review and approval prior to issuance of a business license.
(C) The business windows shall not be tinted or obscured in any way, including by temporary or painted window signs, and the interior lighting of the business from the exterior of the business shall remain at adequate levels to clearly see into the business from the exterior of the business. (D) A sign shall be posted in the front of the business indicating that no loitering is permitted per the Glendora Municipal Code. (E) Prior to occupancy of the business, the business owner shall sign a trespass authority letter authorizing the Glendora police department to enforce trespass law. A copy of this letter shall be provided to the planning department.
(F) Hours of operation shall be limited to nine a.m. to seven p.m., Monday through Sunday.

F. Design Standards. The provisions of this section shall apply to work requiring a building Ordinance No. _____ Page 65 of 296
permit within any commercial zone except the civic center district, which is regulated by the civic center district overlay development standards.

1. Site Planning. Placement of buildings shall consider the existing context of the commercial area, the location of incompatible land uses, the location of major traffic generators as well as an analysis of a site's characteristics and particular influences. a. Buildings shall be sited in a manner that will complement adjacent buildings.

Building sites shall be developed in a coordinated manner to provide order and diversity and avoid a jumbled, confused development.
b. New buildings shall be clustered to create plazas and pedestrian malls and to prevent long rows of buildings. When clustering is impractical, a visual link shall be established between separate buildings. Thislink shall be accomplished through the use of an arcade system, trellis or other open structure. c. Outdoor spaces between buildings shall have clear, recognizable shapesthat reflect careful planning and not simply "left over" areas between buildings. Such spaces shall provide pedestrian amenities such as shade, benches, fountains, etc. d. Freestanding, singular commercial buildings shall be oriented with their major façade and entry toward the street.
e. Outdoor spaces shall be clustered into large, predominant landscape areas rather than distributed into areas of low impact such as at building peripheries, behind buildings, or in areas of low visibility when not required as a buffer or setback.

2. Landscaping.
a. Landscaping shall be used to define specific areas such as entrances to buildings and parking areas, transitions between land uses, and screening for loading and equipment areas.
b. Landscaping shall be in scale with adjacent buildings at maturity. c. Landscaping shall be provided around the base of buildings to reduce building mass and height.
d. Trees shall be located throughout the parking area and not simply at the ends of parking aisles.
e. Landscaping shall be protected with raised planting surfaces, depressed walks, or curbs. Mowing strips shall be provided between turf and shrub areas. f. Vines and climbing plants shall be provided on building walls, trellises, and garden walls.
g. Boxed and tubbed plants in clay or wood containers shall be provided, especially along pedestrian walks.
h. Landscaping shall be maintained to provide adequate visibility.

Ordinance No. _____ Page 66 of 296

3. Walls and Fences.
a. Walls and fences shall not be used, unless needed or required for screening, security, or buffering land uses. Walls and fences shall be as low as possible while performing these functions.
b. Walls shall be compatible with building architecture and site design. Landscaping shall be used in combination with such walls when possible. c. Chain link fences shall not be visible from public rights-of-way. d. Long expanses of fence or wallsurfacesshall be architecturally designed to prevent monotony. Landscape pockets shall be provided.

4. Screening. Screening shall be compatible with building architecture and site design.

5. Architectural Design Standards.
a. Buildings shall relate to open spacesto allow adequate sun and ventilation, provide protection from prevailing winds, create views of mountains and hills, and minimize obstruction of views of mountains and hills.
b. Buildings shall be compatible with the height and scale of surrounding buildings.

The height of new buildings shall transition from the height of adjacent buildings to the maximum height of the proposed buildings.
c. Planes of exterior walls shall be varied in depth and/or direction. Wall planes shall not exceed fifty feet in length without an offset.
d. The height of a building shall be varied to give the appearance of divided, distinct massing elements.
e. Different parts of a building façade shall be articulated by the use of color, the arrangement of elements, or a change in materials.
f. Building scale shall be reduced through window patterns, structural bays, roof overhangs, siding, awnings, moldings, fixtures and other details. g. Building scale shall be related to pedestrian areas such as plazas and courtyards. h. Large buildings shall be broken up by creating horizontal emphasis through the use of trim; adding awnings, eaves, windows or other architectural ornamentation; using combinations of complementary colors; and using landscape materials. i. Large areas of intense white or dark colors shall be avoided. Subdued colors shall be used as dominant overall colors. Bright colors shall only be used for trim. j. Colors shall be compatible with that of adjacent buildings, unless colors of adjacent buildings strongly diverge from these standards.
k. The number of colors on building exteriors shall not exceed three. l. Primary colors shall only be used to accent building elements, such as door and Ordinance No. _____ Page 67 of 296
window frames and architectural details.
m. Architectural detailing shall be painted to complement the façade and adjacent buildings.
n. Wall materials shall be chosen that will withstand abuse by vandals or accidental damage from machinery and equipment.
o. Roller shutter doors shall be located on the inside of buildings.

6. Roofs:
a. Roof lines shall not exceed fifty feet in length without an offset or jog. b. Nearly vertical roofs shall not be permitted. Mansard roofs shall wrap around the entire building perimeter.
c. Corrugated metal, high contrast surfaces, brightly colored surfaces, highly reflective surfaces and illuminated roofing shall not be permitted.

7. Awnings:
a. Awnings used along a row of contiguous buildings shall be of the same form and uniformly located with a minimum vertical clearance of eight feet. b. Awnings shall be of canvas, treated canvas, matte finish vinyl or fabric. c. Internally lit awnings shall not be permitted.

8. Lighting:
a. Adequate lighting shall be provided for the security and safety of areas such as parking areas, loading areas, vehicle and pedestrian circulation areas, building entrances and working areas.
b. Light fixtures and supports shall be compatible with building architecture and site design. Illuminatorsshall be integrated within the architectural design of buildings. c. Lighting shall be shielded to prevent spillover.
(Ord. 1618 § 1 Exh. A, 1993; Ord. 1648 § 1, 1996; Ord. 1827 § 1, 2005; Ord. 1924 § 11, 2009; Ord. 1962 § 3, 2012; Ord. 1984 § 3, 2014)
§ 21.05.020. Medical services zone.

A. Purpose. The purpose of this zone is to provide for the development of hospitals, health care and other medical related facilities in a manner that implements the policies and programs of the general plan. These regulations are designed to ensure that adequate land area is provided and that the facilities are aesthetically pleasing.

B. Permitted Uses.

1. Medical offices and laboratories;

2. Pharmacies, limited to the sale of drugs and supplies only, associated with a hospital, Ordinance No. _____ Page 68 of 296
medical office or care facility.

C. Uses Permitted Subject to Conditional Use Permit.

1. Community care, convalescent and nursing facilities;

2. Hospitals;

3. Senior housing;

4. Accessory buildings and dormitories.

D. Development Standards.

1. Lot Area. The minimum lot area shall be sixty thousand 60,000 square feet.

2. Lot Width. The minimum lot width shall be one hundred 100 feet.

3. Lot Depth. The minimum lot depth shall be two hundred 200 feet.

4. Front Yard. The minimum front yard shall be twenty-five 25 feet.

5. Side Yards. The minimum side yard shall be twenty 20 feet.

6. Rear Yard. The minimum rear yard shall be twenty-five 25 feet.

7. Height. The maximum height shall be thirty-five 35 feet, but not exceeding two (2) stories.

8. Building Area. The minimum gross floor area for each building shall be one thousand six hundred 1,600 square feet.

9. Refuse Areas. Refuse areas shall be provided for the storage of refuse containers. All refuse shall be deposited in refuse containers in the refuse area, which shall be screened by a wall six 6 feet in height and a solid gate not less than five 5 feet in height. The gate shall be maintained in good working order and shall remain closed except when in use.

The refuse containers shall be of sufficient size to accommodate the trash generated.

10. Population Density. The total number of patient and dormitory beds shall not exceed one (1) bed for each eight hundred 800 square feet of lot area.

11. Outdoor Recreation Area. For all uses with patient or dormitory beds, a minimum of fifty 50 square feet of outdoor recreation or patio area shall be provided for each bed.

E. Design Standards. All other design standards for medical service zones shall comply with the design standard requirements of commercial and industrial zones as provided in Chapter 21.03 (General Regulations) and Chapter 21.15.080 (Commercial and Industrial).The design standards governing the medical services zone shall be the same as those delineated for the commercial and professional zones, Section 21.05.010(E).

F. Development Plan Review Required. Development shall be subject to development plan review prior to the issuance of permits in accordance with Section 21.02.040. (Ord. 2017 § 2, 2017)
Ordinance No. _____ Page 69 of 296
§ 21.05.030. Manufacturing and industrial zones.

A. Purpose. These zones provide for the development of manufacturing and industrial areas in a manner that implements the general plan and ensures that uses are compatible with other uses in the community. These regulations are designed to provide appropriate areas for manufacturing and industrial uses; encourage convenient access to developments; promote aesthetically pleasing design; and ensure minimal adverse impacts on adjoining properties and the community. The manufacturing and industrial zones are as follows:

1. M-1 (light manufacture);

2. M-1A (limited industrial);

3. IP (industrial park).

B. Permitted Uses. Uses permitted by right are specified in Table C (see appendix).

C. Permitted Uses Subject to Conditional Use Permit. Uses permitted subject to conditional use permit are specified in Table C (see appendix).

D. Development Standards.

1. General Standards. The minimum lot area, minimum lot width, minimum lot depth, maximum lot coverage, minimum setbacks and maximum building height shall be as specified in Table D (see appendix).

2. Refuse Areas. Refuse areas shall be provided for the storage of refuse containers. All refuse shall be deposited in refuse containers in the refuse area, which shall be screened by walls six feet in height and a solid gate not less than five feet in height. The gate shall be maintained in good working order and shall remain closed except when in use. The refuse containers shall be of sufficient size to accommodate the trash generated.

E. Design Standards. All other design standards for manufacturing and industrial zones shall comply with the design standard requirements as provided in Chapter 21.03 (General Regulations) and Chapter 21.15.080 (Commercial and Industrial).The provisions of this section shall apply to work requiring a building permit within any manufacturing and industrial zone.

1. Site Planning.
a. Building setbacks shall be provided proportionate to the scale of buildings and in consideration of adjacent development.
b. Building placement shall create patios, plazas, courts or gardens. c. Adequate buffering shall be provided to minimize impacts on adjacent land uses. d. The site shall be designed to preserve existing stands of trees when possible.

2. Landscaping.
a. Landscaping shall be used to define specific areas such as entrances to buildings and parking areas, transitions between land uses and screening for loading and Ordinance No. _____ Page 70 of 296
equipment areas.
b. Landscaping shall be in scale with adjacent buildings at maturity. c. Landscaping shall be provided around the base of buildings to reduce building mass and height.
d. Trees shall be located throughout the parking area and not simply at the ends of parking aisles.
e. Landscaping shall be protected with raised planting surfaces, depressed walks, or curbs. Mowing strips shall be provided between turf and shrub areas. f. Vines and climbing plants shall be provided on building walls, trellises and garden walls.
g. Boxed and tubbed plants in clay or wood containers shall be provided, especially along pedestrian walks.
h. Landscaping shall be maintained to provide adequate visibility. i. A minimum five-foot landscape strip shall be provided between parking areas and the office portion of a structure.

3. Walls and Fences.
a. Walls and fences shall not be used, unless needed or required for screening, security or buffering land uses. Walls and fences shall be as low as possible while performing these functions.
b. Walls shall be compatible with building architecture and site design. Landscaping shall be used in combination with such walls when possible. c. Chain link fences shall not be visible from public rights-of-way. d. Long expanses of fence or wallsurfacesshall be architecturally designed to prevent monotony. Landscape pockets shall be provided.

4. Screening. Screening shall be compatible with building architecture and site design.

5. Architectural Design Standards.
a. Buildings shall relate to open spacesto allow adequate sun and ventilation, provide protection from prevailing winds, create views of mountains and hills and minimize obstruction of views of mountains and hills.
b. Buildings shall be compatible with the height and scale of surrounding buildings.

The height of new buildings shall transition from the height of adjacent buildings to the maximum height of the proposed buildings.
c. Planes of exterior walls shall be varied in depth and/or direction. Wall planes shall not exceed fifty feet in length without an offset.

Ordinance No. _____ Page 71 of 296
d. The height of a building shall be varied to give the appearance of divided, distinct massing elements.
e. Different parts of a building façade shall be articulated by the use of color, the arrangement of elements or a change in materials.
f. Building scale shall be reduced through window patterns, structural bays, roof overhangs, siding, awnings, moldings, fixtures and other details. g. Building scale shall be related to pedestrian areas such as plazas and courtyards. h. Large building shall be broken up by created horizontal emphasis through the use of trim; adding awnings, eaves, windows or other architectural ornamentation; using combinations of complementary colors; and using landscape materials. i. Large areas of intense white or dark colors shall be avoided. Subdued colors shall be used as dominant overall colors. Bright colors shall only be used for trim. j. Colors shall be compatible with that of adjacent buildings, unless colors of adjacent buildings strongly diverge from these standards.
k. The number of colors on building exteriors shall not exceed three. l. Primary colors shall only be used to accent building elements, such as door and window frames and architectural details.
m. Architectural detailing shall be painted to complement the façade and adjacent buildings.
n. Wall materials shall be chosen that will withstand abuse by vandals or accidental damage from machinery and equipment.
o. Rolling shutter doors shall be located on the inside of buildings.

6. Roofs.
a. Roof lines shall not exceed fifty feet in length without an offset or job. b. Nearly vertical roofs shall not be permitted. Mansard roofs shall wrap around the entire building perimeter.
c. Corrugated metal, high contrast surfaces, brightly colored surfaces, highly reflective surfaces and illuminated roofing shall not be permitted.

7. Lighting.
a. Adequate lighting shall be provided for the security and safety of areas such as parking areas, loading areas, vehicle and pedestrian circulation areas, building entrances and working areas.
b. Light fixtures and supports shall be compatible with building architecture and site design. Illuminatorsshall be integrated within the architectural design of buildings.

Ordinance No. _____ Page 72 of 296
c. Lighting shall be shielded to prevent spillover.

F. Development Plan Review Required. Development shall be subject to development plan review prior to the issuance of permits in accordance with Section 21.02.040. (Ord. 1618 § 1 Exh. A, 1993)
CHAPTER 21.06 SPECIAL USE ZONES
§ 21.06.010. Cemetery zone (B).

A. Purpose. The purpose of the cemetery zone is to provide for cemetery uses in accordance with state of California regulations.

B. Permitted Uses. Cemeteries, mausoleums, crematories, mortuaries, florists and agricultural uses, including a caretaker's house.

C. Development Standards.

1. The minimum setback shall be twenty-five feet.

2. The maximum fence or wall height shall be eight feet.

3. The maximum building height shall be thirty-five feet, but not exceeding two stories. (Ord. 1618 § 1 Exh. A, 1993)
§ 21.06.020. Planned redevelopment zone (PR).

A. Purpose. The purpose of the planned redevelopment zone is to provide for development on a comprehensive basis by using site planning techniques not permitted through the literal application of zoning and subdivision regulations and to produce an environment of stable, desirable character in harmony with existing and potential development in the surrounding area. The planned redevelopment zone is intended to achieve the following:

1. To protect the public health, safety and welfare;

2. To implement the policies and programs of the general plan and applicable specific plans;

3. To preserve the environmental and natural resources;

4. To attain the physical, social and economic advantages of comprehensively planned land uses;

5. To ensure aesthetic development;

6. To provide for adequate amenities, facilities, infrastructure and services;

7. To promote the efficient use of the land.

B. Development Requirements. Development standards, covenants, conditions, restrictions and other requirements shall be established by council.

Ordinance No. _____ Page 73 of 296
C. Permitted Uses. Permitted uses and uses permitted, subject to a conditional use permit, shall be established by the council.

D. Development Plan Review Required. Development or modification of an approved plan shall be subject to development plan review in accordance with Section 21.02.040 of this title. (Ord. 1618 § 1 Exh. A, 1993)
§ 21.06.030. Planned development zone (PD).

A. Purpose. The purpose of the planned development zone is to provide for residential development on a comprehensive basis by using site planning techniques not permitted through the literal application of zoning and subdivision regulations and to produce an environment of stable, desirable character in harmony with existing and potential development in the surrounding area. The planned development zone is intended to achieve the following:

1. To protect the public health, safety and welfare;

2. To implement the policies and programs of the general plan and applicable specific plans;

3. To preserve the environment and natural resources;

4. To attain the physical, social and economic advantages of comprehensively planned land uses;

5. To ensure aesthetic development;

6. To provide for adequate amenities, facilities, infrastructure and services;

7. To promote the efficient use of the land.

B. Development Requirements. Development standards, covenants, conditions, restrictions and other requirements shall be established by the council.

C. Permitted Uses. Permitted uses and uses permitted, subject to a conditional use permit, shall be established by the council.

D. Development Plan Review Required. Development or modification of an approved plan shall be subject to development plan review in accordance with Section 21.02.040. (Ord. 1618 § 1 Exh. A, 1993)
§ 21.06.040. Railroad zone (R-4).

A. Purpose. The purpose of the railroad zone is to provide for railroad uses within the railroad rights-of-way.

B. Permitted Uses. All property located in an R-4 zone shall be used for railroad purposes and passenger and freight facilities only.
(Ord. 1618 § 1 Exh. A, 1993)
§ 21.06.050. Open space—Natural zone (OSN).

Ordinance No. _____ Page 74 of 296
A. Purpose. The purpose of the open space—natural zone isto: (1) conserve and manage natural resources which may include biological resources, watercourses, hills, canyons, major rock outcroppings, etc.; (2) protect the public health and safety by including areas requiring management due to hazardous or special conditions such as fire, flood and earthquake fault; and (3) provide outdoor recreation including areas of scenic, historic or cultural value. The OSN zoning designation shall only be applied to public and quasi-public property; provided, however, that a private property owner may request and be considered for a change of zone to OSN.

B. Permitted Uses. All property located in an OSN zone shall be left in its natural, wilderness state except for the following uses: riding and hiking trails, picnic and playground areas, flood control structures and facilities, and utility substations and related equipment and structures.

C. Development Requirements. Development standards for the OSN zone shall be determined on a site-by-site basis. Consideration shall be given to surrounding properties and developments in order to blend the development with, and to keep it consistent with, the surrounding area. Factors to be considered for determination of standards shall be topography, water drainage, circulation, use of site, and any other environmental factors related to the site.

D. Development Plan Review Required. Development or modification of an approved plan shall be subject to development plan review in accordance with Section 21.02.040. (Ord. 1637 § 3, 1995)
§ 21.06.060. Specific plan zone (SP).

A. Purpose. The purpose of the specific plan (SP) zone is to provide for the development and administration of specific plans, prepared in accordance with the Government Code and consistent with the city's general plan. The specific plan (SP) zone is intended to achieve the following:

1. To protect the public health, safety and welfare;

2. To implement the goals, objectives, policies and programs of the general plan;

3. To preserve the environmental and natural resources;

4. To attain the physical, social and economic advantages of comprehensively planned land uses;

5. To ensure aesthetic development;

6. To provide for appropriate amenities, facilities, infrastructure and services; and

7. To provide a process for initiation, review and regulation of large-scale comprehensively planned developments that affords the maximum flexibility in site planning within the context of an over-all development program and specific, phased development plans coordinated with the provision of necessary public services and facilities.

Ordinance No. _____ Page 75 of 296
B. General Requirements.

1. The specific plan zone designation shall not be applied to any one or more contiguous parcels that are less than fifteen net acres in area.

2. Permitted uses shall be as established by the approved specific plan.

3. Conditionally permitted uses shall be as established by the approved specific plan.

4. The minimum lot width, lot depth, lot area, floor area ratio, floor area,setbacks, building height, and other site development standards shall be as established by the approved specific plan.

5. Existing uses within the area covered by a specific plan at the time of its adoption shall be deemed allowable and incorporated in the specific plan, unless terminated, discontinued or changed pursuant to a specific time schedule incorporated in the specific plan.

6. No specific plan application shall be accepted for processing unless the area proposed to be included in the specific plan has a specific plan (SP) zoning designation or is accompanied by an application for a zone change to the specific plan (SP) district.

7. Any specific plan established pursuant to thissection shall be consistent with any zoning standards or restrictions enacted by a vote of the people pursuant to the initiative or referendum process.

C. Submittal Requirements. A specific plan application shall be filed with the department of planning and redevelopment accompanied by the appropriate fee as established by city council resolution.

D. Content Requirements of the Specific Plan. The specific plan shall include text and a diagram or diagrams, drawn to scale, which specify all of the following in detail:

1. A map which indicates the total acreage of property governed by the specific plan and which shows the proposed specific plan boundaries and the relationship of the proposed specific plan to existing and/or planned land uses and structures within a three hundred foot radius of the proposed specific plan;

2. A map and aerial photograph of the proposed district, and property within a three hundred foot radius of the proposed district boundaries, which shows the locations of existing development;

3. The distribution, location and extent of the uses of land, including open space, within the area covered by the plan;

4. The location and width of proposed streets, points of ingress and egress, and their points of intersection with roads and other major highways outside of the project boundaries;

5. The location of areas subject to geologic, seismic, flood, and other natural hazards;

6. A preliminary grading plan showing sufficient topographic data to indicate the character of the terrain and the type, location and condition of trees and other natural vegetation; Ordinance No. _____ Page 76 of 296

7. The proposed distribution, location and extent and intensity of major components of public and private transportation,sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan;

8. Standards and criteria by which development will proceed;

9. Standards and criteria for the conservation, development and utilization of natural resources, where applicable;

10. A program of implementation measures including regulations, programs, public works projects and financing measures necessary to carry out the plan;

11. A statement of the plan's relationship to and consistency with the city's general plan;

12. Any other subject(s) that in the judgment of the department of planning and redevelopment are necessary or desirable for the implementation of the specific plan or the city's general plan.

E. Application Processing.

1. After receiving a specific plan application, the department of planning and redevelopment shall conduct an environmental review in accordance with all applicable laws.

2. After completion of environmental review, the specific plan application shall be submitted to the planning commission for review and recommendation to the city council in accordance with all applicable laws. The planning commission shall hold at least one noticed public hearing to consider the specific plan. Notice of the public hearing shall be given as prescribed in Section 21.01.030(E) of the Glendora Municipal Code. Any public hearing may be continued from time to time.

3. Upon recommendation by the planning commission, the city council shall review and make a final decision on the specific plan application. The city councilshall hold at least one noticed public hearing to consider the specific plan. Notice of the public hearing shall be given as prescribed in Section 21.01.030(E) of the Glendora Municipal Code.

Any public hearing may be continued from time to time.

F. Adoption of a Specific Plan. The adoption of a specific plan shall be by ordinance in accordance with all applicable laws. Each adopted specific plan shall be indicated on the official zoning map by the letters (SP) followed by a reference number identifying the plan.

G. Administration. A specific plan adopted by ordinance of the city council of the city shall be administered as prescribed by the adopted specific plan, consistent with the Government Code, Section 65450 et seq.

H. Review of Plans. Application for building permits for projects in an area which is zoned specific plan (SP) shall only be accepted if the project plans are consistent with a valid specific plan.

I. Amendment of a Specific Plan. Amendments to an approved specific plan shall follow the Ordinance No. _____ Page 77 of 296
same procedures for adopting a specific plan.
(Ord. 1679 § 3, 1998)
§ 21.06.070. CCAP zoning development standards.

A. Purpose and Intent.

1. The Civic Center Area Plan zone (CCAP) encompasses the area of the village from Foothill Boulevard north to Bennett Avenue and from Pennsylvania Avenue to Wabash Avenue. The village isthe historic center of the city, and it remains an important symbol of the community. Several buildings in the area date back to the late 1800's and early 1900's. The overall character of the area is one of charm and small scale village ambiance.

2. The purpose of the CCAP development standards is to provide guidance to property owners and developers who wish to make changes, additions or new construction that complement the scale and ambiance of the existing village community. The CCAP developmentstandards also establish the types of uses allowed by right or with approval of an entitlement for the CCAP zone. The CCAP zone is designed to reflect the evolving attitudes and expectations of the community and to encourage a vibrant pedestrian scale district that incorporates a compatible mix of retail and residential uses.

B. CCAP Zone Subdistricts.

C. T-4, Village Edge—Intent and Description.

Village Edge neighborhood future development concept
Ordinance No. _____ Page 78 of 296
The T-4 Village Edge subdistrict is a residential area
including single and multifamily residential uses. The
character of the area is a neighborhood of pre-war
bungalows and cottages and multifamily infill
development constructed from the 1950's onward. Wide
front setbacks, one- and two-story homes and apartments fronting narrow, tree-lined streets create a wonderful
pedestrian experience. The historic character and
pedestrian scale provide important context for the adjacent T-5 Village Core subdistrict. The T-4 standards are
intended to preserve the pedestrian scale and character of the residential neighborhood while
allowing additional density as provided by the general
plan.

D. T-4, Village Edge Standards.

1. Lot Configuration.
a. Minimum lot size: 10,000 square feet.
b. Minimum lot width: 80 feet.
c. Minimum lot depth: 125 feet.
d. Nonconforming lots: refer to Section 21.03.030(B) of this title.

2. Multifamily Residential Unit Density. Up to thirty dwelling units per acre.

3. Single-Family Standards. If a single-family residence exists or is proposed on a lot, follow the R-1 standards in Section 21.04.010 and Section 21.A.A, Table A, Development standards, single-family residence zones, of this title.

4. Minimum Multifamily Unit Size. Follow the minimum floor area standards listed in Section 21.A.B, Table B, Development standards, multiple family residence zones.

5. Building Placement. The development goal for the T-4, Village Edge subdistrict is to preserve the existing character of the smallscale residential neighborhood to the greatest extent possible. Therefore, on properties with an existing single-family cottage in front, new development is encouraged to be located behind the existing cottage. If the cottage is to be removed, new development is encouraged to present a one-story front profile to the street. New development should consider single-story front porch designs that address the street and provide the desired neighborhood scale.

Ordinance No. _____ Page 79 of 296
Examples of preferred new multifamily development behind existing cottages at 316 and 310 E. Foothill Boulevard
a. Front setback first story: 20 feet.
b. First story front porch or stoop: 15 feet.
c. Front setback second story: 25 feet (if no front porch). d. Rear setback: 20 feet.
e. Side setback first story: 5 feet.
f. Side setback second story: 10 feet.
g. Street side setback (corner lot): 20 feet.

6. Building Form.
a. Maximum height: 25 feet plus an additional 5 feet for architectural features. b. Maximum stories: 2 stories.
c. Unless the selected architectural style indicates otherwise, all building wall planes shall provide thoughtful articulation using variations in wall planes, window fenestration and entry openings to break up wall planes. Large expanses of blank Ordinance No. _____ Page 80 of 296
walls are strongly discouraged.
d. Maximum floor area ratio for single-family development: refer to Section 21.A.A, Table A, Development standards, single-family residence zones, of this title. e. Maximum second floor to first floor area ratio forsingle-family development: refer to Section 21.A.A, Table A, Development standards, single-family residence zones, of this title.
f. Multifamily unit sizes: refer to Section 21.A.B, Table B, Development standards, multiple family residence zones, of this title.

E. T-5, Village Core—Intent and Description.

Future Village Core two- and three-story development concept Ordinance No. _____ Page 81 of 296
The T-5 Village Core subdistrict is the city's
oldest commercial district and heart of the
community. The character of the area is a
pedestrian-scale village street with one- to
three-story buildings that reflect the
predominant period of development in the area.

A number of distinctive buildings from the
early 1900's are still a part of the Village. These
buildings contribute to the historic ambiance of
the place. The T-5 standards provide guidance
to allow additional development which also
preserves and enhances the village as both a
destination and a unique place to live, work and
shop. Allowable uses include multifamily
development and general commercial and retail
businesses. Residential uses are allowed on
upper floors fronting Glendora Avenue.

Ground floor units fronting Glendora Avenue
are reserved for commercial, retail and
personal services that enhance the pedestrian
experience. Sidewalk café dining standards are
designed to encourage a vibrant community
atmosphere while ensuring adequate
pedestrian safety
and access.

F. T-5, Village Core Standards.

1. Lot Configuration.
a. Minimum lot size: 10,000 square feet.
b. Minimum lot width: 75 feet.
c. Nonconforming lots: refer to Section 21.03.030(B) of this title.

2. Multifamily Residential Unit Density. Up to thirty dwelling units per acre. A twentyfive percent residential density bonus and a one-story height increase are allowed for mixed-use projects if keeping or rebuilding same or greater commercial square footage as existing. All other applicable Zoning standards set forth by the GMC and State law apply.

3. Mixed Use Definition. The term "mixed use" is defined for the CCAP zone development standards to mean a mix of residential and commercial/retail uses on the same property.

4. Building Placement.
a. Properties fronting on Glendora Avenue:

Ordinance No. _____ Page 82 of 296
i. Front setback: zero.
ii. Rear setback: zero.
iii. Side setback: zero.
iv. Street side setback: zero.
b. Properties not fronting on Glendora Avenue:
i. Front setback: five feet.
ii. Rear setback: zero.
iii. Side setback: zero.
iv. Street side setback: five feet.

5. Building Form.
a. Maximum height: forty-five feet plus an additional five feet for architectural features.
b. Maximum stories: three stories.
c. Arcades, balconies and gallery spaces shall have a minimum depth of six feet. d. Unless the selected architectural style indicates otherwise, all building wall planes shall provide thoughtful articulation using variations in wall planes, window fenestration and entry openings to break up wall planes. Large expanses of blank walls are strongly discouraged.

G. T-5A, Village Transition—Intent and Description.

Mixed use ground floor commercial with residential above development concept Ordinance No. _____ Page 83 of 296
The T-5A, Village Transition subdistrict is an eclectic mix of residential and commercial/retail/ office uses.

The area is characterized by historic folk cottage
architecture, craftsman and Spanish colonial
bungalows, post-war multifamily development and
various commercial buildings. The T-5A standards
provide guidance to enhance the quality of the area as
a mixed use extension of the village with its own
identity, mixing residential uses and compatible
commercial/retail/office uses. The goal is to provide
guidance for future quality mixed use development
that will bring a unifying, identifiable theme to the
subdistrict, its own "sense of place." Permitted uses
include a broad mix of residential, commercial and
office uses.

H. T-5A, Village Transition Development Standards.

1. Lot Configuration.
a. Minimum lot size: 10,000 square feet.
b. Minimum lot width: 100 feet.
c. Minimum lot depth: 100 feet.

2. Residential Unit Density. Up to thirty dwelling units per acre. A 25% residential density bonus and a one-story height increase are allowed for mixed-use projects if keeping or rebuilding same or greater commercial square footage as existing. All other applicable Zoning standards set forth by the GMC and State law apply.

3. Building Placement.
a. Commercial and Mixed Use Multifamily.
i. Front setback first story: five feet.
ii. Side setback: zero when adjacent to commercial.

Ordinance No. _____ Page 84 of 296
iii. Side setback: five feet when adjacent to exclusively residential uses. iv. Street side setback: five feet.
v. Rear setback: zero when adjacent to commercial.
vi. Rear setback: fifteen feet when adjacent to exclusively residential uses. b. Exclusively Residential.
i. Front setback first story: ten feet.
ii. Front setback second/third story: fifteen feet.
iii. First story front porch or stoop: five feet.
iv. Side setback: five feet.
v. Side setback second/third stories: ten feet.
vi. Street side setback: five feet.
vii. Rear setback: fifteen feet.

4. Building Form.
a. Maximum height: forty-five feet plus an additional five feet for architectural features.
b. Maximum stories: three stories.
c. Arcades, balconies and gallery spaces shall have a minimum depth of six feet d. Unless the selected architectural style indicates otherwise, all building wall planes shall provide thoughtful articulation using variations in wall planes, window fenestration and entry openings to break up wall planes. Large expanses of blank walls are strongly discouraged.

I. CCAP Parking Standards.

1. General Standards.
a. Single-Family Residential. Refer to Section 21.03.020(D). b. T-4 Multifamily Residential. Refer to Section 21.03.020(E). c. Guest parking spaces in multifamily development in the T-4 subdistrict shall be labeled "Guest Parking" in eight-inch block letters.
d. Parking Location. All access to parking garages, parking lots, parking structures including podium structuresshall be provided from alleysif available. No curb cuts or direct access to parking structures or podium style parking structures shall be allowed from Glendora Avenue with the exception of city-owned public parking lots.

Ordinance No. _____ Page 85 of 296
e. Parking clear back-out distance from face of garage doors: 25 feet back-out distance may include the width of alley if needed.
f. Residential multifamily mixed use orstand alone residential parking in the parking exemption district: one space per bedroom.
g. Residential multifamily mixed use orstand alone residential parking in the parking reduction district: one space per bedroom and 0.1 space per bedroom for guest parking.

2. Parking Structures.
a. Multifamily residential parking is recommended to be located in subterranean or podium parking structures.
b. Street adjacent portions of parking structures, including podium-style parking structures, shall be located and designed to be screened from view from the public street.
c. Parking structuresshall be designed to blend harmoniously and architecturally with the surrounding village context.

3. Parking Exemption District. The parking exemption district exempts all commercial development within the boundaries of the district from the requirement to provide onsite parking as part of new commercial development. This is based on the fact that there is public parking available in city parking lots, private parking lots and street parking. (See map in subsection J of this section.)

4. Parking Reduction District. The parking reduction district exempts one thousand square feet of new commercial/retail development from the requirements for on-site parking as described in Section 21.03.020, Off-street parking and loading. New commercial/retail development in excess of the one-thousand-square-foot exemption shall comply with Section 21.03.020 of this title. (See map in subsection J of this section.)

5. Village Parking District. The purpose of the Village Parking District is to ensure an adequate supply of public parking for existing and future land uses and development within the CCAP. To maintain a supply of public parking, permitted land uses within the Village Parking District shall be limited to free public parking. New development or rehabilitation of public parking shall comply with Section 21.03.020 of this title. (See map in subsection J of this section.)
J. Parking Exemption/Reduction/Village Parking Districts.

Ordinance No. _____ Page 86 of 296
K. CCAP Design Standards.

1. Introduction and Table of Contents.
a. This section establishes the design standards, which are intended to enhance the existing character and provide guidance for future development. All projects for new or remodeled or expanded development will be reviewed based on these design standards.
b. The typical characteristics and photographs provided are not intended to be the exclusive design characteristics allowed. They are intended to inspire discussion and dialogue toward development of designs that reflect the applicable architectural style. The intent of these regulations is to guide the range of architectural expression within the subdistricts and to promote architectural harmony so that the outdoor public spaces framed by the buildings will be well defined and conducive to the goals envisioned by the general plan for the zone.

2. CCAP Design Standards Table of Contents.
a. Subsection L, Table of Recommended Frontage Types (refer to Appendix Section

21.B.A for descriptions).
b. Subsection M, Table of Recommended Architectural Styles (refer to Appendix Section 21.B.B for descriptions and examples).
c. Subsection N, Table of Landscape Standards.

L. Table of Frontage Types Allowed (Shaded) in Each Subdistrict.

Frontage
Type Illustration
T4
Village Edge
T5
Village Core with
T5
Village Core
T5A
Village
Ordinance No. _____ Page 87 of 296
frontage on
Glendora Avenue
without frontage
on Glendora
Avenue
Transition
Residential
Front Yard
Porch
Forecourt
Stoop
Shop Front
Gallery
Arcade
M. Table of Architecture Styles Allowed (Shaded) in Each Subdistrict.

Architectural Style T-4 T-5 T-5A
Romaneque Revival
Victorian/Queen Anne
Ordinance No. _____ Page 88 of 296
Neoclassical Revival
Main Street
Spanish Revival
Mission Revival
Craftsman Bungalow
Prairie/Foursquare
Ordinance No. _____ Page 89 of 296
Art Deco
New Urbanism
N. Open Space and Landscape Standards.

Standard (shaded cells indicate applicability to specific subdistrict)
Subdistrict
T-4 T-5 T-5A
All front and street side setback areas shall be landscaped with drought tolerant (low water use) plant material*
A minimum of at least one shade tree (36-inch box size) as approved by the city shall be provided within the front setback area for each 50 feet of lot width.

Maximum hardscape or paved area for front setback not to exceed 25% of actual front setback area from the main
structure.

Minimum open space per unit for multifamily development excluding required setback areas shall be 400 square feet per unit (may be a combination of private and common areas).

Ordinance No. _____ Page 90 of 296
Open space minimum length and width in any direction
shall be not less than 10 feet and a minimum area not less than 150 square feet.

All ground floor residential front and street side setbacks and courtyards shall be designed and landscaped to enhance the interface between the public and private realm by
providing visual and/or physical accessibility from the public areas into the landscaped setback areas.

Residential ground floor development front setback areas shall include landscaping with drought tolerant (low water use) plant material** and decorative paving.

Ground floor commercial/retail/office development with
front and street side setbacks, recessed entries and
forecourts, shared walkways and courtyards shall
incorporate pedestrian amenities including shaded seating, decorative paving and landscaped planter areas to enhance the pedestrian experience.

All street corner development shall provide a minimum
public landscaped plaza space of 500 square feet including seating, decorative paving, and lush planter landscaping to enhance the pedestrian experience.

Mixed use residential development on second and third
stories shall provide a minimum of one 150 square foot
balcony (minimum 10 foot by 15 foot) per unit. The
architectural style of balconies shall be consistent with the architectural style of the proposed development.

Parking Lot Screening and Shading. All parking lots shall provide landscape screening along public rights-of-way.

Shade trees (minimum 24-inch box size) shall be planted throughout the parking lot at a minimum of one tree for every three parking spaces.
* For lists of drought tolerant or low water use plants, refer to A Guide to Estimating Irrigation Water Needs of Landscape Plantings in California by the University of California Cooperative Extension and the California Department of Water Resources - Low and Very Low water use designated plants, or Landscape Plants for Western Regions by Bob Perry.
** Ibid.

L. Outdoor Dining.
a. Purpose. The purpose and intent of this section is to provide regulations for outdoor dining operated in conjunction with a "dining" or "fast food restaurant," or "wine/beer tasting room" as defined in Section 21.01.020 of the Glendora Ordinance No. _____ Page 91 of 296
Municipal Code.
b. The provisions of this section are applicable to sidewalk and parklet dining located in the public right-of-way in the CCAP T-5 and T5A zones. c. Outdoor Dining Use Agreement. Any dining or fast-food restaurant, or wine/beer tasting room desiring to utilize the adjacent public right-of-way for outdoor dining shall submit an application for an outdoor dining use agreement ("agreement"). i. The community development director and public works director shall review, approve with conditions, or deny all applications for an outdoor dining use agreement.
ii. The planning commission shall review, approve with conditions, or deny all applications for serving alcoholic beverages or including entertainment in conjunction with outdoor dining.
iii. Outdoor dining use agreements shall be valid for one year and may be renewed annually.
d. Outdoor Dining Standards.
i. Outdoor Dining—No Alcoholic Beverages Permitted. Sidewalk outdoor dining without the sale or service of alcoholic beverages is permitted by this section and shall be subject to the following standards:

1. Only dining or fast-food restaurants, or beer/wine tasting rooms as defined in Section 21.01.020 of the Glendora Municipal Code, may be issued an outdoor dining use agreement.

2. The business shall provide clean, attractive, serviceable, and sturdy furniture.

3. Tables, chairs, umbrellas, potted plants, exterior lighting, and delineation devices may be permitted as part of an outdoor dining use agreement. No item, however, shall be placed within the primary pedestrian path. The primary pedestrian path on Glendora Avenue is a minimum six-foot unobstructed clearance along the public sidewalk extending from the red brick border adjacent to the tree wells towards the private property line; the primary pedestrian path on CCAP streets other than Glendora Avenue is a minimum fivefoot unobstructed clearance along the public sidewalk.

4. Outdoor dining on the sidewalk shall comply with the Americans with Disabilities Act (ADA). A minimum, unobstructed pedestrian path of at least sixty inches in width shall be maintained along the entire length of the sidewalk. The city may require more clearance area based on the location of sidewalk obstructions, pedestrian traffic, and outdoor dining standards.

5. The restaurant owner shall keep the outdoor dining area clean and clear of trash or other debris.

Ordinance No. _____ Page 92 of 296

6. The business owner shall maintain insurance policies and requirements, including general liability insurance, as required by the city. Current certificates of required insurance shall be submitted to the city annually for the duration of the sidewalk outdoor dining use.

7. Chairs and tables shall be arranged on the sidewalk or parklet, in order to prevent encroaching into the required pedestrian path.

Chairs and tables shall not be placed within twelve inches of the edge of a curb. Additional distance may be required as determined by the city.

8. Outdoor dining on the sidewalk shall not be allowed closer than three feet to a street curb where parallel parking of vehicles is permitted. This three-foot distance shall be delineated with a barrier to ensure the maintenance of the safe distance from vehicle doors.

Where street parking is angled, sufficient access from the parking to the sidewalk shall be provided, as determined by the city.

9. The use of bolts, drilling, adhesives, or other manner of affixing any item to the sidewalk, parklet, or public right-of-way is prohibited, unless an exception is approved by the city.

10. Umbrellas shall be no more than ten feet in height and shall be a primary, solid color. Logos, letters, stripes, and/or other designs are prohibited.

11. Lighting shall not face the street, be pointed downward, and shielded to prevent light glare.

12. Overhead hanging electrical cords are prohibited.

13. Violations of the agreement may result in penalties including fines and revocation of an Agreement to use the public right-of-way.

14. The city may, at their sole discretion, place additional conditions upon the issuance of the outdoor dining use agreement in order to insure the protection of the public rights-of-way and the rights of all adjoining property owners and the health, safety, and welfare of the public.

15. Outdoor Dining Use Agreements may be terminated by the city, with or without cause, regardless of the nature and scope of financial or other interest in, or on account of the agreement or the permitted use.
ii. Outdoor Dining—Alcoholic Beverages Permitted. In addition to the requirements contained in this section, dining and fast-food restaurants, and wine/beer tasting rooms may apply for the service and consumption of alcoholic beverages in conjunction with an outdoor dining use agreement, Ordinance No. _____ Page 93 of 296
and shall comply with the following:

1. Only dining restaurants, fast-food restaurants, or wine/beer tasting rooms as defined in Section 21.01.020 of the Glendora Municipal Code may be issued an outdoor dining use agreement.

2. A conditional use permit has been approved for alcoholic beverage service, including the provision for outdoor dining.

3. The California Department of Alcoholic Beverage Control has issued a license for the sale and service of alcoholic beverages.

4. Attractive portable barrier delineation of sidewalk dining areas serving alcoholic beverages, such as theater-style posts and swag roping, decorative fencing, potted plants, and similar devices shall be required.

5. Alcohol shall not be served later than 11:00 p.m. or as established by the conditional use permit for alcoholic beverage service in conjunction with a restaurant, or wine/beer tasting room. e. Fees Required. Outdoor dining use agreement application, initial term and renewal fees are established by the city council. Outdoor dining use agreements are only valid for one year and renewal fees shall be paid annually and prior to the execution of any agreement.
f. Callsfor Review. The city may initiate a review of the outdoor dining use agreement of any business due to noncompliance with any of the conditions of approval at any time.
g. Revocation or Modifications of an Outdoor Dining Use Agreement. The community development director and public works director may revoke or modify any outdoor dining use agreement. The planning commission may revoke or modify any conditional use permits that allow service of alcoholic beverages or entertainment. Violation of any of the following constitutes grounds for revocation or modification:
i. When continuation of the agreement and/or permit would be contrary to the public's health, safety, or welfare.
ii. The misrepresentation of a material fact by an applicant in their application. iii. A public nuisance, including, but not limited to, loitering, littering, poor site maintenance, public drunkenness, defacement and damaging of structures, pedestrian obstructions, traffic circulation and parking conflicts, or noise disturbances.
iv. Violation of any condition of the agreement.
v. Violation of any municipal, state, or federal laws.

M. CCAP Application-Permit Review Process.

Ordinance No. _____ Page 94 of 296
a. Outdoor Dining Use Agreement. An outdoor dining use agreement will be entered into upon approval of a completed outdoor dining application from the community development and public works directors
i. Submittal Requirements. A complete outdoor dining application in addition to the following submittal attachments:

1. A dimensioned site plan indicating the location and setbacks to buildings, curbs, etc., of tables and chairs, and of the required pedestrian path of travel in relation to the sidewalk width, building access and location of seating areas, and any other items associated with the application.

2. Information must be provided regarding the proposed outdoor dining furniture, including visual representations and dimensions of outdoor dining furniture. Outdoor dining furniture includes tables, chairs or other seating, shade structures, umbrellas, planters, and barriers.

3. Type of portable barrier delineation (i.e., temporary fencing, posts and rope, potted plants, etc.) and visual representations, illustrations, photos or cut sheets of proposed barrier type.

4. Outdoor dining site plan review application and application fees as adopted by council resolution.
ii. Appeals. Decisions of the community development director and public works director may be appealed to the planning commission within ten days. Decisions of the planning commission are final unless a conditional use permit is involved, in which case, the final appeal decision is made by the city council pursuant to Section 21.02.020(D) of this title. b. Other Permits. Uses and development requiring a conditional use permit or minor conditional use permit are referred to Table 21.A.C, Permitted and Conditionally Permitted Uses, and Chapter 21.02, Permits, of this title. (Ord. 1858 § 3, 2007; Ord. 1958 § 3, 2012; Ord. 1989 § 2, 2014; Ord. 2015 § 2, 2017; Ord. 2053 § 2, 2020; Ord. 2075 §§ 2, 3, 2023; Ord. 2090, 10/22/2024) Ordinance No. _____ Page 95 of 296
CHAPTER 21.10 ROUTE 66 CORRIDOR SPECIFIC PLAN
Article V Route 66 Corridor Design Guidelines Standards § 21.10.200 This Section is replaced by the Zoning Code Chapter 21 B, City of Glendora’s Objective Design Standards and all other applicable provisions of the Glendora Zoning and Subdivision Codes.

Sections 21.10.210 – 21.10.270 are intentionally left blank to preserve the order of the Specific Plan. If there is conflict between any provision in this Specific Plan and the Objective Design Standards, or any other provision of the Zoning Code, the more restrictive standard shall prevail.

Route 66 Corridor Design Guidelines
§ 21.10.200. Design guidelines user's guide.

The user's guide to the Route 66 design guidelines is intended to provide interested persons with straightforward guidance for optimizing the use of the design guidelines for projects and improvements to properties within the Route 66 specific plan area (see Figure 1). The user's guide includes a description of the purpose and applicability of the design guidelines, an overview of how to get started using the design guidelines, a step- by-step summary of the design process, and information on where to get additional help with the design guidelines.

The Route 66 Design Guidelines are based on both Glendora's History and its Future Vision A. Purpose and Applicability of the Design Guidelines.

1. The way in which land is developed and buildings are built or rehabilitated influences both the overall image of a community as perceived by residents and visitors and the attractiveness of a place to prospective and existing investors and businesses. The Glendora general plan, through its land use element, supports quality design throughout the community. Additionally, the city of Glendora relies on its project approval process to pursue excellence in architectural and overall project design; including development and redevelopment within the Route 66 Corridor.

2. The purpose of the Route 66 specific plan design guidelines, therefore, is to provide consistent design guidance for the development and redevelopment of the Route 66 Corridor that reflects the Glendora community's commitment to quality, true-to-Glendora design and economic development. To this end, a driving intent of the Route 66 specific plan design guidelines is to be user- friendly (i.e., easy to find information and use of simple, understandable language), easy to implement (by property owners, small business owners, investors, design professionals, city staff, planning commission, etc.), and well-illustrated to help articulate the design objectives for the Route 66 specific plan area.

Building using Design Guidelines
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Building not using Design Guidelines

3. The guidelines will be used by city staff, the planning commission, and the city council in the review of proposed projects in compliance with requirements of the city's general plan and Municipal Code.

The guidelines are applicable to the following types of projects within the Route 66 specific plan area:
a. Any construction requiring a building permit;
b. Projects/uses requiring a discretionary zoning application such as a development plan review or conditional use permit;
c. Any construction (whether or not a building permit or zoning application is required) that affects the exterior elevation of an existing building or structure (e.g., replacing doors or windows); d. A change in the exterior appearance of a building (e.g., painting, reroofing, replacing siding) or similar changes; and
e. A change in the use of an existing building that requires additional parking.

4. During its review of applicable projects, city staff, the planning commission, and the city council will use discretion in applying the various provisions in the Route 66 specific plan design guidelines to specific projects. It is not anticipated that each guideline will apply equally to every project. In some circumstances, one guideline may be relaxed to facilitate compliance with another guideline determined by the city to be more important in a particular case. The overall objective is to ensure that the intent and spirit of the guidelines are followed and that the project respects its surroundings in terms of scale, character, and orientation.

B. How to Get Started. To most effectively get started using the Route 66 design guidelines, the following basic process is recommended:

Step 1: Read the Route 66 Design Context section below for an understanding of general design priorities for the corridor.

Step 2: The Route 66 specific plan area is divided into the following 9 land use districts:
● Barranca Gateway
● Grand Avenue Commercial Gateway
● Town Center Mixed Use
● Glendora Avenue Gateway
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● Route 66 Service Commercial
● Central Route 66 Residential
● Lone Hill Gateway
● Glendora Technology, Commerce, and Office
● Grand/Route 66 Gateway
Review Exhibit 5-1 to determine the Route 66 land use district in which your project(s) is located.

Step 3: Turn to the section of district-specific design guidelines below that is written for the land use district in which your project(s) is located. This section will provide you with specific design guidance that will help your project(s) be compatible with the character desired for your district.

Step 4: Once you have reviewed the district-specific design guidelines, review the area-wide design guidelines section for guidance on a range of items that will help your project(s) be compatible with the design features desired for the entire Route 66 corridor.

Step 5: Subsequent to completing Steps 1 through 4, schedule a meeting with the Glendora planning department to review your ideas, identify processes and requirements, ask questions, and discuss potential issues, solutions and approaches. The department is more than happy to help you be a successful part of the Route 66 corridor.

Step 6: If you have any additional questions, please call, write, or e-mail the Glendora planning department. ( Ord. 2019 § 2, 2017)
§ 21.10.210. Design context.

Route 66 serves many important existing and envisioned roles in the Glendora community. It is a major transportation corridor, an economic backbone of local businesses, a symbol of a rich history and future promise, and a place that many call home. It is also a corridor in transition, evolving from a collection of different types of development that occurred individually and incrementally (reflecting the era in which they built) to one that seeks to achieve more compatibility between adjacent uses and a strong design image that unifies the vernacular architecture that does and will always exist.

To achieve the community's vision for a more vital and visually enhanced Route 66, it is important that project designers both recognize the unique design context of the corridor and make specific efforts to enhance it. The elements that help define the envisioned character of Route 66 include:
• Identifiable landmark buildings amidst understated buildings and signs; • Views to surrounding hills and mountains and connections to nearby natural resources; • Pedestrian scale environments within a larger auto-oriented environment; • Good quality development with a feeling of being "handmade" and "true-to-Glendora." To successfully maintain and strengthen the Route 66 Corridor's existing character, project designers will be required to integrate design features that support the city's efforts to preserve the authenticity of Glendora and maintain an image of quality development. Following the Route 66 specific plan design guidelines will help achieve this goal.

A. Common Design Principles. While every project is unique, each should demonstrate adherence to certain design principles that are central to enhancing the quality of the development along Route 66. This section provides the basic design goals that each project is expected to address—building upon the Route 66 design context section above. Newly-constructed projects will have a greater opportunity to address each Ordinance No. _____ Page 98 of 296
of the design principles more fully, while projects that involve additions or remodeling may be more limited in their ability to address each specific principle.

The following common design principles contribute to nurturing compatible relationships between new projects, existing uses, and future development—all in an effort to help ensure that projects along Route 66 are well-integrated and demonstrate respect for Glendora's unique character and sensitivity to the contextual influences of the area, especially in terms of building scale and architectural design. It is expected that all project proponents will strive to implement the principles outlined below to the greatest degree possible.

The information in this design guidelines manual will help in achieving this goal.

1. High Quality. Maintain a high level of expectation for quality development.

Quality of development can be expressed in a variety of ways: through the adherence to authentic architectural styles and details; the honest and simple use of materials and colors; the provision of useable open space (plazas and courtyards); the concern for human scale and pedestrian orientation; and the use of landscaping to soften the otherwise hard surfaces of structures and pavement. All projects are expected to achieve a high level of quality.

Building of Higher Quality
Building of Average Quality

2. Human Scale. Develop buildings that include human-scale details, pedestrian amenities, and create new linkages between and within developments where possible.

Glendora is a community that prides itself on its heritage as a city and the history of its people. An important aspect of the Route 66 Corridor is to respond to the importance of people, while also acknowledging the roles of transit and automobile transportation. The extension of a human scale character throughout the Route 66 Corridor is a basic design principle to be addressed by all projects. Project proponents should demonstrate how the proposed project contributes to the goal of human scale development along Route 66.

Building with Many Human Scale Qualities
Building with Few Human Scale Qualities
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3. Vernacular Character. Protect the existing vernacular character of Route 66 and promote diversity in new development.

The vernacular nature of existing development contributes to the unique identity of Route 66. New projects are expected to promote a diversity of architectural style while maintaining continuity of scale, pedestrian amenities, patterns of open space, and use of landscaping. The guidelines accommodate a variety of architectural styles, including: mission revival; Spanish colonial revival; art deco; moderne; craftsman; traditional storefront; and contemporary highway vernacular. Choosing which architectural style to use is in part a matter of personal choice, keeping in mind both the existing architectural context and the desired architectural character defined in the district-specific design guidelines. Through these design guidelines, individual project designs should respond to the basic character-defining features of each of these styles as described later in this document (see the section on area-wide design guidelines).

Many Architectural Styles Along Route 66 Contribute to a Vernacular Character

4. Development Character. Promote a consistent and coherent rhythm of structures and open spaces along the street edge.

The structures, and the spaces and landscaping between them, create a variety of physical environments— rhythms—along Route 66. The desired character within the Route 66 Corridor varies depending upon the rhythms that exist or that are envisioned, as described in each of the district-specific design guidelines sections provided later in this document. Development character is achieved through the thoughtful provision and arrangement of front and side building setbacks, location of structures, plazas and courtyards, outdoor dining areas, pedestrian paseos and linkages, view corridors and vistas to surrounding hills/mountains, landscaped areas and other natural features, and other details that, when aggregated, will create a positive rhythm along Route 66. Development character also entails protecting adjacent residential uses from the impacts of non-residential development.

Ordinance No. _____ Page 100 of 296
Optimal Development Character Created Through a Coherent Rhythm of Building Design, Streetscape, and Open Space
Unpleasant Development Character Created Through Uncoordinated Building Design, Open Space Placement, and Miscellaneous Streetscape
( Ord. 2019 § 2, 2017)
§ 21.10.220. District-specific guidelines.

A. Barranca Gateway.

1. Character Area Description.
a. The Barranca gateway district is intended to serve as the western gateway into the city. The Barranca gateway district seeks to provide the western "front door" to the city, through the establishment of distinctive architecture, streetscape, hardscape and other on-site and off-site amenities. The Barranca gateway district is envisioned to capitalize on adjacent market potential introduced by Azusa Pacific University and Citrus College. A high-level of street-oriented development and strong pedestrian comfort is envisioned to attract nearby students and residents to this district. Uses appropriate for this district include residential, retail sales, offices, and other service uses that provide for the daily needs of local residents.

Ordinance No. _____ Page 101 of 296
The district is intended to promote stable and attractive commercial development that is compatible with adjacent residential use. Commercial uses are strongly encouraged at intersection locations. b. Key Objectives:
i. City's western gateway;
ii. Street-oriented development;
iii. Pedestrian focus;
iv. Mix of uses (residential/commercial/retail);
v. Capitalize on adjacent market potential;
vi. Respect adjacent residential development.

2. Character-Defining Design Features and Guidelines. The following guidelines are intended to create the building and site design framework for fostering the desired character and quality of new development, redevelopment, and rehabilitation for the Barranca gateway district within the Route 66 Corridor.
a. Relationship Between Building and Street—Street Orientation—Pedestrian Orientation. For the Barranca gateway district, this edge treatment encourages orienting buildings to have the front face the street, but providing an adequate setback and pedestrian space between buildings and the road. Properties undergoing redevelopment or rehabilitation should incorporate the characteristics of this relationship between buildings and street/parking to the maximum degree possible.

As illustrated below, the key features of this relationship between buildings, adjacent streets, and on-site parking include:
i. Enhancing quality of pedestrian environment along the sidewalk with building setbacks and enhanced sidewalk spaces.
ii. Creating continuous pedestrian activity in an uninterrupted sequence by minimizing gaps between buildings, blank walls and parking lots.
iii. Creating pedestrian connections to parking lots at the rear or sides of buildings. iv. Using building indentations to create small pedestrian plazas along the street wall. b. Relationship Between Building and Rear Yard—Setback, Buffer and Stepback. Within the Barranca gateway district, the relationship between buildings and rear yard areas is critical due to the prevalence of Route 66-fronting development sharing rear property lines with residential neighborhoods. For this district, upper stories of buildings are encouraged to be stepped back away from residential uses to minimize visual intrusion and balance sun and shade impacts. Landscaping and parking generally comprise the rear yard area, designed to optimize compatibility with adjacent residences. As illustrated below, the key features of this relationship between buildings and rear yards include:
i. Introducing generous landscaping along rear property line to optimize buffer; ii. Installing low-scale light standards, using light shields, and setting back building to minimize light spillover from parking area and building to adjacent properties; iii. Stepping back upper stories of buildings and introducing parking areas or drive aisles in rear yards to maintain privacy of residences, minimize visual intrusion, and balance shade and sun impacts.

Setback, Buffer and Stepback Relationship Between Buildings and Rear Yards is Encouraged for the Barranca Gateway District (Section View, below)
Ordinance No. _____ Page 102 of 296
B. Grand Avenue Commercial Gateway.

1. Character Area Description.
a. The Grand Avenue commercial gateway district is intended to enhance Grand Avenue's function as a primary commercial/retail district within the city. The district is envisioned to serve as a primary southern gateway to the Route 66 Corridor through the provision of higher intensity commercial development catering to the local and regional market, with buildings envisioned of a maximum two stories in height.

Distinctive architecture and pedestrian amenities compatible with adjacent residences, is encouraged. The district is intended to provide a wide range of retail sales, business and personal services primarily oriented to the automobile customer. The district is envisioned as a primary node for serving the general commercial needs of the city through the promotion of stable and attractive retail development. b. Key Objectives.
i. A primary commercial node;
ii. Primary southern gateway;
iii. Higher intensity commercial development;
iv. Capture local and regional market;
v. Auto-oriented gateway.

2. Character-Defining Design Features and Guidelines. The following guidelines are intended to create the building and site design framework for fostering the desired character and quality of new development, redevelopment, and rehabilitation for the Grand Avenue commercial gateway district within the Route 66 Corridor.

Ordinance No. _____ Page 103 of 296
a. Relationship Between Building and Street—Setback from Street—Balanced Parking Orientation.

For the Grand Avenue commercial gateway district, this edge treatment encourages balancing the distribution of parking bays within front and side setback areas, with generous parking lot landscaping, and landscaped parkways and street trees accenting the sidewalk edge. Properties undergoing redevelopment or rehabilitation should incorporate the characteristics of this relationship between buildings and street/parking to the maximum degree possible.

As illustrated below, the key features of this relationship between buildings, adjacent streets, and on-site parking include:
i. Create pedestrian linkages from the public sidewalk to building perimeter and entries. ii. Provide vehicular access and pedestrian connections to adjoining parcels whenever possible. iii. Provide accent landscaping and enhanced paving at vehicular entries.

Relationship Between Building and Street: Setback from Street—Balanced Parking Orientation is Encouraged for the Grand Avenue Commercial Gateway District (Plan View above; Axonometric View below)
b. Relationship Between Building and Rear Yard—Buffer and Stepback. Within the Grand Avenue commercial gateway district, the relationship between buildings and rear yard areas is critical due to the prevalence of Grand Avenue-fronting development sharing rear property lines with residential neighborhoods. For this district, upper stories of buildings are encouraged to be stepped back away from residential uses to minimize visual intrusion and balance sun and shade impacts. As buildings are located closer to rear property lines (since parking is predominant in front and side yard areas), a generous landscaped buffer and other screening techniques are employed in rear yard areas to optimize compatibility with adjacent residences. As illustrated below, the key features of this relationship between buildings and rear yards include:

Ordinance No. _____ Page 104 of 296
i. Introducing generous landscaping along rear property line to optimize buffer. ii. Installing low-scale light standards, using light shields, and introducing other screening to minimize light spillover from rear service areas and buildings to adjacent properties. iii. Stepping back upper stories of buildings to maintain privacy of residences, minimize visual intrusion, and balance shade and sun impacts.

Buffer and Stepback Relationship Between Buildings and Rear Yards is Encouraged for the Grand Avenue Commercial Gateway District
C. Town Center Mixed Use.

1. Character Area Description.
a. The town center mixed use district is intended to provide for a complementary mix of land use and development types that are compatible with and reinforce pedestrian activity and transit utilization. The town center mixed use district will emphasize a complementary mix of development types, including multifamily residential, commercial uses and smaller-scale street-oriented retail development in buildings no taller than three stories in height.
b. Key Objectives.
i. Future transit use potential;
ii. Expanded housing opportunities;
iii. Street-oriented/pedestrian-friendly.

2. Character-Defining Design Features and Guidelines. The following guidelines are intended to create the building and site design framework for fostering the desired character and quality of new development, redevelopment, and rehabilitation for the town center mixed use district within the Route 66 Corridor.
a. Relationship Between Building and Street—Street Orientation—Pedestrian Orientation. For the town center mixed use district, orient buildings to have the front face the street, but providing an adequate setback and pedestrian space between buildings and the road. This street facing orientation serves to create a strong relationship between buildings and the street. This edge treatment also encourages a strong relationship between on-street transit stops, adjacent buildings, and pedestrian connections. Properties undergoing redevelopment or rehabilitation should incorporate the characteristics of this relationship between buildings and street to the maximum degree possible.

Key features of this relationship between buildings, adjacent streets, and on-site parking include:
i. Enhancing quality of pedestrian environment along the sidewalk with building setbacks and enhances sidewalk spaces.

Ordinance No. _____ Page 105 of 296
ii. Creating continuous pedestrian activity in an uninterrupted sequence by minimizing gaps between buildings, blank walls and parking lots.
iii. Creating pedestrian connections to parking lots at the rear or sides of buildings. iv. Using building indentations to create small pedestrian plazas along the street wall. v. Accommodating on-street transit stops.
b. Relationship Between Building and Rear Yard—Setback, Buffer and Stepback. i. Within the town center mixed use district, three relationships between buildings and rear yard areas exist that require specific design guidance:
(A) Rear yard adjacent to residential;
(B) Rear yard adjacent to residential street or alley;
(C) Rear yard adjacent to rail.
ii. For this district, upper stories of buildings are encouraged to be stepped back away from rearadjacent features and uses to minimize visual intrusion and balance sun and shade impacts. Landscaping and parking generally comprise the rear yard area, designed to optimize compatibility with adjacent residences. As illustrated below, the key features of this relationship between buildings and rear yards include:
(A) Introducing generous landscaping along rear property line to optimize buffer. (B) Installing low-scale light standards, using light shields, and setting back building to minimize light spillover from parking area and building to adjacent properties. (C) Stepping back upper stories of buildings and introducing parking areas or drive aisles in rear yards to maintain privacy of residences, minimize visual intrusion, and balance shade and sun impacts.

Setback, Buffer and Stepback Relationship Between Buildings and Rear Yards Adjacent to Residential is Encouraged for the Town Center Mixed Use District (Section View, below) c. Transit Supportive Design Guidelines. Unlike the other districts within the specific plan area, the town center mixed use district will realize transit-supportive development and redevelopment as a result of future service by the Metro Gold Line (light rail). To optimize the benefits of light rail transit service to district businesses, visitors and residents, the following transit supportive design guidelines are recommended for new development, redevelopment, and rehabilitation. i. Every project within the district should be designed in consideration of the future Metro Gold Line station as a pedestrian destination by including accessible and attractive connections to the larger pedestrian (i.e., sidewalk or pathway) system and adjacent developments.

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ii. All projects within the town center mixed use district should demonstrate pedestrian orientation by including weather protection (sun, wind, rain) elements such as awnings, colonnades, or canopies; building entrances and storefronts fronting on a segment of the pedestrian system; and the use of interesting paving, pedestrian- scale lighting, benches, fountains, bicycle racks, trash receptacles, landscaping, public art, and/or other similar amenities.
iii. Encourage shared (reciprocal access) parking, centrally located public parking, structured parking, to encourage transit use, walking, and bicycling and to maximize the development potential of sites within the town center mixed use district.

Shared parking and access agreements are encouraged
Parking lot designs should include pedestrian connections from transit stops to storefronts convenient access to adjacent buildings
D. Route 66 Service Commercial.

Ordinance No. _____ Page 107 of 296

1. Character Area Description.
a. The Route 66 service commercial is intended to provide for a variety of smaller-scale commercial, office and light industrial/manufacturing uses in buildings generally no taller than two stories in height.

Flexible commercial and low-intensity industrial development allowing for office/ assembly and warehousing under one roof is encouraged. The district is envisioned a primary node for locally-serving businesses and commercial activity. The Route 66 commercial district is envisioned contribute to a positive visual image along Route 66 through the establishment of streetscape elements, landscaped buffers and quality site design.
b. Key Objectives.
i. Primary locally-serving commercial uses;
ii. Auto-oriented focus;
iii. Larger landscape buffers/screening;
iv. Improved streetscape;
v. Focus on site improvement (façade, etc.);
vi. Lot consolidation.

2. Character-Defining Design Features and Guidelines. The following guidelines are intended to create the building and site design framework for fostering the desired character and quality of new development, redevelopment, and rehabilitation for the Route 66 service commercial district within the Route 66 Corridor.
a. Relationship Between Building and Street—Setback from Street—Balanced Parking Orientation.

For the Route 66 service commercial district, this edge treatment encourages balancing the distribution of parking bays within front and side setback areas, with parking lot landscaping, and landscaped parkways and street trees accenting the sidewalk edge. Properties undergoing redevelopment or rehabilitation should incorporate the characteristics of this relationship between buildings and street/parking to the maximum degree possible.

As illustrated below, the key features of this relationship between buildings, adjacent streets, and on-site parking include:
i. Create pedestrian linkages from the public sidewalk to building perimeter and entries. ii. Provide vehicular access and pedestrian connections to adjoining parcels whenever possible. iii. Provide accent landscaping and enhanced paving at vehicular entries. iv. Small retail and service uses are encouraged.
v. Provide for larger front landscaped setbacks and parking to the side and rear of structures.

Relationship Between Building and Street: Setback from Street—Balanced Parking Orientation is Encouraged for the Route 66 Service Commercial District (Plan View above; Axonometric View below) Ordinance No. _____ Page 108 of 296
b. Relationship Between Building and Rear Yard—Buffer and/or Connection. i. Within the Route 66 service commercial district, two primary relationships exist between buildings and rear yard areas that require specific design guidance:
(A) Rear yard adjacent to rail property;
(B) Rear yard adjacent to wash or hillside.
ii. On the north side of Route 66, the focus of Route 66 fronting properties is on providing an adequate and aesthetic buffer from the adjacent rail corridor. On the south side of Route 66 fronting properties share rear property lines with the Big Dalton Wash and the South Hills. A generous landscaped buffer and, where applicable, connections to the natural areas are employed in rear yard areas as the primary methods of optimizing the relationship between the wash or hillside and adjacent buildings. As illustrated below, the key features of this relationship between buildings and rear yards include:
(A) Introducing generous landscaping along rear property line to optimize buffer. (B) Providing safe connections to the natural areas where applicable. (C) Installing low-scale light standards, using light shields, and introducing other screening to minimize light spillover from rear service areas and buildings to adjacent properties.

Buffer and/or Connection Relationship Between Buildings and Rear Yards Adjacent to Railroad Property is Encouraged for the Route 66 Service Commercial District Buffer and/or Connection Relationship Between Buildings and Rear Yards Adjacent to Wash or Hillside is Encouraged for the Route 66 Service Commercial District Ordinance No. _____ Page 109 of 296
E. Central Route 66 Residential.

1. Character Area Description.
a. The central Route 66 residential district is intended to contribute to the mix of housing choices offered to Glendora residents and provide consistency with the Glendora general plan housing element, through the provision of higher density multifamily residential development. Locally- serving retail and other residential-compatible commercial uses that cater to nearby residents at corner locations are encouraged within this district.

New residential development in this district is envisioned to establish a positive visual image along the Route 66 Corridor and encourage pedestrian connections to adjacent trailways, transit stops, commercial uses, and public sidewalks.
b. Key Objectives.
i. Consistency with general plan;
ii. Higher density residential (sale/rental);
iii. Locally-serving retail commercial at corner locations; iv. Enhanced streetscape.

2. Character-Defining Design Features and Guidelines. The following guidelines are intended to create the building and site design framework for fostering the desired character and quality of new development, redevelopment, and rehabilitation for the central Route 66 residential district within the Route 66 Corridor.
a. Relationship Between Building and Street—Setback from Street—Landscape Orientation and Street Adjacent—Pedestrian Orientation. For residential development within the central Route 66 residential district, this edge treatment encourages landscaped setbacks between buildings and streets, interrupted only by pedestrian areas, plazas, and sidewalks. Parking areas are largely invisible from the Route 66 Corridor, and fences and walls are attractively designed and soften through generous landscaping, Ordinance No. _____ Page 110 of 296
reinforcing a positive image. Properties undergoing redevelopment or rehabilitation should incorporate the characteristics of this relationship between buildings and street/parking to the maximum degree possible. i. As illustrated below, the key features of this relationship between buildings, adjacent streets, and on-site parking include:
(A) Create pedestrian connections between buildings and to nearby transit stops. (B) Use landscaped setbacks to create "outdoor rooms" with plazas and gardens. (C) Parking absent from front yards and landscaped setbacks. Parking is typically located behind or between buildings, in a location that maximizes visibility and accessibility by residents, yet is secondary to community open space.

Relationship Between Building and Street: Setback from Street—Landscape Orientation is Encouraged for Residential Development in the Central Route 66 Residential District ii. For commercial development that occurs within the central Route 66 residential district, this edge treatment encourages placing the front elevation of new commercial buildings with an appropriate setback from the property line to create a strong relationship between buildings, an adequately sized public sidewalk and the street, excluding architectural projections or other architectural features. This edge treatment also encourages a strong relationship at corner locations, between on-street transit stops, adjacent buildings, nearby residences, and pedestrian connections.
iii. As illustrated below, the key features of this relationship between buildings, adjacent streets, and on-site parking include:
(A) Providing building setbacks from the sidewalk edge to serve as a buffer between private residential space, pedestrian sidewalk, and vehicular traffic.
(B) Creating continuous pedestrian space in an uninterrupted sequence by minimizing gaps between buildings, blank walls and parking lots.
(C) Creating pedestrian connections to parking lots and adjacent residential areas (as applicable and appropriate) at the rear or sides of buildings.
(D) Using building indentations to create small pedestrian plazas along the street wall. (E) Accommodating on-street transit stops.
b. Relationship Between Buildings and Rear/Side Yards—Buffer and/or Connection. i. Within the central Route 66 residential district, two primary relationships exist between buildings and rear yard areas that require specific design guidance:
(A) Rear yard of residential development adjacent to wash; (B) Rear yard of commercial development adjacent to wash. ii. Both residential and commercial development fronting on Route 66 within this district share rear property lines with the Big Dalton Wash. A generous landscaped buffer and, where applicable, connections to the natural areas are employed in rear yard areas as the primary methods of optimizing the relationship Ordinance No. _____ Page 111 of 296
between the wash and adjacent buildings. As illustrated below, the key features of this relationship between buildings and rear yards include:
(A) Introducing generous landscaping along rear property line to optimize buffer. (B) Providing safe connections to the wash where applicable. (C) Installing low-scale light standards, using light shields, and introducing other screening to minimize light spillover from rear service areas and buildings to adjacent properties.

F. Lone Hill Gateway.

1. Character Area Description.
a. The Lone Hill gateway district is intended to serve as the eastern gateway of Glendora's Route 66 Corridor. The Lone Hill gateway seeks to provide a welcoming "front door" through streetscape, quality architecture, views to the San Gabriel Mountains while promoting stable and attractive commercial development that is compatible with neighboring residential uses. The district is envisioned as a node for locally-serving retail uses catering to residents and the day-time population generated by adjacent employment. The district is envisioned to include a complementary mix of locally-serving retail, service commercial, and professional offices within buildings no taller than two stories in height. b. Key Objectives.
i. Streetscape enhancement;
ii. View preservation;
iii. Locally-serving commercial node;
iv. Capitalize on adjacent employment.

2. Character-Defining Design Features and Guidelines. The following guidelines are intended to create the building and site design framework for fostering the desired character and quality of new development, redevelopment, and rehabilitation for the Lone Hill gateway district within the Route 66 Corridor.

a. Relationship Between Building and Street—Setback from Street—Balanced Parking Orientation.

For the Lone Hill gateway district, this edge treatment encourages balancing the distribution of parking bays within front and side setback areas, with parking lot landscaping, and generous landscaped parkways and street trees accenting the sidewalk edge. Properties undergoing redevelopment or rehabilitation should incorporate the characteristics of this relationship between buildings and street/parking to the maximum degree possible.

Ordinance No. _____ Page 112 of 296
i. As illustrated below, the key features of this relationship between buildings, adjacent streets, and on-site parking include:
(A) Create pedestrian linkages from the public sidewalk to building perimeter and entries. (B) Provide vehicular access and pedestrian connections to adjoining parcels whenever possible. (C) Provide accent landscaping and enhanced paving at vehicular entries.

Relationship Between Building and Street: Setback from Street—Balanced Parking Orientation is Encouraged for the Lone Hill Gateway District (Plan View above; Axonometric View below) b. Relationship Between Buildings and Rear/Side Yards—Buffer and Stepback. Within the Lone Hill gateway district, the relationship between buildings and rear yard areas is critical due to the prevalence of Lone Hill-fronting development sharing rear property lines with residential neighborhoods. For this district, upper stories of buildings are encouraged to be stepped back away from residential uses to minimize visual intrusion and balance sun and shade impacts. As buildings are located closer to rear property lines (since parking is predominant in front and side yard areas), a generous landscaped buffer and other screening techniques are employed in rear yard areas to optimize compatibility with adjacent residences. i. As illustrated below, the key features of this relationship between buildings and rear yards include:

(A) Introducing generous landscaping along rear property line to optimize buffer. (B) Installing low-scale light standards, using light shields, and introducing other screening to minimize light spillover from rear service areas and buildings to adjacent properties. (C) Stepping back upper stories of buildings to maintain privacy of residences, minimize visual intrusion, and balance shade and sun impacts.

Buffer and Stepback Relationship Between Buildings and Rear Yards is Encouraged for the Lone Hill Gateway District
G. Glendora Technology, Commerce and Office.

Ordinance No. _____ Page 113 of 296

1. Character Area Description.
a. The Glendora technology, commerce, and office district is intended to serve as a primary employment center within the city. The district is intended to promote uses including administrative, professional research, and retail/service commercial uses limited to accessory uses—all within buildings no taller than three stories in height. The district is envisioned to promote strong internal and external pedestrian circulation that provides on-site amenities and enhanced connections to adjacent retail and commercial development.
b. Key Objectives.
i. Employment generation;
ii. Strong internal/external circulation;
iii. On-site amenities;
iv. Connections to adjacent commercial node.

2. Character-Defining Design Features and Guidelines. The following guidelines are intended to create the building and site design framework for fostering the desired character and quality of new development, redevelopment, and rehabilitation for the Glendora technology, commerce, and office district within the Route 66 Corridor.
a. Relationship Between Building and Street—Setback from Street—Landscape Orientation. For development within the Glendora technology, commerce, and office district, this edge treatment encourages landscaped setbacks between buildings and streets, interrupted only by pedestrian areas, plazas, and sidewalks. Parking areas are largely screened from the Route 66 Corridor, and fences and walls are attractively designed and soften through generous landscaping, reinforcing a positive image. Properties undergoing redevelopment or rehabilitation should incorporate the characteristics of this relationship between buildings and street/parking to the maximum degree possible. i. As illustrated below, the key features of this relationship between buildings, adjacent streets, and on-site parking include:
(A) Create pedestrian connections between buildings and to nearby transit stops. (B) Use landscaped setbacks to create "outdoor rooms" with plazas and gardens.

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(C) Parking absent from front yards and landscaped setbacks.

Relationship Between Building and Street: Setback from Street—Landscape Orientation is Encouraged for the Glendora Technology, Commerce and Office District (Plan View above; Axonometric View below) b. Relationship Between Buildings and Rear Yards—Buffer and Stepback. Within the Glendora technology, commerce, and office district, the relationship between buildings and rear yard areas is critical due to the prevalence of Route 66 fronting development sharing rear property lines with residential neighborhoods. For this district, upper stories of buildings are encouraged to be stepped back away from residential uses to minimize visual intrusion and balance sun and shade impacts. As buildings are located closer to rear property lines (since parking is predominant in front and side yard areas), a generous landscaped buffer and other screening techniques are employed in rear yard areas to optimize compatibility with adjacent residences.

i. As illustrated below, the key features of this relationship between buildings and rear yards include:
(A) Introducing generous landscaping along rear property line to optimize buffer; (B) Installing low-scale light standards, using light shields, and introducing other screening to minimize light spillover from rear service areas and buildings to adjacent properties; (C) Stepping back upper stories of buildings to maintain privacy of residences, minimize visual intrusion, and balance shade and sun impacts.

Buffer and Stepback Relationship Between Buildings and Rear Yards is Encouraged for the Glendora Technology, Commerce, and Office District
H. Grand/Route 66 Gateway.

1. Area Character Description.
a. Key Objectives.

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i. Pedestrian-oriented site planning and design;
ii. Provision for public spaces, plazas and courtyards; iii. Minimum height, mass and scale standards to highlight the importance of the intersection; iv. Provision for a mix of office/retail uses;
v. Excellence of architectural design, materials and landscaping creating a sense of place; vi. Uses specified to enhance the gateway theme for the district.

2. Character-Defining Design Features and Guidelines.
a. The Grand/Route 66 Gateway district is envisioned as a key gateway focal point for people arriving to the city from the 210 Freeway. Due to its location as a key intersection of two major thoroughfares at Grand Avenue and Route 66, high quality architecture and appropriate building mass and scale are important design elements to ensure the sense of gateway entry to the city from the 210 Freeway. Buildings which provide a dramatic architectural presence to the gateway intersection would provide the character and dramatic gateway theme sought by the Route 66 specific plan.

Architectural features to promote a pedestrian scale and sense of place would be required. Storefronts would be oriented to the sidewalk or courtyards. Landscape features including sidewalk planters, street trees, courtyards and plazas supporting pedestrian activity would be necessary elements of any proposed design.

Courtyards would be designed as shared space between all uses and public spaces. b. Pedestrian-Oriented Site Planning. Site planning should incorporate public plazas and setback spaces. Parking and driveways should be oriented to sides and rear areas. Arcades and openings in the façade leading from the street into the structure or interior plazas should be considered. Upper stories should step back from the ground floor plane or provide balcony opportunities. Pedestrian amenities and access to bus transit must be considered. Trees and landscape treatments which further define and soften the scale of the structure are required. Intersection treatment must be integrated into the Route 66 street enhancement plan.

Example:
c. Materials and Colors. The overuse of stucco façade treatment is discouraged. Developers are encouraged to incorporate other façade materials including wood, stone, metal and glass in the design.

Materials and colors should reflect the themes and heritage of the physical landscape, such as granite, river rock, sand, and wood. Colors should reflect soft pastel and earth tones indicative of the coastal sage environment of the San Gabriel foothills. The use of glass to integrate interior and exterior-designed space is encouraged in appropriate areas. The use of materials from sustainable, environmentally friendly sources is strongly encouraged.
d. Courtyards and Public Spaces. Courtyards incorporating natural features, water features and garden elements as well as pedestrian amenities such as tree shaded seating are encouraged. Integration of exterior and interior spaces is encouraged. Pavement treatment is also a key element of courtyard and sidewalk Ordinance No. _____ Page 116 of 296
public space. Varied paving materials which are integrated into and support the overall design are encouraged.

From The Master Architect Series V, Architects 49, Selected and Current Works published by Images Publishing, 2002.
( Ord. 2019 § 2, 2017)
§ 21.10.230. Area-wide guidelines.

A. This section provides design guidelines and concepts, which are applicable area- wide to projects within the Route 66 specific plan area. It is organized into the following subsections to ensure the creation of good community design and quality development:

1. General commercial;

2. Special consideration commercial;

3. Industrial/business park;

4. Multifamily residential;

5. Architectural styles;

6. Public space amenities;

7. Signage.

Users of the design guidelines should consult city planning staff for assistance with identifying the most appropriate subsections for the subject project.

B. General Commercial. This subsection provides design guidelines and concepts, which are applicable to commercial projects within the Route 66 specific plan area, including retail, service, and office uses. It should also be noted that the general commercial guidelines found below will also be utilized for review of the special use commercial projects found in the special consideration commercial guidelines subsection.

1. Site Planning and Design Details.
a. Introduction. Proper site planning and design of new commercial development contributes greatly to a quality visual environment and to a higher degree of compatibility with surrounding uses. The following guidelines should be incorporated into the design of commercial projects in the Route 66 specific plan area to optimize site planning and design attributes.
b. Building Siting.

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i. The siting of buildings should recognize the particular characteristics of the site and should relate to the surrounding built environment in pattern, function, scale, and character. ii. Building siting and design should encourage pedestrian activity. iii. Buildings should face the primary street frontage and provide direct linkages to the public sidewalk. iv. When possible, freestanding buildings should be sited along street frontages. Buildings sited along street frontages in conjunction with landscaping treatment helps to screen parking areas. v. Where buildings are sited along street frontages, ensure adequate space for public sidewalk and landscaping. Additional building setback should be provided to provide a sufficient and comfortable pedestrian space between the building and street traffic.

Freestanding building sited along street frontages creates a link to the sidewalk Whenever possible, place freestanding buildings along street frontages c. Compatibility.
i. Commercial development uses should be buffered from residential as much as possible. Building orientation, landscaping, and increased setbacks should be used to provide adequate separation between incompatible uses.

Substantial landscaping is encouraged to buffer residential structures ii. Commercial development use should not face residential streets. d. Pedestrian Activity Areas.
i. The sitting and design of buildings should facilitate and encourage pedestrian activity.

Building siting and design should facilitate and encourage pedestrian activity Ordinance No. _____ Page 118 of 296
ii. Development should provide site amenities and other design features that encourage pedestrian utilization.

Providing amenities at corner locations offer opportunities for pedestrian activities Plazas at corner locations are encouraged
iii. When possible, buildings should be clustered to create courtyards, plazas, and outdoor dining areas. iv. Commercial buildings should be designed to maximize the relationship with adjacent street frontage.
v. Pedestrian activity areas at mid-blocks corner locations are encouraged.

2. Parking and Circulation Guidelines.
a. Introduction. Properly functioning parking areas are beneficial to property owners, tenants, and customers and they contribute to the design success of a property. Parking lots need to allow customers and deliveries to reach the site, circulate through the parking lot, and exit the site easily and safely. The following guidelines should be incorporated into the design of commercial projects in the Route 66 specific plan area. b. General.
i. Parking space and aisle dimensions should conform to city standards. ii. A vehicle entering any commercial parking area in Glendora should not be required to enter a street to move from one location within the same parking facility or premises. Parking areas should be Ordinance No. _____ Page 119 of 296
iii. Parking lots should be designed with a clear hierarchy of circulation: major access drives with no parking; major circulation drives with little or no parking; and then parking aisles for direct access to parking spaces.
iv. Parking lots should be divided into a series of connected smaller lots utilizing raised landscape strips and raised walkways.
v. Parking aisles and parking spaces directly adjacent to the building are strongly discouraged. Raised walkways and landscape strips may be utilized adjacent to buildings to create this spatial separation. vi. Parking should not dominate the site in areas adjacent to any street. Parking should be concentrated in areas away from the street, behind buildings and well landscaped.

Parking lots should not dominate the site
c. Project Entry Design.
i. Entry drives should be adequately spaced apart from one another and from street intersections to optimize vehicle, pedestrian, and bicycle safety.
ii. A main entry drive should extend from the public street to the front cross aisle and should:
(A) Include medians located between the public street to the first bisecting parking aisle; (B) Include sidewalks from the street to the front cross aisle on both sides; (C) Include landscaped parkways flanking both of its sides and not have any parking stalls along it.

Utilize special accents at project entries
d. Pedestrian Circulation.
i. Avoid vehicle access lanes located near major building entries where pedestrians will enter or exit.

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ii. Design parking areas so that pedestrians walk parallel to moving cars in parking aisles to minimize the need for the pedestrian to cross parking aisles and landscape islands to reach building entries.

Don't do this
Do this
iii. Clearly defined pedestrian access should be provided from parking areas to primary building entrances.

Clearly define pedestrian access
iv. All commercial projects should connect onsite pedestrian circulation system to offsite public sidewalks. At a minimum this connection should:
(A) Be located on one side of the main entry drive aisle; (B) Be adequately wide for optimal accessibility at all points including locations where signs, poles, fire hydrants, etc., are placed in the walkway;
(C) Be raised and protected from the drive aisle by a curb; (D) Be constructed of concrete or interlocking paving stone systems. v. Emphasis on pedestrian crossings of driveways and major circulation aisles should be accentuated at building entries by extending pedestrian walkways into the parking aisle/lane. vi. Access by disabled persons shall be incorporated into the overall pedestrian circulation system.

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The project design should be in compliance with all existing disability access laws e. Bus Turnouts. Bus turnouts should be constructed in the Route 66 specific plan area wherever the potential for auto/bus conflicts warrants separation of transit and passenger vehicles. Bus turnouts should be considered by the traffic safety committee when warranted based on traffic conditions, passenger volumes, vehicle speed, and/or accident patterns.
f. Screening.
i. All parking lots should incorporate screening at their street periphery. Screening should maintain a clear visual zone and may be implemented utilizing one of the following alternatives:
(A) Utilize a low-lying, continuous evergreen hedge;
(B) Utilize low-lying earth berm;
(C) Installing non-deciduous (evergreen) trees.

All parking lots should maintain a clear visual zone
ii. The use of walls in a front or street side yard setback is inappropriate. iii. Walls or landscaping should not be located where they block the sight lines of drivers entering, leaving or driving throughout the site.

Appropriate screening of a parking lot
c. Parking Lot Landscaping.

Intermediate planting island in parking lot
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i. Parking lot landscaping should be evenly distributed throughout the parking area. ii. Parking lots should include landscaping that accents the importance of driveways from the street, frames the major circulation aisles, and highlights pedestrian pathways. iii. Provide continuous landscape planting strips between every row of parking. Planting strips should include shade trees and should be constructed with a concrete mow strip on both sides. iv. Create large planting islands at the ends of parking rows that are planted with shade trees, low shrubs and/or groundcover.
v. Provide interior planting islands between parking spaces to avoid long rows of parked cars.

Provide planting strips between every row of parking
d. Parking Lot Lighting.
e. The style of lighting fixtures for parking lots should match or compliment the style utilized within the public right-of-way. (See Article IV of the Route 66 Corridor specific plan.)

i. The type and location of parking area lighting should preclude direct glare onto adjoining property, streets, or skyward.
ii. Pedestrian scale/decorative parking lot lighting is encouraged.

Example of pedestrian-scale lighting in a parking lot
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iii. The color of the parking lot lighting poles should be either black, brown, bronze, hunter green, or midnight blue.
iv. "High mast" flood lighting above the height of the tallest building on site is discouraged. v. Lighting systems need to be designed for two levels. One to be on during normal operations hours and one to be a reduced intensity level throughout late non-operational hours (for security purposes). i. Paving.
i. Parking Surfaces. Decorative paving treatments are encouraged to be incorporated into parking lot design, driveway entries, and pedestrian crosswalks.
ii. Sidewalks and Pedestrian Ways.
(A) The design, materials, and colors of pedestrian areas should compliment the architectural style of the primary buildings and should make a positive contribution to the aesthetic and function of the site.

Paving should blend with the architectural style of the site (B) Texture and color variation in paving material should occur where pedestrian and vehicular areas overlap.

Rough paving will slow traffic down
(A) The use of stamped concrete, stone, brick or granite pavers, exposed aggregate, or colored concrete is encouraged in parking lots to promote pedestrian safety and to minimize the negative impact of large expanses of black asphalt pavement.

Pedestrian walkways should encourage decorative paving treatments Ordinance No. _____ Page 124 of 296
c. Loading and Delivery.
i. Loading facilities should not be located at the front of buildings where it is difficult to adequately screen them from view. Such facilities are generally more appropriate at the rear of the site.

Loading and delivery at side and rear of building is encouraged ii. When commercial buildings back to residential properties, loading and delivery will need to be planned to occur at the side of the building away from residences. Loading and delivery areas should not be located in a required setback area.

1. Architectural Design Elements.
a. Introduction. There are no particular styles required for new commercial development, commercial redevelopment, and commercial rehabilitation within the Route 66 specific plan area. However, at least eight common architectural styles exist within Route 66 and elsewhere in Glendora that can provide inspiration to and help shape new development, redevelopment, and rehabilitation (see the architectural styles section below). The following guidelines for architectural design elements are presented to encourage a quality and completeness of commercial project design that will contribute to the overall quality of the envisioned Route 66 built environment.
b. Architectural Imagery.
i. The use of standardized "corporate franchise" architectural styles are strongly discouraged. ii. Architectural styles should consider compatibility with surrounding character, including a building's style, form, size, materials, and roofline.
iii. Design features should be consistent on all elevations of a structure. Side and rear elevations should not be minimized because they are oriented away from public view. c. Building Form and Mass.
i. Height and scale of infill developments should complement existing adjacent structures while providing a sense of human scale and proportion.

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ii. New structures should be designed to avoid blank façades, instead providing storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features designed to add visual interest.
iii. Building mass/height should relate to adjacent sites to allow maximum sun and ventilation, protection from prevailing winds, and to enhance public views and minimize obstruction of view from adjoining structures.
iv. Building heights should vary so that the building appears to be divided into distinct components. d. Building Façades.
i. Building façades should be articulated with architectural elements and details. Buildings should be segmented in distinct massing elements. Vertical and horizontal offsets should be provided to minimize large blank walls and reduce building bulk.
ii. Building façades should be broken down into a series of appropriately proportioned "structural bays" or components typically segmented by a series of columns, masonry piers, or other architectural treatments.

Create interesting building façade with unique architectural elements i. Primary building entries should be easily identified. Use of projections, columns, or other design elements that articulate entries should be utilized.

Building entries should be easily identified
ii. The size and location of doors and windows should relate to the scale and proportions of the overall structure.
iii. Blank building façades along side property lines are strongly discouraged as they diminish the visual quality of contiguous properties as well as the Route 66 Corridor specific plan area. To optimize the quality of side property line facing building façades, including firewalls and parapet walls for zero lot-line construction, project applicants are strongly encouraged to include one or more of the following elements in architectural design plans:
(A) Public art (e.g., murals, wall mounted sculptures, etc.); (B) Architectural details;
(C) Architectural lighting;
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(D) Landscaping (e.g., vines).
b. Storefront Proportion.
i. Overall commercial projects should have details that are repeated across the face of the building integrating the storefront components into the character of the entire façade of the commercial project.

Storefronts in shopping center
ii. The main entry into a store should be emphasized at the street to announce a point of arrival in one or more of the following ways:
(A) Flanked columns, decorative fixtures or other details; (B) Covered by means of a portico (formal porch) projecting from or set into the building face; and (C) Punctuated by means of a change in roofline, a tower, or a break in the surface of the subject wall.

Storefronts should be visually pleasing
iii. Buildings situated at the corner of a public street should provide a prominent corner entrance to retail shops.
iv. Commercial storefront entries are typically recessed and/or sheltered by a covered arcade structure, canopy or awning. This provides more area for display space, a sheltered transition area to the interior of the store, and emphasizes the entrance. The recessed entry should be well illuminated twenty-four hours a day.

Commercial storefront entries should employ shelter by utilizing a covered arcade, canopy, or awning Ordinance No. _____ Page 127 of 296
v. Doors of storefronts (especially retail shops) should contain a high percentage of clear glass in order to view the retail contents.
vi. Storefront windows should be clear and as large as possible to maximize the visibility to the storefront displays and retail interior.
f. Building Wall Articulation.
i. Long, blank, unarticulated building walls that face public view are discouraged and should be divided into a series of structural bays (e.g. characterized by masonry piers that frame window and door elements).
ii. Flat, monolithic building walls are strongly discouraged. Monolithic building walls should be "broken" by vertical and horizontal articulation (e.g., sculpted, carved or penetrated wall surface defined by recesses and reveals) characterized by: (a) breaks (reveals, recesses) in the surface of the wall itself; or (b) placement of window and door openings; or (c) the placement of balconies, awnings and canopies. iii. Storefronts with no windows and small doors are not permitted. Large window and door openings on commercial storefronts are very desirable, as they are more inviting.

Wall façades employing both vertical and horizontal articulation g. Roofs.
i. Full gabled, hipped, and shed roofs are encouraged.

Full roofs are encouraged
ii. Continuous mansard roofs or "tacked on" brow mansard roofs are discouraged.

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iii. Long, unbroken, monotonous, horizontal rooflines are strongly discouraged. Vertical or horizontal articulation is required.
iv. Radical roof pitches that create overly prominent or out-of-character buildings such as A-frames, geodesic domes, or chalet-style buildings are discouraged. v. The visible portion of sloped roofs should be sheathed with a roofing material complementary to the architectural style of the building and other surrounding buildings. vi. Interior rooftop access is encouraged.
vii. Cornice lines of new buildings (horizontal rhythm element) should be aligned with buildings on adjacent properties to avoid clashes in building height. h. Materials/Colors.
i. Exterior materials, textures and colors should compliment the architectural style or theme of a building. ii. Materials that contribute to good quality architecture are:
(A) Stucco, smooth, sand or light lace finish;
(B) Clay or concrete roof tiles;
(C) Native fieldstone;
(D) Sandstone and flagstone;
(E) Brick, as an accent material;
(F) Wrought iron (rust proof; anodized aluminum);
(G) Tile, as an accent material;
(H) Slumpstone garden walls;
(I) Split face concrete block;
(J) Slump block (for building walls);
(K) Metal accents;
(L) Concrete block as bulkhead or accent material only; (M) Clapboard or shingle siding;
(N) Brick or stone use in foundations and chimneys.
iii. Materials that detract quality architecture are:
(A) Reflective metal or aluminum siding/roofing;
(B) Plywood siding;
(C) Plastic tile;
(D) Pipe railings;
(E) Metal/concrete stairs;
(F) Precision architectural concrete block;
(G) Bare aluminum window frames;
(H) Simulated rock applied vertically on walls.
iv. Color is one of the primary theme-conveying elements of commercial development. The following color guidelines are recommended for commercial development within the Route 66 Corridor specific plan area:
(A) Exterior materials, textures and colors should complement the architectural style or theme of a building.

Materials, colors, and textures should complement the overall architectural style of a building Ordinance No. _____ Page 129 of 296
(B) Colors and materials should be durable and weather resistant. (C) Avoid use reflective or metallic colors that create glare. (D) Avoid fluorescent or bright colors.
(E) Colors should not contrast greatly with adjacent structures. (F) Colors should be consistent with the architectural style of the building. (G) Natural, subdued colors are encouraged.
(H) Franchise/corporate businesses should incorporate the architecture and color theme of the overall commercial project to form a consistent theme throughout. i. Equipment and Utility Screening.
i. All mechanical equipment should be concealed from view of public streets and neighboring properties. Concealment of the elements behind walls, landscaping or undergrounding is encouraged. ii. Roof-mounted equipment, utilities, or other appurtenances should be screened on all four sides by a structural feature that is an integral part of the building architectural design. Screening material should be compatible with the material used on the building and not exceed the height of all vents and mechanical equipment.
iii. Ground-mounted equipment, utilities, or other appurtenances should be screened from view by a decorative wall or landscape feature that is compatible with the architecture of the development site or placed in underground vaults.
iv. Electronic surveillance equipment or alarm hardware should be as invisible and unobtrusive as much as possible.
j. Security Grilles.
i. Permanent, fixed security grilles in front of windows are discouraged. If security grilles are necessary, they should be placed inside the building behind the window display area. ii. The use of scissors grilles is discouraged since they communicate a message of high crime and cannot be integrated visually into the overall design of a building or storefront.

C. Special Consideration Commercial.

1. The guidelines contained in this subsection provide supplementary design guidance addressing the more challenging development types within the Route 66 specific plan area. Certain types of development present design challenges that require unique solutions. Development types in this subsection include:
a. Offices;
b. Vehicle dealerships (new/used);
c. Service stations and car washes;
d. Auto repair services;
e. Drive-through business;
f. Big box retail;
g. Mixed use projects;
h. Telecommunication facilities;
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i. Religious institutions;
j. Shopping centers;
k. Specialty retail centers;
l. Hotels and motels.

Development applicants should consult other applicable design provisions in addition to those contained within this subsection.

2. Offices.

a. Description. Office development is located within the Route 66 specific plan area commercial and industrial districts. Although appropriate for these districts, office uses have physical and functional characteristics that are not typical of traditional commercial and industrial development. These features include:
i. Scale of buildings are typically larger;
ii. Intensity of development is lower;
iii. Higher utilization of on-site parking;
iv. Uses typically occur in multi-story buildings;
v. Fewer public entries;
vi. Buildings not typically featured directly on the street frontage; vii. Consistency in types of tenants.

Contemporary office building
b. Site Organization.
i. Office buildings should consider the characteristics of the site and should relate to the surrounding built environment in function, pattern, and scale.
ii. Office buildings should be placed at the minimum required front setback. No parking should be permitted to occur between the front of the building and the street. Surface parking should be located at the rear of the site or at the side of the building.

Parking should be located at the rear or side of office development c. Building Design.
i. Office development should incorporate variations in vertical and horizontal wall planes to reduce scale and massing.

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ii. Building heights for office development should be designed to minimize conflicts with adjacent residential uses.
iii. Primary building entries should be well defined and provide a "sense of entry" for the building. iv. Office buildings should have the primary entry visible from the public street and be accessible from pedestrian pathways or parking areas.

Building entries should be well defined

3. Vehicle Dealerships (New/Used).
a. Description. Vehicle dealerships specialize in the sale and servicing of new and used automobiles.

The sale and services of automobiles present a variety of design challenges. These features include:
i. Vehicle display oriented toward the street;
ii. On-site vehicle servicing and repair;
iii. Vehicle drop-off and pick up areas;
iv. Use of heavy equipment and machinery.

Vehicle dealership
b. Site Organization.
i. Outdoor vehicle displays oriented to a public street should be compatible with the architecture of primary structures on a site.
ii. Sufficient space should be provided for service drop-offs to prevent back up on a public street and new vehicle delivery.
iii. Potentially noisy activity, such as vehicle repair, cleaning, or testing should be oriented to minimize impacts to adjacent residential properties.
iv. Service or repair bay openings should be oriented away from public street frontage or residential properties.
v. Storage areas for daytime storage items and utilities, equipment, or similar facilities should be screened from view from the public street and any adjacent residential area. c. Building Design.
i. Indoor storage areas should be architecturally consistent with the primary structure on a site. ii. Service uses should be contained entirely within a building of solid (e.g., masonry) construction.

The access points to the service bays should not face the public street. iii. Vehicle washing areas should be designed and located so they are not visible or audible from public streets or residential areas.

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iv. Cashier kiosk, under canopies and other ancillary structures, should be complementary to the architecture of primary buildings on a site.
d. Landscaping, Walls, Fences.
i. Landscaping should be provided along building perimeters and parking lots. ii. Chain-link fences, barbed wire, razor wire, or similar should never be used. iii. When vehicle displays are provided, landscaping should be designed to provide buffering to adjacent rights-of-way.
e. Other.
i. The use of public address systems is discouraged. Should a public address system be utilized, noise should not impact adjacent properties.
ii. Compressors and other pneumatic equipment (except HVAC) should be located within the interior of a building to minimize noise impacts on adjacent properties. iii. Indoor storage facilities should be provided on-site for vehicle, parts, and potentially hazardous materials (oil, lubricants, etc.).

Dealership service bays should face away from public streets and residential uses

4. Service Stations and Car Washes.

a. Description. Service stations and car washes are highly utilized uses that are characterized by unique site features. These features include:
i. Intensive on-site vehicle utilization;
ii. On-site repair and servicing;
iii. Large expanses of paving;
iv. Use of equipment and machinery;
v. Use of potentially hazardous materials.

Reduce visual impacts with landscaping along perimeters b. Site Organization.
i. Building elevations containing service or repair bays should not face toward a public street or toward residential uses.
ii. Structures on a site should be grouped together and integrated into the overall design of a site. iii. Service bay door and car wash openings should be oriented to reduce visibility from public streets and should be oriented away from adjacent noise sensitive uses.

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Orient bay door openings to reduce visibility from the street. iv. When commercial development abuts a service station, two-way vehicular access that is integrated with the adjacent development should be provided.
v. A fuel delivery truck lane should be provided through the site and oriented to provide for right side unloading of the vehicle into underground tanks.
vi. Site design for projects located at street corners should provide structural or strong design elements to anchor the corner. This can be accomplished using built elements or with strong landscaping features.

Service station that has landscaping features to anchor the corner vii. Storage facilities should be enclosed within the primary structure on the site. viii. The siting of self-serve carwash bays, drying and vacuuming areas should not conflict with on-site vehicle circulation.
ix. Self-service car wash bays, and drive-through car wash facilities should be designed to ensure all drainage is confined on-site.
x. When commercial development abuts a services station, two-way vehicular access integrated with the adjacent development should be provided where feasible. c. Building Design.
i. Building elevations facing public streets should be architecturally detailed. Building design should be given equal design consideration on all elevations.
ii. Service station building design should consider the context of the site and area. iii. Corporate or franchise design is strongly discouraged. iv. The roof of structures, including pump canopies, should incorporate full roof treatments with a low to moderate pitch. Flat roof structures or mansard roof applications are strongly discouraged.

Canopies and primary structures should be architecturally compatible v. Pump island canopies should be designed with a hip, gable, barrel vaulted, or other roof system to match the architecture of primary structures on the site. vi. High quality, durable building materials should be used. Service stations and car washes should incorporate façade material to produce texture design. Reflective, glossy, and fluorescent surfaces are discouraged.
vii. Car wash equipment should be enclosed within a permanent structure. Exceptions can be made for self-serve vacuuming equipment.

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viii. Car wash building design should incorporate noise control measures that minimize noise generated by machinery, blowers or other mechanical equipment.
ix. When service stations/car washes include retail uses, the storefront facing a public street should be designed to optimize the amount of unobstructed, clear glass. x. When service stations/car washes include retail uses, cash registers should be clearly visible from adjacent public streets.
xi. When service stations/car washes include retail uses, a clearly defined pedestrian path should be proved from required on-site parking to the primary customer entrance. d. Circulation and Parking.
i. Fuel trucks should be able to enter and exit a site with ease. Maneuvering to park and unload should be minimized.

Fuel truck driveways should not obstruct vehicle circulation and parking areas. ii. The location of filling pumps, carwash bays, or other on-site facilities should be designed to avoid vehicle stacking or overflow onto adjacent streets.
iii. Self-service facilities, such as water and air, or telephone should be located so that they do not obstruct on-site circulation.
iv. Parking for on-site retail uses should be located in close proximity to the primary customer entry.

Buildings facing the public street should provide architectural details e. Landscaping, Walls, Fences.

i. When service stations/car washes front public streets, a berm and hedge should be provided. ii. Landscaped planters along the footprint of the entire building, except at pedestrian and vehicle entries, are strongly encouraged.
iii. Required perimeter walls and fencing should provide flowering vines at regular intervals to discourage graffiti.

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iv. Security fencing, in addition to required perimeter walls should be decorative and should be consistent with adjacent architecture.

Landscaping, especially at street corners, should be used extensively Roll-up door hood enclosure located on the interior wall v. Service bays should be provided with roll-up (or-similar) doors. All operating mechanisms should be located within the interior of the structure.

Landscape berms and/or hedges should be provided along all streets

5. Auto Repair Services.
a. Description. A major problem with older auto repair and service facilities is inadequate storage for vehicles being serviced, resulting in cars, etc., being parked on the street, sidewalks, landscaping, and neighboring properties. Additionally, auto repair service facilities can be problematic uses due to noise, traffic, and the presence of hazardous materials.

Auto Repair Service Facility
b. Site Organization.
i. The interior of service bays should not be visible or audible from adjacent public streets, nearby residential structures, or active open space.

Ordinance No. _____ Page 136 of 296
ii. Sufficient space should be provided for vehicle drop-off. Site design should provide space for vehicle stacking during peak hours.

Architectural design of auto repair uses should be compatible in architectural style with adjacent development
iii. High quality, durable building materials should be used. Service stations and car washes should incorporate façade material to produce texture design. Reflective, glossy, and fluorescent surfaces are discouraged.
c. Building Design.
i. Building design should be clean and simple, stylistically consistent, and related to surrounding buildings through use of similar scale, materials, colors, and/or detailing. ii. Building structures should be permanent, lightweight metal or other temporary appearing structures are discouraged.
iii. Special design considerations should be made for the storage of oil, lubricants and other potentially hazardous materials.
iv. All equipment (except HVAC) should be located entirely within a building. v. Building elevations facing public streets should maximize the use of clear glass and should minimize blank walls.
d. Circulation and Parking.
i. Auto repair service access should not occur on streets with adjacent residential uses. ii. Sufficient on-site vehicle stacking areas should be provided to avoid vehicle stacking on adjacent public streets.
iii. A clearly defined pedestrian walkway should be provided from the required on-site parking to the primary customer entrance.
e. Landscaping, Walls, Fences.
i. Landscaping should be incorporated within all setback areas, along the building base, adjacent to customer entries, and along property lines visible from offsite or from customer access areas. ii. When auto repair services front public streets, a berm and hedge should be provided.

Landscaping should be incorporated throughout a project site Ordinance No. _____ Page 137 of 296
iii. When appropriate, landscaped planters should be provided along the footprint of the building. iv. Required perimeter walls and fencing should provide flowering vines at regular intervals to discourage graffiti.
v. Security fencing, in addition to required perimeter walls should be decorative and should be consistent with adjacent architecture.
f. Other.
i. Public address systems should not be used in outdoor areas. Any public address system should confine noise to within an enclosed building.
ii. Adequate indoor storage/trash areas should be designed to accommodate disposal of junk parts packing from parts shipments, and used oil and lubricants pending recycling. (All items should be stored indoors.)

6. Hotels and Motels.
a. Description. Hotels and motels can be considered both a commercial and residential-type use.

Therefore, the design and orientation of hotel and motel develop must consider both the impacts of hotel/motel uses on adjacent development and the impacts from adjacent development. The following guidelines should apply to hotel and motel development in the Route 66 specific plan area.

Hotel/Motel
b. Site Organization.
i. The primary visual presence along the major street frontage should be the building and driveway approach, not the parking lot.
ii. Some short-term parking spaces should be provided near the office for check-ins and check-outs. iii. Delivery and loading areas should be screened to minimize impact on incompatible uses. iv. Loading and unloading areas should be located in the rear of the building lot.

Minimize the presence of a parking lot with landscaping v. Recreational facilities such as swimming pools should be designed to offer privacy to facility users and to minimize noise impact on adjacent uses.
vi. Utilize parking lots and other open spaces on the site to help buffer the hotel/motel from any adjacent incompatible uses.
vii. Hotels and motels should provide adequate common open space.

Ordinance No. _____ Page 138 of 296
c. Building Design.
i. All sides of a building should be architecturally consistent. Long unarticulated wall façades are discouraged and should be divided into structural bays. ii. The scale of buildings should be related to surrounding development patterns. Upper floors should be set back to lessen the appearance or mass and bulk.
iii. For structures over two stories, access to guestrooms should be provided from hallways interior.

Avoid room entrances directly adjacent to parking lots or exterior walkways.

Setback upper floors to minimize the appearance of mass and bulk iv. Exterior building materials should include natural stone (marble, granite, slate, etc.) and/or cultured stone. The choice of materials should be complementary to the design of the entire structure. v. Avoid locating driveway, garage ramps or loading and service areas where they interfere with the flow of pedestrian movement or impact the privacy of guestrooms. vi. All mechanical equipment of all types, including swimming pool equipment and air conditioning units, should be located within a building.
vii. Walkway, stairway, and balcony railings and other similar details should be architecturally consistent with the basic building design.

Covered drop-off zones
Balcony railings should complement the building
viii. Exterior corridors on multi-level buildings over two stories located adjacent to residential uses are strongly discouraged.
d. Parking and Circulation.
i. A porte-cochere and/or covered drop-off zone for vehicles and pedestrians, independent of drive aisles, should accommodate guest loading and drop-off and serve as the primary entry to the hotel. ii. Primary walkways are those that connect pedestrians from the street to the main entry and from a building to on-site amenities. The width of primary pedestrian walkways should exceed minimum city standards than standards for sidewalks along public streets.

Ordinance No. _____ Page 139 of 296
iii. Avoid locating driveway, garage ramps, or loading and service areas where they interfere with the flow of pedestrian movement or impact the privacy of guestrooms. e. Landscaping, Walls, Fences.
i. In addition to all standards that may apply to hotel/motel development, the site should be landscaped according to commercial landscape design standards and guidelines. ii. Landscaping is encouraged in all street front setback areas, along the building base, adjacent to entrances to hotels and motels, and along property lines visible from offsite or from customer access areas. iii. Walls and fences along side a rear property lines should be designed to complement the architecture of the primary buildings on a site. Decorative elements, or flowering vines should be incorporated. iv. The height of walls and fences should be minimized when adjacent to parking, driveways and pedestrian access. Decorative elements, or flowering vines should be incorporated. v. Landscaped buffers should separate ground floor units from on-site walkways, parking facilities and other on-site amenities.
f. Other.
i. Hotel and motels should provide outdoor and indoor amenities for guest. The design of amenities should be consistent with the architecture of primary structures on the site. Amenities should include spa, pool, weight room/training stations and a business center. ii. Landscaped areas should separate ground floor units from pedestrian walkways, project amenities and drive aisles/parking areas.
iii. Decorative walls or fences should be incorporated along the perimeter of the property.

Decorative walls and fences are encouraged

7. Drive-Through Businesses.
a. Description. Drive-through businesses include restaurants, banking institutions with drive up teller/ATM access, or other similar facilities. Drive-through businesses require additional site design considerations to mitigate vehicular access, on-site circulation visual and noise impacts.

The following supplementary guidelines should be incorporated into any development providing drive-through service.

Drive-through businesses should be architecturally compatible with other buildings in the same commercial development
b. Site Organization.

Ordinance No. _____ Page 140 of 296
i. The primary visual presence along the major street frontage should be the building, not parking, drive-through window, or a drive- through lane. Buildings should be "built to" the minimum front setback lines with parking, drive-through windows, and drive- through lanes located at the rear or side of the property.
ii. Menu board speaker placement should protect adjacent residential areas from excessive noise.

Drive-through aisles should be located away from adjacent residential structures. iii. The main entrance should be sited at the maximum distance from drive-through aisles. iv. Drive-through lanes should accommodate car back up at menu board. c. Building Design.
i. Building elevations facing public streets, whether such elevations function as the front, side, or rear of the building should be architecturally detailed.
ii. Buildings should incorporate a full roof with built-in roof top equipment wells hidden through wood/metal trellis work.

Equipment concealed with a horizontal wood trellis
iii. If the drive-through is a pad building for a shopping center, the architecture should be compatible with the design of the center in which it is located.
iv. Franchise identifying features should only be located on the main structure. d. Other.

i. Drive-through aisles should be screened from the view of street frontage and adjacent parking areas.

Landscaped berms, low masonry walls, or thick shrub landscaping should be utilized.

Screen drive-through aisles from street
ii. Drive-through traffic should be separated from pedestrian traffic, vehicular traffic and parking. The drive-through lane should be a separate and distinct lane; it should be distinctly separate from the parking area.
iii. Queuing and circulation related to drive-through lanes must not interfere with ingress and egress at driveways.

Delineate drive-through aisles and driveway entry and exit with enhanced paving Ordinance No. _____ Page 141 of 296

8. Big Box Retail.
a. Description. Big box retail development describes commercial development characterized by larger than average retail square footage under one roof. Big box retail development requires extensive parking to accommodate higher than average parking demand. The following guidelines shall apply to all big box retail development.

Example of big box retail
b. Site Organization.
i. Parking lots for big box retail should not occur entirely in front of the building. ii. The number of entrances and exits should be designed and located to avoid interference with traffic flow along adjacent streets.

When possible, locate vehicle entries on side streets
c. Building Design.
i. A variety of roof types are encouraged. Distinct and interesting rooflines instead of flat roofed structures are recommended.
ii. A substantial cornice should be used at the top of a parapet wall or roof curb.

Design big box retail buildings with distinctive architectural features. Avoid plain, box-like structures and create an identifiable base
iii. The big box building should contain an identifiable base. iv. Base materials should be highly resistant to damage, defacing and general wear and tear. Precast decorative concrete, stone masonry, brick and commercial grade ceramic tile are examples of acceptable base material.
v. Big box buildings should be designed with in-line shops with entrances from interior and exterior of the big-box buildings to create a more human scale setting. vi. Building entries should be readily identifiable. Design building entrances with architectural features and distinctive materials and colors to articulate entrances. vii. Exterior wall treatments such as arcades, portico's, insets, colonnades, and wing walls should be used to successfully mitigate the appearance of the typical big-box building appearance.

Ordinance No. _____ Page 142 of 296
Articulate façades with inset, arcades, and window recesses viii. The perimeter of the building should be surrounded on all four sides by landscaping and/or enhanced pedestrian pathways.
ix. Permitted storage areas should be consistent with the architecture of the primary building.

Outdoor storage areas should be consistent with the architecture design of the primary building d. Other.
i. The design of loading areas should prevent truck back-up maneuvers from or onto the public rightsof-way. ii. Loading should be located and designed to minimize direct exposure to public view. These areas should be screened with landscaping to reduce visual impacts.

Loading areas should be designed to minimize direct exposure to public view

9. Mixed-use Projects.
a. Introduction. The following guidelines apply to mixed-use development. Multiple or mixed-use projects are defined as developments which combine commercial/office and residential uses or structures on a single lot, or as components of a single development. The uses may be combined either vertically within the same structure, or spread horizontally on the site in different areas and structures. The primary design issue related to mixed-use projects is the need to successfully balance the requirements of residential uses with the needs of commercial uses.

Ordinance No. _____ Page 143 of 296
Mixed use projects should successfully balance commercial and residential uses b. Site Organization.
i. Organize mixed-use development sites to orient buildings to the street and to minimize the visual impact of driveways, parking areas, and utilities.
ii. Mixed-use development sites should be organized to maximize usable onsite space that enlivens the street edge, provides for pedestrian interest, and offers users with active and passive places to spend their time.
iii. Mixed-use development should optimize the provision of common areas, designed as integral components to the overall project design. Common areas for commercial uses should provide a strong relationship to the street, while usable private space provided for residential uses should be oriented and accessible only to those uses (i.e., separated from commercial uses). Courtyards, gardens, plazas, and similar common areas are encouraged.
iv. Loading/service areas, including refuse/recycling enclosures, should be located out of public view, must not front onto a primary shopping street, and should be placed as far as possible from residential units and be completely screened from adjacent residential development. The location and design of refuse/recycling enclosures should minimize potential nuisances from odors. v. Electrical and communication transformers/cabinets located in the public right-of-way should be installed below grade in the right-of- way or located on-site and screened from public view. vi. The use of freestanding accessory structures in mixed-use developments should be minimized and avoided. All mechanical equipment, storage, and other facilities should be contained within spaces and enclosures designed as integrated components of mixed- use buildings. Where accessory structures are warranted, they should be located to the rear of primary buildings within the mixed- use development and designed to minimize the visual impacts of adjacent properties. c. Building Design.
i. When horizontal mixed-use projects (uses dispersed on a site) are appropriate, the design of structures should be complementary in scale and architectural treatments and be perceived as an integrated, interdependent development.
ii. Minimize the perceived scale of a mixed-use building by stepping down the height toward the street and neighboring smaller structures. The front wall of a mixed-use building should not exceed two stories to maintain a human scale. Where the front wall of mixed-use buildings exceeds two stories, they should be set back to minimize the appearance of mass and bulk.

iii. Break up the perceived mass of a mixed-use building by dividing the building front into "modules" or into separate structures that are similar in size to buildings traditionally in the Village. Use a ratio of solid to void (wall to window) as seen from the public right-of-way that is similar to that found on traditional structures in the Village.

Ordinance No. _____ Page 144 of 296
iv. Separate, easily identifiable and secure entrances should be provided when residential and commercial uses are provided in the same structure.
v. Integrate porches, awnings, balconies, bay windows, and stoops to provide visual interest and human scale to mixed-use buildings, consistent with architectural designs traditionally found in Glendora. vi. Architectural style and use of materials should provide consistency throughout the entire mixeduse project. Building details that create and maintain the simple and traditional character found in Glendora are desired.
vii. Simple material finishes are encouraged. Building colors should evoke a sense of richness and liveliness to complement and support the overall character of the envisioned character for the district. viii. Exterior building lighting should be used to accentuate the building design and highlight architectural details and features. Innovative lighting is encouraged and commercial looking "wall packs" are discouraged as exterior lighting features.
ix. The placement of noise generating equipment such as refrigeration units, air conditioning, and exhaust fans should consider impacts to noise-sensitive uses. x. Backflow prevention/anti-siphon valves must be integrated into the building design and concealed from public view. Such devices may not be located within the right-of-way on primary pedestrian streets. xi. All other mechanical equipment must be located behind or on top of the building and screened from public view with parapet walls, landscaping, etc.

Architectural styles and use of materials should be consistent throughout mixed-use projects d. Circulation and Parking.
i. Site access drives and parking facilities for residential uses and commercial uses should be separated, and should incorporate distinctive signage, architectural elements and landscape features to differentiate access to commercial and residential parking areas. Residential parking areas should be secured, the entries for which should be controlled through a special entry code or remote control assigned to each resident.
ii. When enclosed parking is provided for all uses of a mixed-use development, residential and commercial uses should be provided with separate parking. iii. Parking lot security lighting for mixed-use developments must be a primary consideration and should not spill over or otherwise impact adjacent uses, especially residential areas. e. Landscaping, Walls, Fences.
i. Mixed-use developments should be landscaped according to commercial landscape design standards and guidelines.
ii. Landscaping and other amenities of mixed-use development projects should compliment the streetscape palette envisioned for adjacent public rights-of-way. iii. Landscaping should be an integral component to all usable common space of mixed-use developments.
iv. The use of walls and fences in mixed-use developments is discouraged, except for screening of mechanical equipment, refuse and recycling enclosures, etc. Where used, the design of walls and fences should compliment the design of the primary structures. v. Secured residential access gates should be opaque to provide a clear line of site as residents enter.

Ordinance No. _____ Page 145 of 296

10. (Reserved)

11. Religious Institutions.
a. Description. Religious institutions include a wide variety building types typically utilized by faithbased organizations. Religious institutions are characterized by higher profile architectural design and significant on-site parking requirements. In addition, religious institutions may be located in a variety of land use districts including commercial, industrial and residential. The following guidelines apply to the design and development of religious institutions.
b. Site Organization.
i. The orientation of buildings and the positioning of other elements on the site, such as entries, parking lots, and driveways, should be designed to minimize traffic and noise impacts on adjacent properties.
ii. Religious institutions should be placed at the minimum required setback. The building's façade should be parallel to the street(s).
iii. Avoid locating parking between the front of the building and the street. Parking should be located at the rear and/or side of the property.
iv. Exterior space, plazas, and courtyards are encouraged and should relate to the surrounding structures.
v. Site design should ensure minimal shadow impacts onto adjacent properties. c. Building Design.
i. Height and scale of religious institutions should compliment adjacent structures. ii. Building façades should be detailed in such a way to make them appear smaller in scale. iii. Building elevations facing streets, whether they function as the front, side, or rear or the building should be architecturally detailed to avoid being perceived as the back of the building. iv. Long, blank, unadorned, façades are strongly discouraged. Monolithic façades should be broken up by the provision of vertical and horizontal design elements. v. Spires and towers should be designed as an architecturally integrated element of the building design and should not appear as an "add-on" or "tacked-on" object of the site and building. Spires and towers should be designed in scale and character with the building and adjacent development. d. Circulation and Parking.

i. Parking should be located in close proximity to the primary entrance. A safe pedestrian path should be provided from all parking areas to the main entrance. ii. Parking should be screened from public view by walls and landscaping or other appropriate methods.
e. Landscaping, Walls, Fences. Screening and buffering should be provided between the church property and adjacent residential uses to minimize any potential impacts.

12. Neighborhood Shopping Centers.
a. Description. Neighborhood centers typically include grocery store/drug store anchor(s) with a series of smaller shops. They may also have one or more freestanding building sites. Because they are usually located in or next to residential areas, the major design problem related to neighborhood centers is the interface between the center's service activities and adjacent residences. Proximity of loading and storage to residences should be avoided. This section applies to centers having a gross square footage of under three hundred thousand square feet.

Ordinance No. _____ Page 146 of 296
Neighborhood Commercial Center
b. Site Organization.
i. All buildings on the same site should demonstrate a strong spatial and functional relationship to each other. In addition, buildings should demonstrate a variety in size and mass. ii. Portions of primary buildings and freestanding buildings should be located at the street setback lines.
iii. Parking should be provided within convenient walking distances of all tenants. Walking paths to building from street should comply with ADA specifications. iv. In areas where the shopping center adjoins smaller residential neighborhoods, the apparent or perceived scale of the shopping center should respect the neighborhood. This can be achieved in a number of ways. For example:
(A) Keeping buildings as small as possible, particularly in height; (B) Reducing scale through building articulation and ornamentation; (C) Avoiding large flat walls and large scale design elements; and (D) Distributing the project floor area among a complex of smaller buildings. c. Building Design.
i. Where long buildings are unavoidable, their linearity should be mitigated by changes in the building height, wall plane, and spatial volumes and by varied use of window areas, arcades, materials, and roof elements.
ii. Portions of commercial buildings adjacent to and visible from residential properties should always be stylistically consistent with the more public portions of the commercial building. iii. Building elements, such as large blank building walls, loading areas, etc., which disrupt the continuity of shops and businesses, are discouraged along major pedestrian corridors. iv. The use of arcades, awnings, or similar architectural treatments is encouraged to provide relief from the sun.

Changes in height, wall plane and volume mitigate the linearity of long buildings and provide an interesting environment
The use of arcades is strongly encouraged
Ordinance No. _____ Page 147 of 296
Tower elements or other vertical architectural treatments are required v. Incorporate tower elements or other vertical architectural features on "ends" of shopping center, which do not exceed twice the height of the building they are attached to. vi. Flat roofs, mansards and veneer parapets are discouraged. Full roof treatments are encouraged, over decorative parapets hiding flat roofs.

Full roof treatments are encouraged, over decorative parapets hiding flat roofs

13. Specialty Retail Centers.
a. Description. Specialty retail centers are unanchored retail centers that provide specialty goods and/or services that are generally unavailable in the surrounding area. The market for a specialty center is as large as a regional center, a ten-to fifteen-mile radius. The specialty retail center functions as recreation for many shoppers. Shoppers at these centers are less inclined to visit only one shop, and tend to spend time browsing through several shops. Specialty retail centers typically rely for their appeal on particularly attractive and often thematic architecture as well as unusual goods and services.

Specialty Retail Center
b. Site Organization.
i. The site should be organized to encourage pedestrian circulation throughout. Walkways should be attractive and embellished with landscaping, ornamental lighting fixtures, furniture, trellises, and/or other decorative features.
ii. Multiple buildings in a single project should employ variety in size and mass to provide visual interest.
iii. Landscape intensity should be significantly greater for specialty shopping centers, and should typically include substantial amounts of plantings around buildings, walkways, and plazas. c. Building Design.
i. Building design should express a single strong architectural theme with substantial and consistent architectural detailing, except that individual storefronts may exhibit different but compatible themes.

Ordinance No. _____ Page 148 of 296

Storefronts should exhibit different but compatible themes ii. All other site features, including landscaping, outdoor furniture, and site fixtures are required to conform to the architectural theme.
iii. Full variable roof planes and building height is encouraged.

14. Parking Garages.
a. Description. Parking garages once thought of as purely utilitarian structures that simply housed vehicles have begun to be recognized as structures that play vital roles in cities beyond places where vehicles are stored. They contribute to the architectural character of their surroundings and can provide valuable commercial space at the ground floor level. Typical issues to be addressed in the design of parking garages relate to security for users and the need to integrate the parking garage from an architectural standpoint into its surroundings.
b. Site Organization.
i. Where appropriate, parking garages should incorporate ground floor retail adjacent to the public sidewalk.
ii. A landscaped setback should be provided on all sides of the parking structure except where ground floor in-line retail space is provided.
c. Access and Circulation.
i. Vehicle stacking areas for entering and exiting traffic should be sufficiently long to minimize the back up of traffic onto surrounding streets or within the garage. ii. As rules of thumb, one inbound lane should be provided for a garage with a capacity of up to five hundred vehicles; at least two inbound lanes should be provided for garages with a capacity of more than five hundred vehicles.
iii. As a rule of thumb, exit lanes should be provided at a ratio of one lane for each two hundred to two hundred fifty vehicles.
d. Security and Lighting.

Ordinance No. _____ Page 149 of 296
i. A minimum of level of lighting should be provided inside parking structures to optimize visibility.

Higher levels are recommended for remote areas subject to security problems such as stairways, elevators, and other pedestrian access points.
ii. Lighting levels should be equally distributed to provide uniform illumination over the entire parking area.
iii. The architectural design of the garage should eliminate possible hiding places and openings that could allow random pedestrian access.
iv. During periods when parking activity is substantially less than the garage capacity, as during night operations, there should be a means of securing unused parking levels from use, including stairwells and elevators. If the garage is not operated on a twenty-four-hour basis the entire facility should be secured from access during hours when the facility is closed.
v. For security reasons, at least one or two sides of the stair tower should include glass running vertically the height of the tower. Elevators should be provided with glass-back cabs and shafts. vi. Stairs and elevators should be located adjacent to a street on the exterior of the structure where lobbies can be exposed to outside view.
e. Building Design. Parking structures should be designed to help reduce the mass and scale of the garage and to ensure their compatibility with surrounding uses.

The following design guidelines should be implemented to the greatest extent feasible whenever they apply:
i. Conceal view of vehicles in the garage through a combination of screen walls and plantings. ii. Design the garage's exterior elevations to avoid a monolithic appearance. This can be accomplished as follows:
(A) Minimize horizontal and vertical banding by balancing both horizontal and vertical elements. (B) Use simple, clean geometric forms, and coordinated massing. (C) Step back upper levels of the garage.
(D) Coordinate openings in the parking garage with the size and modulation of adjacent windows, structural bays, and storefronts if the parking garage contains other uses. (E) Use masonry materials that are predominantly light in color, but avoid unpainted concrete. (F) Avoid a sloping ramp appearance by providing level and uniform spandrels. (G) Visually define and differentiate between pedestrian and vehicular entrances through appropriate architectural detailing.
( Ord. 2019 § 2, 2017; Ord. 2071 § 2, 2022)
§ 21.10.240. Industrial/business park.

Well-designed industrial business park building
A. Introduction. The following design guidelines seek to assure high quality development in industrial and business park districts by:

1. Achieving well-planned, quality designed industrial development; Ordinance No. _____ Page 150 of 296

2. Ensuring compatibility between new industrial development and existing community character; and

3. Creating environments in which industrial, research and development activities and operations may be conducted with minimal impact on the natural environment and surrounding land uses.

B. Site Planning Guidelines.

1. General Site Planning Guidelines. These guidelines are developed to protect adjoining uses from excessive noise, odor, objectionable views and unrestricted vehicular circulation. a. The main elements of good industrial site design as illustrated on the graphic on this page include:
i. Controlled site access (1);
ii. Service areas located at the sides and rear of buildings (2); iii. Convenient public access and visitor parking (3);
iv. Screening of storage, work areas, and mechanical equipment (4); v. Storage and service area screen walls, as required by the Zoning Ordinance (5); vi. Emphasis on the main building entry and landscaping (6).

Appropriate Industrial Site Layout Prototype
b. A variety of building setbacks should be provided in order to avoid long monotonous building façades and to create diversity.
c. Larger than minimum required building setbacks should be provided on buildings thirty feet high or higher.
d. Avoid large expansive parking lots along street frontages. Place buildings not parking along industrial frontages.
e. A development should be located and designed to carefully fit into the surrounding environment and to not dominate the existing character of the area. f. Auxiliary structures associated with industrial buildings or complexes such as trash enclosures and storage areas should be compatible with and integrated into the overall design of a business park.

2. Site Access.
a. Industrial/business parks should be marked by entry features, such as a monument sign, special paving, or landscaping.
b. The entry to each development area should be clearly visible to motorists.

3. Views and Screening.
a. Buildings should be located to minimize alteration of the natural topography and tree removal. b. Landscape screening and building orientation should be used to minimize the visual impact of new development.
c. Buildings should not detract from the scenic and visual quality of the community, and should not impair views from major public roads, trails, or vehicular turnouts.

Ordinance No. _____ Page 151 of 296

4. Screen Wall Guidelines.
a. If walls are not required for a specific screening or security purpose they should not be utilized.

The intent is to keep walls as low as possible while performing their screening and security functions. b. Walls should be designed to blend with the site's architecture. Landscaping is encouraged to be used in combination with walls.

Landscaping should be used to minimize impact
Landscaping along security walls is encouraged
Walls should be constructed with quality materials
c. When security fencing is required it should be a combination of solid pillars, or short solid wall segments and wrought iron grille work.
d. Long expanses of fence or wall surfaces should be offset and architecturally designed to prevent monotony. Landscape pockets should be provided in intervals along the wall. Also, include vines on wall surfaces to break up flat surfaces.
e. Walls and fences should be designed with architectural treatment or a decorative appearance on both sides, and should be solidly constructed of attractive and quality materials such as wood, masonry, native stone, detailed wrought iron, brick, or decorative block. f. Walls and fences should be designed in such a manner as to create an attractive appearance to the street and to complement the architecture of the industrial park. g. Gates should be provided in walls or fences where necessary to allow emergency access. h. High solid walls and fences along public streets can have a negative impact and should be minimized.

Ordinance No. _____ Page 152 of 296
i. Perimeter walls and fences topped with barbed wire, razor wire, or broken glass is strongly discouraged.

High solid walls along public streets are discouraged

5. Amenities.
a. Building placement that creates opportunities for plazas, courtyards, patios, or outdoor dinning is strongly encouraged. Setback areas may be used to provide space for these areas. b. Recreational facilities such as jogging trails, bicycle paths, etc., should be encouraged within industrial/business parks. Jogging trails and bicycle paths should connect with a regional or subregional bicycle path system.

Provide small commercial services within industrial/business parks

6. Natural Features. Business parks should demonstrate an effort to retain significant existing natural features characteristic of the surrounding setting. Where possible, existing vegetation, waterways, drainage courses, views, rock outcroppings, and other natural features should be protected, preserved, and integrated into the development plan where feasible.
a. All areas that are not paved or not covered by buildings should be retained in existing vegetation or landscaped.
b. Altered areas should be restored and revegetated to replicate the natural conditions prior to construction.
c. Mass grading that results in building sites separated by steep, geometric slope embankments should be avoided. Contour grading should be employed to replicate preconstruction site conditions.

C. Parking and Circulation Guidelines. The design of industrial/business park onsite circulation systems should address the needs of different user groups; visitors, employees and truck loading and unloading.

1. Parking lots and cars should not be the dominant visual elements of the site. Large expansive paved areas located between the street and the building should be avoided in favor of smaller multiple lots separated by landscaping.

2. Parking lots adjacent to and visible from public streets should be screened from view through the use of rolling earth berms, low screen walls, changes in elevation, landscaping or combinations thereof.

3. Optimize shade coverage of parking lots.

4. The circulation system should be designed to reduce conflicts between vehicular and pedestrian traffic, provide adequate maneuvering and stacking areas, and consideration for emergency vehicle access and security gating systems.

5. Entrances and exits to and from parking and loading facilities should be provided in compliance with applicable city development requirements.

Ordinance No. _____ Page 153 of 296

6. A vehicle entering the parking facility should not be required to enter a street to move from one location to any other location within the parking facility or premises.

7. Safe and convenient pedestrian walkways should be provided between buildings and building entrances and parking areas.

8. Pedestrian access should be provided between transit stops and buildings. Transit shelters should be provided where appropriate.

9. Pedestrian walkways should be accessible, safe, visually attractive, and well defined by decorative pavement, landscaping, low walls, and low-level lighting.

Use berming or grade differentials to screen parking lots Provide clearly paved pedestrian walkways within parking lots Pedestrian walkways should be visually attractive
D. Loading Facility Guidelines.

1. Location.
a. To alleviate the unsightly appearance of loading facilities for industrial uses, these areas should not be located at the front of buildings where it is difficult to adequately screened them from view. Such facilities are more appropriate at the rear of the site. b. When it is physically not possible to locate loading facilities at the rear of the building, loading docks and overhead doors should be located along the side of the building.

2. Screening.
a. Loading facilities need to be sited with care on the industrial site. Whenever possible, these facilities need to be screened from public view as much as possible. b. Where screening is required by applicable development regulations, a combination of elements should be used including solid masonry walls, berms, and landscaping. c. The method of screening should be architecturally integrated with the adjacent building in terms of materials, colors, shape, and size.

Ordinance No. _____ Page 154 of 296
Screen all loading facilities
E. Landscaping and Lighting Guidelines.

Landscaping should be used to soften building exteriors

1. Landscaping.
a. Landscaping should be used to define areas such as entrances to buildings and parking lots, define the edges of various land uses, provide transition between neighboring properties, and provide screening for outdoor storage, loading and equipment areas.
b. Landscaping should be in scale with adjacent buildings and be of an appropriate size at maturity to accomplish its intended purpose.
c. Buildings should be located on "turf-islands." A large landscape strip, including mow strips, should be provided between parking areas and the office (front) portion of a structure. d. Landscaping around the entire base of the building softens the edge between the parking lot and building and should be accented at entrances to provide focus. e. Use changes in building elevation or berming at the edge of the building in conjunction with landscaping to reduce structure mass and height along street façades. f. Landscaping should be protected from vehicular and pedestrian encroachment by raised planting surfaces, depressed walks, or the use of curbs. Concrete mow-strips are desired between turf and shrub areas.
g. In the instance where an industrial use is adjacent to a non-industrial use, appropriate buffering techniques such as additional setbacks, walls, screening and landscaping may be required on a case-by-case basis to mitigate any negative effects of the industrial use. h. Use of vines on walls is strongly encouraged in industrial areas to reduce their visual impact and opportunities for graffiti.

2. Lighting.
a. Large areas should be illuminated to minimize the visual impact and amount of spillover light onto surrounding projects. High-mounted, widely spaced pole fixtures that illuminate large areas from a single source are not appropriate.
b. Lighting fixture placement should provide the best illumination for outdoor areas such as parking, shipping and receiving, pedestrian walkways, and work areas. c. The design of lighting fixtures and their structural support should be of a scale and architectural design compatible with on-site buildings. If possible, a light standard theme should be provided throughout the industrial/business park.

Ordinance No. _____ Page 155 of 296
Confine light spread to within the site boundaries
F. Architectural Guidelines. Unlike the general commercial design guidelines, the guidelines for industrial/business park development seek not to impose strict scale and articulation guidelines, but to promote high quality and creative development, which will be an asset to the city. These guidelines will assist the developer in understanding the city's concept of "quality" design relative to industrial and business park projects.

Placing building not parking along industrial frontages is encouraged Example of a quality industrial/business park building

1. General.
a. Each business park should have a distinct architectural concept that is consistent in theme but rich in subtle variation. Buildings within the same industrial park should be designed to provide a clear, unified, and easily identifiable image. Methods to achieve this include using similar architectural styles and materials, complementary roof forms, signage, colors, and decorative pavement. b. The architectural qualities and design elements for industrial buildings that are encouraged are:
i. Building modulation indentations and architectural details; ii. Building entry accentuation;
iii. Screening of equipment and storage areas; and
iv. Landscaping to soften building exteriors and buffer between uses. c. The elements that are prohibited include:
i. Large blank, flat surfaces;
ii. Exposed, untreated concrete block walls (except split face); iii. Unscreened loading doors facing the street; and
iv. Exposed roof drains.

Ordinance No. _____ Page 156 of 296
Plain box-like structures are discouraged

2. Height and Mass.
a. The design of industrial buildings should consider the visual and physical relationship to adjacent uses. A structure which dominates its environment by its relative size is discouraged. b. Varying building heights/massing and setbacks to define different functions such as offices and warehousing is encouraged.

3. Building.
a. Employ variety in building forms to create visual character and interest. b. Avoid long unbroken building façades. Façades with varied front setbacks are required. c. Front and sidewall elevations should provide building offsets and architectural details. d. Entrances to individual buildings should be readily identifiable to visitors and architectural integrated within overall building composition.

Entrances should be identifiable to visitors

4. Roofs.
a. Roof drains and rooftop equipment should be screened from view by architectural features integrated with the design of the structure.
b. Roofs should be integral to the architectural theme of industrial buildings. Rooflines of industrial buildings should include variations to avoid long, continuous planes.

Screening rooftop equipment is encouraged

5. Materials/Colors.
a. Materials and colors should be used to produce diversity and visual interest. b. Use various siding materials, i.e., masonry, concrete texturing, cement or plaster to produce effects of texture and relief that provide architectural interest. c. Avoid materials with high maintenance such as stained wood, clapboard, or shingles. d. Plant material should be utilized immediately adjacent to walls to discourage graffiti. Vines where planted should be maintained on walls.

Ordinance No. _____ Page 157 of 296
e. Materials should be chosen to withstand abuse by vandals or accidental damage by machinery.

False façades and other simulated materials and ornamentation are discouraged. f. Compatible colors in a single façade or composition add interest and variety while reducing building scale and breaking up plain walls.
g. Light, neutral colors should be used on industrial buildings to help reduce their perceived size.

Contrasting trim and color bands can help break up the vertical monotony of flat walls. h. Brightly-colored industrial/business park buildings are strongly discouraged. ( Ord. 2019 § 2, 2017)
§ 21.10.250. Multifamily residential.

A. Introduction.

1. By their nature, multifamily developments are large in scale and tend to dominate their surroundings if not properly designed. Additionally, issues of parking, circulation, open space, site amenities, and resident safety need to be addressed.

2. The purpose of this section is to provide design guidelines that address the particular issues associated with multifamily developments. The guidelines cover attached-type dwellings in general, including apartments, condominiums, and townhouses. Multifamily development exists and is planned for the central Route 66 residential district of the specific plan area.

3. The primary objective of the design guidelines in this section is to ensure quality development that will stand the test of time, be safe and convenient for its residents, and be compatible with the character of the city.

B. General Design Objectives. The design guidelines for multifamily developments are based on the following objectives.

1. Establish multifamily residential architectural designs that complement and that support high quality development.

2. Provide attractive, functional, and convenient site arrangements.

3. Identify landscape materials and designs that enhance the appearance of multifamily housing developments and contribute to the overall quality of the Glendora community.

4. Provide for amenities appropriate to the different age groups of multifamily residential developments within an area.

5. Apply the principles of crime prevention through environmental design (CPTED) to enhance safety and security within multifamily residential developments.

C. Site Planning.

1. Context.
a. New multifamily residential development should be compatible with other development in the immediate area through the use of complementary building arrangements, buffers, and avoidance of overwhelming building scale and visual obstructions.
b. Landscaping should complement existing landscape materials, location, and massing on adjacent developments.

2. Building and Facilities Location. Appropriate building siting can reduce the perceived density of multifamily developments, maximize open space areas, provide "eyes on the street" surveillance, and enhance neighborliness by creating community gathering spaces.

Ordinance No. _____ Page 158 of 296
Dwelling units oriented to the street
a. The siting of buildings should consider the existing neighborhood context. Developments should generally be oriented parallel to the public street or to the development's internal streets, with some setback variation to provide visual interest.

Buildings sited to reinforce "eyes on the street"
b. The clustering of multifamily units should be a consistent site planning element. Whenever possible, buildings should be configured around courtyards, gathering areas, and open spaces.

Buildings are configured to form a centralized open space area for children's outdoor play c. Buildings should be oriented to provide some privacy yet still relate to the street and the existing community. Doors should be visible from the street and windows should allow residents to have "eyes on the street" for natural surveillance.

Doors and windows encourage "eyes on the street"
d. Energy efficiency and energy conservation should be considered in building siting. Buildings should be oriented to take advantage of prevailing breezes whenever possible. e. Where public transit is located near the development the site design should consider convenience and comfort factors for residents. These include direct access, widened sidewalks, shaded seating areas, and weather protection provided near public transit stops.

Ordinance No. _____ Page 159 of 296

3. Open Space. Common open space provides opportunities for casual social interaction and safe play areas for children, and it reduces the perceived density of the development. Private open space serves as an outdoor room for residents and a protected play area for toddlers. a. Residents should have access to useable open space for recreation and social activities. Open spaces should be conveniently located for the majority of units.

Centralized open space provides convenient access for many units b. Open space areas should be sheltered from the noise and traffic of adjacent streets or other incompatible uses. Open space siting should take advantage of prevailing breezes and sun orientation in order to provide a comfortable environment.
c. A series of connected open space areas of varying shape, appearance and usage are encouraged.

Smaller areas may directly relate to a cluster of units, while the larger areas may serve several clusters as common open space.

Large and small open spaces are connected
Private open space at rear of unit
d. Boundaries between private and common open spaces should be clearly defined by low walls or plant materials.
e. Buildings should be sited and designed so that windows of neighboring units do not overlook private open spaces likely to be used for private activities. f. Private open space should be provided adjacent to the units it serves and should be immediately adjacent to the public right-of-way or common open space.

Private open space adjacent to common open space
Ordinance No. _____ Page 160 of 296

4. Outdoor Play Areas. On-site outdoor play areas can provide children with a safe and interesting environment, and allow parents to easily view play areas in order to supervise play activities. Children, especially those in the five-to twelve-year-old age group, tend to play throughout the entire grounds of a development, not just in designated play areas. Therefore, their needs, as well as maintenance requirements, should be important design considerations.
a. Children's play areas should be visible from as many units as possible and from private open space areas. Direct, convenient access from ground level, private open space to the communal play area is encouraged.

Units with views and convenient access to the play area b. Outdoor play areas should be located adjacent to laundry rooms, community centers, or similar common facilities. Play areas should not be located near public streets, parking, or entry areas unless physically separated by appropriate walls, fencing, or dense landscaping. c. Hard surface areas for outdoor activities (e.g., bicycle riding, skating, rope jumping, and hopscotch) should be provided. These active play areas should be safely separated from vehicular use areas. d. In larger developments, separate, but not necessarily segregated, play areas or informal outdoor spaces should be provided for different age groups for safety reasons. Small developments may combine play areas (e.g., a tot lot incorporated into a larger activity area for older children).

Create separate play areas for the activities of younger and older children e. Seating areas should be provided where adults can supervise children's play and also where schoolage children can sit. Seating location should consider comfort factors, including sun orientation, shade, and wind.

5. Miscellaneous Site Elements.
a. Walls and Fences.
i. The design of walls and fences, as well as the materials used, should be consistent with the overall development's design. Fence and wall color should be compatible with the development and adjacent properties. To facilitate quick removal of graffiti, all wood fences should be painted. Paint color used on fences should be common colors readily purchased and kept readily available on the development's premises.

Ordinance No. _____ Page 161 of 296
ii. If front yard fences are provided, visually penetrable materials (e.g., wrought iron or tubular steel) should be used.

Penetrable wrought iron fences allow views
Low retaining walls in the front yard
iii. Wall design and selection of materials should consider maintenance issues, especially graffiti removal and long-term maintenance. Concrete capstones on stucco walls are encouraged to help prevent water damage from rainfall and moisture.
iv. Individual dwelling unit patio and rear yard fences and walls visible from the development's open space should be of a height not to preclude natural surveillance by residents into and out of these areas.

Outdoor privacy walls between units, however, may be higher. To increase privacy, it is encouraged that the privacy walls be solid.
b. Site Furniture.
i. The design, selection and placement of all site furnishings (e.g., tables, benches, bollards, and trash receptacles) should be compatible with the overall site design and architectural character of the development.
ii. Seating opportunities should be provided in both sunny and shaded areas. Seating in areas that offer opportunities for social interaction and informal surveillance, (e.g., a bench near the communal mailbox area or benches near tot lot areas and laundry rooms) are strongly encouraged. A variety of sitting area designs, from formal arrangements (benches) to informal arrangements (low walls or steps) are encouraged.

In general benches should be located in areas that have some provision for shade.

Seating areas in a shaded location
iii. A drinking fountain located near each children's play area is encouraged. Drinking fountains should be "high/low" to accommodate various age groups and disabled persons. iv. Onsite trash receptacles should be located in or adjacent to high use areas (e.g., community facilities, play areas, and laundry rooms).
c. Refuse Storage Areas.

Ordinance No. _____ Page 162 of 296
i. Refuse storage areas should be located in convenient but not prominent areas, such as inside parking courts, or at the end of parking bays. They should be well screened in compliance with requirements of the Development Code.

A trellis and gate screen the trash enclosure
ii. Trash receptacles should be accessible for trash collection but should not block circulation drives near loading areas or conflict with parking. For security reasons, trash enclosure locations should not create blind spots or hiding areas.
d. Mailboxes.
i. Mailboxes should be located in highly visible, heavy use areas for convenience, to allow for casual social interaction, and to promote safety. A bench or seating area in close proximity to the mailbox location is strongly encouraged, and a trash receptacle should be located adjacent to the mailboxes. ii. Incorporation of design features, such as a built frame consistent with the development's architectural style, is encouraged.

A bench near the mailbox offers an opportunity to socialize e. Signs.
i. Signs contribute to the development's identity as a unique environment. Professionally designed, creative signs are strongly encouraged, especially for internal directions and building identification. ii. Clear legible entry signs should be provided to identify the development. Internal circulation signs and visitor parking areas should also be clearly indicated. A directory that shows the location of buildings and individual dwelling units within the development is encouraged. iii. Building numbers and individual unit numbers should be readily visible, in a consistent location, well lit at night, and compatible with the overall design of the development.

Visible building numbers help visitors to easily locate units Ordinance No. _____ Page 163 of 296
D. Architecture. It is not intended that these guidelines designate a particular architectural style or a specific design character. The primary focus should be to construct a high quality residential environment that is compatible with the surrounding community. The architectural guidelines address the overall external appearance of the development, including building forms, details, and proportions. Use of single-family residential design elements (e.g., pitched roofs, porches, individual entries) are recommended to reduce perceived density, give identity to the development and its individual dwelling units, add visual interest, and be compatible with the context.

1. General.
a. Architectural styles most appropriate to influence the design of multifamily developments within the specific plan areas include: Monterey, Craftsman, Mission Revival, and Spanish Colonial Revival. b. To create a unified appearance, all support buildings in the development, (e.g., laundry facilities, recreation buildings, carports, garages, and the management office) should be compatible in architectural design with the rest of the development.

2. Building Scale and Height.
a. Buildings should incorporate smaller-scale architectural forms such as bays, recessed or projecting balconies, and dormers to visually reduce the height and scale of the building and emphasize the definition of individual units. Architectural elements such as bay windows, porches, projecting eaves, awnings, and similar elements that add visual interest to the development are strongly encouraged. b. In order to "scale down" façades that face the street, common open space, and adjacent residential structures, it may be desirable to set back portions of the upper floors of new multifamily buildings. c. Varied building heights are encouraged, both to provide visual interest and give the appearance of a collection of smaller structures. Building heights at the development's edge should be considered within the context of the project's surroundings, the adjacent uses, and the distance from adjacent buildings. The development’s building height should create a transition from the heights of adjacent existing residential development, rather than form abrupt height changes.

Height transition from existing one-story dwelling to new two-story development

3. Façade Modulation.
a. Boxy and monotonous façades that lack human scale dimensions and have large expanses of flat wall planes should be avoided. Architectural treatments, such as recessed windows, moldings, decorative trim, and wood frames, should be used to add visual interest to the façade. Windows of varied shape, size, and placement are encouraged.

Ordinance No. _____ Page 164 of 296
Examples of various windows styles that create visual interest on a building b. Building façades that enclose stairwells should include residential-type windows to reduce the visual bulk of the stairwell and enhance safety. Building façades enclosing elevator shafts should use architectural treatments to reduce the visual mass.
c. To provide visual interest and avoid an identical appearance, garage doors should incorporate some architectural detailing that is consistent with the overall development's architectural design, such as patterned garage doors or painted trim.

4. Building Entries.
a. Courtyard doors or gates used at building entries should be attractively designed as an important architectural feature of the building or development.
b. Individual entries should have a strong relationship with a fronting street, internal walkway, or courtyard, as appropriate to the overall siting concept. A transitional area from the public space or walkway to the private dwelling unit entry, such as a porch, steps, or landscaped walkway, should be provided. c. Each dwelling unit's entry should be emphasized and differentiated through architectural elements such as porches, stoops, or roof canopies, and detailing. Opportunities should be provided for residents to personalize their entry by providing ground level space or a wide ledge for potted plants.

A wide ledge creates opportunities to personalize the dwelling unit

5. Stairs.
a. Minimize the number of second floor dwelling units served by a single flight of stairs. Where appropriate for the architectural style, the stairway design should be open to allow for natural surveillance.

Open stairways allow natural surveillance
Ordinance No. _____ Page 165 of 296
b. Where prefabricated metal stairs are used, additional design features such as screen walls, enhanced railings, or accent colors should be used to enhance their appearance. The additional design features should be consistent with the overall building design.

6. Building Materials.
a. The development's dwelling units, community facilities, and parking structures should be unified by a consistent use of building materials, textures, and colors. Exterior columns or supports for site elements, such as trellises and porches, should utilize materials and colors that are compatible with the rest of the development.
b. Building materials should be durable, require low maintenance, and be of comparable quality and image to what is used in the surrounding neighborhood. Frequent changes in building materials should be avoided.

7. Roofs.
a. Roof pitches and materials should appear residential in character and should consider the prevailing roof types in the neighborhood, including flat roofs, hipped or gabled roofs, and mansard roofs. The roof pitch for a porch may be slightly lower than the roof pitch of the main building. b. Roof lines should be broken up and varied within the overall horizontal plane. Combinations of roof heights that create variation and visual interest are encouraged. c. Carport roofs visible from buildings or streets should incorporate the roof pitch and materials of the main buildings.

8. Color.
a. Color should be used as an important design element in the development's appearance. The predominant colors for the dwelling units and accessory structures should be natural or muted tones.

Appropriate use of more than one predominant paint color is encouraged. Compatible accent colors are encouraged to enhance important building elements.
b. The color of shadow patterns, relief, decorative trim, and wood frames should be distinctive yet compatible with the overall building color.
c. Materials such as brick, stone, copper, etc. should be left in their natural colors. Such materials should not appear thin and artificial. Veneer should turn corners and avoid exposed edges.

Veneer materials should turn corners and avoid exposed edges

9. Mechanical Equipment and Vents.
a. On-site mechanical equipment visible from buildings or a public street should be screened. b. Roof flashing and vents exposed to public view should be painted to match adjacent surfaces or concealed in a manner consistent with the building's appearance.

E. Landscaping. Landscaping serves many functions in a multifamily housing development. Plant materials can create unique identity, visually connect areas, soften the architecture, provide shade, and screen unattractive areas. Landscaping is important to site design and safety/security issues, as it helps to define outdoor space and edges and can be used to discourage graffiti. An attractive, well- maintained Ordinance No. _____ Page 166 of 296
landscaped environment contributes to overall resident satisfaction in the development and it also enhances the appearance of the surrounding neighborhood.

1. Use of Landscaping.
a. Landscape design and selection of plant materials are an important component in multifamily developments. The development's budget should provide for quality landscaping design, proper installation, and plant sizes that will "fill in" and beautify the development within a reasonable period of time. b. Use of landscaping is encouraged to define and accent specific areas such as building and parking lot entrances and the main walkways to community facilities. c. Plant materials should be used to define the territorial edge between public and private space, buffer adjacent uses, when appropriate, and screen service areas.

2. Landscape Design.
a. Landscaped areas should generally use a three-tiered planting system consisting of ground cover; shrubs and vines; and trees. Grass is a high- maintenance ground cover that should be used primarily for active recreation areas. Grass should not be used in narrow strip areas; groundcover or shrubs are more appropriate.

Groundcover, shrubs and trees help to create an attractive development b. Different landscape designs and plant materials should be used in the various courtyards and common open space areas of the development to create an individual identity for each space. c. Landscape designs that emphasize water-efficient plants are encouraged. Water-intensive landscaping, such as grass, should be concentrated in areas of high visibility and use. d. Vines and climbing plants on buildings, trellises, perimeter walls, and fences are encouraged, both to provide an attractive appearance and to minimize graffiti. e. Landscape plantings should be used to help define property lines and distinguish private space from public space by creating a strong edge through a distinct change of plant material, form, height and/or color. f. Trees and shrubs should be selected based on their mature size and root characteristics. Plants with root systems that uplift hardscape materials should be avoided. g. Landscape materials should be used to help screen trash enclosures and mechanical equipment so that they are not exposed to view from the street or major walkways within the development. h. Trees and shrubs should not be planted so close together that they create maintenance and security problems at maturity. They should not completely obstruct views into the development from the public right-of- way, especially views to dwelling entries and common open space areas. i. Tree height and spread should consider the location of light standards in order to avoid conflicts and maintenance problems as the tree grows.
j. The following are design concepts that are encouraged in all developments:
i. Use specimen trees and accent plant materials at major focal points, such as the entry to the development or where major walkways intersect with the common open space area.

Ordinance No. _____ Page 167 of 296
ii. Use landscaping to help define the edges of common open space areas and to distinguish the boundary between private and common open space areas.
iii. Use plantings to soften building lines and emphasize the positive features of the site. Use plantings to create shadows and patterns against walls.
iv. Use dense landscaping to physically separate children's outdoor play areas from vehicular parking or entry areas.
v. Use trees to create canopy and shade, especially in parking areas and passive open space areas.

Trees with open branching structures and less dense foliage should be used to allow "filtered" views to parking lots for security purposes.
k. Hardscape materials should be consistent with the architectural design or style of the development.

The use of interlocking pavers, scored concrete, or rough-textured concrete to define site entries is strongly encouraged. Stamped concrete or colored concrete is not recommended due to excessive maintenance and repair costs associated with its use.

F. Parking and Circulation. Safe and efficient parking and circulation arrangements take into consideration the needs of pedestrians, children at play, parking lot appearance, and prevention of car theft or damage.

1. Parking.
a. One large parking area where cars would dominate views and increase perceived density should be avoided. Parking areas should be divided into a series of small parking courts with convenient access that relates to adjacent dwelling units. For security reasons, dwelling units should have sight lines out to the parking areas, but these views should be partially filtered through use of appropriate landscaping, such as trees.

Small parking courts with trees that filter views from dwelling units b. Parking areas should be located in the development's interior and not along street frontages. Parking areas should not compete with open space. Carports and tuck-under parking should not be visible from a public street.
c. Parking structures, such as garages and carports, should be located where they do not obstruct natural surveillance.
d. Entry drives should have an adjacent pedestrian entry path. e. Special accents that define the main entry, create territorial reinforcement, and provide visual interest are strongly encouraged. Examples include architectural detailing, specialty lighting, textured paving, a hardscape decorative border strip along the driveway, and accent plant materials such as specimen trees and flowering plants.

Ordinance No. _____ Page 168 of 296
Entry drive with textured paving and border strip
f. Carports, detached garages, and accessory structures should be designed as an integral part of the development's architecture. They should be similar in material, color, and detail to the main buildings of the development. If prefabricated metal carports are used, architectural detailing consistent with the main building should be incorporated.
g. Parking courts should be well designed, with consideration given to landscaping, lighting, building massing, and pedestrian/vehicular circulation.
h. Visitor and disabled parking should be clearly identified and distributed throughout the development to provide convenient access to groups of dwellings and community facilities. i. For convenience, parking spaces should be assigned, but the parking space numbering system should not identify the dwelling unit that is assigned to the space.

2. Pedestrian Circulation. Pedestrian circulation provides safe, efficient access to facilities and dwelling units for residents, encourages opportunities for casual social encounters, and allows natural surveillance by residents.
a. Convenient pedestrian connections should be provided to adjoining residential developments, commercial projects, and other compatible land uses.
b. Pedestrian access to adjacent existing or planned open space areas and corridors should be provided for the development's residents.

Provide access to adjacent open space corridors
c. Cross circulation between vehicles and pedestrians should be minimized. A continuous, clearly marked walkway should be provided from the parking areas to main entrances of buildings. d. Walkways should be located to minimize the impact of pedestrians on the privacy of nearby residences or private open space. Avoid siting a walkway directly against a building. A landscaped planting area between walkways and building façades is strongly encouraged. e. Adequate lighting should be provided along all walkways.

3. Access to Dwellings. Access to dwellings should provide a unique identity for the individual unit, allow opportunities for social interaction and increase natural surveillance. a. The main entry to each dwelling unit should be clearly visible from the nearest public circulation walkway. A porch, covered stoop, or similar entry feature should be provided at each unit's front entry.

Ordinance No. _____ Page 169 of 296
Individual private walkways lead to each ground level unit b. Stairwells should be centrally located to the units served and should be visible from as many units as possible.
c. Minimize the number of units sharing a common entry or stairway. d. To minimize the outdoor clutter that can accumulate in private open space areas, private storage space for strollers, bicycles, etc., should be provided for each dwelling unit. Its location should be either inside the unit, or outside and immediately adjacent to the unit. e. Walkways and access to dwelling units should be designed to facilitate the moving of furniture by considering minimum widths, heights, and turning angles.

G. Public Safety Through Design. Residents have a basic right to feel safe and secure in their homes.

The following guidelines promote the use of site planning, landscaping, community involvement, and physical and psychological barriers to create a safe environment and to prevent crime, vandalism, and graffiti. The principles of crime prevention through environmental design (CPTED) are used extensively.

The lighting guidelines are less detailed, and recognize that specific illumination levels are dependent on the individual site characteristics.

1. Crime Prevention Through Environmental Design (CPTED). The following CPTED strategies should be incorporated into the design of multifamily developments, whenever possible. a. Use the concept of natural surveillance, or "eyes on the street," by promoting features that maximize the visibility of people, parking, and building entrances. b. Use the concept of territorial reinforcement by promoting features such as landscape plantings, paving designs, and gateway treatments that define property lines and distinguish private space from public space.
c. Use the concept of natural access control by designing streets, walkways, building entrances, and development entries to clearly indicate public routes and to discourage access to private areas.

2. Opportunities for Surveillance.
a. Windows and entries should be placed to maximize natural surveillance of the site. Sight lines from dwelling units to the parking area should be provided.
b. Open spaces, courtyards, circulation corridors, and individual dwelling unit entrances should be designed to be visible from as many dwelling units as possible. Enclosure of private open space should not prevent common open space surveillance by residents.
c. The management office should be located in a central, visible location, and community meeting rooms and other amenities should also be located close to other heavily used areas.

Ordinance No. _____ Page 170 of 296
Security is enhanced with a management office that is in a highly visible location d. Laundry rooms should be located adjacent to the children's play area to facilitate supervision. Doors and walls should have windows to allow natural surveillance both into the laundry room and outside to the surrounding area.

A laundry room with windows allows open views out to the surrounding area

3. Hierarchy of Space.
a. Development design should use a "hierarchy of space" to define territory for public space (streets), community space (common open space, play areas, communal laundry, community center, etc.), and private space (individual units and private open space.) The use of design elements to define the public/private edge, such as special paving, change in building materials, and grade separations, or physical barriers such as landscaping, fences, walls, screens, or building enclosures, are encouraged.

Grade separation and low retaining walls establish a public/private edge and define b. Building entrances and individual dwelling unit entries should be accentuated by architectural elements, lighting, and/or landscaping to further emphasize their private nature.

4. Access.
a. Doors to community facilities should contain some transparency and be key-controlled by residents. Courtyard gates and shared building entrances that access individual units should automatically lock when closed.

Ordinance No. _____ Page 171 of 296
b. All front doors in individual dwelling units should have a peephole or other feature to allow residents to see who is at the door before opening it. To prevent break-ins, doorknobs should be located beyond easy reach from any windowpane. Single cylinder dead bolt locks should be installed on the exterior doors of all individual dwelling units. Sliding glass doors should have one permanent door on the outside and the inside moving door should have a locking device and a pin. c. If security bars are provided, they should be located only on the inside of windows and have proper emergency release mechanisms.

5. Lighting.
a. Lighting levels should vary depending on the specific use and conditions, but the overall consideration should be to provide lighting levels sufficient that intruders cannot lurk in shadows, steps and other grade changes are apparent, residents can easily unlock their door or identify visitors on their doorstep, and opportunities for theft and vandalism are eliminated. b. Street lighting should be installed along the internal circulation streets. Lighting should be designed to shine downward and eliminate skyward glare. Light standards should be residential/pedestrian in scale and be spaced appropriately for the fixture, type of illumination and pole height. c. Lighting in parking areas should be arranged to prevent direct glare into adjacent dwelling units and onto neighboring uses/properties.
d. Pedestrian-scaled lighting should be located along all walkways within the development. Lighting bollards should not be used as they do not illuminate large enough areas and are subject to vandalism. Light standards heights are recommended that concurrently allow proper illumination, discourage vandalism, and have a pedestrian scale. Site lighting may be located on buildings to illuminate site areas not covered by individual light standards.
( Ord. 2019 § 2, 2017)
§ 21.10.260. Architectural styles.

A. Mission Revival.

1. Introduction.
a. The following architectural styles are presented to encourage architectural diversity and quality within the Route 66 specific plan area. It is not the intent of this section to dictate preferences of architectural styles. This section should be used by city staff and officials, as well as project applicants, to more effectively achieve the image envisioned for the Route 66 specific plan area. b. As the name implies, the mission style finds its roots in the architecture of the California missions.

In the late 1800s, several innovative California architects began to advocate the mission style in a response to other "revivalist" movements taking place then on the east coast. They chose as their inspiration local Hispanic design elements and adapted these elements to adorn traditional building shapes whether residential or nonresidential. The mission style found great impetus when the Santa Fe and Southern Pacific railroads adopted the style for their stations.

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2. Character-Defining Features.
a. Parapets with coping fashioned after the California missions. b. Full pitched roofs over most of the building. Simple low pitch hip or gable roofs are preferred. Shed roofs may be appropriate when attached to taller walls. Minor portions of the roof may be flat. c. Symmetrical façades are most common but asymmetrical designs are also acceptable. d. Clay tiled roofs using two-piece tile of consistent color. "S" type tile and multi-colored tile are prohibited.
e. Simple box-like massing with the appearance of thick walls. Windows and doors are recessed to expose thickness of walls.
f. Arched doors and windows with semicircular shapes preferred. Large windows are multi-paned. g. Arcades used to define courtyards and walkways.
h. Smooth plaster/stucco walls with hand-troweled finish. i. Exposed timber structural elements for beams, rafter tails, and corbels. Color is dark stain. j. Simple wrought iron grillework railings, window grilles, and decoration. k. Quatrefoil windows on primary façade.
l. Tile accents used around door and window openings, built in seating, paving, and general decoration.
m. Building colors are white, off-white, or earth tone with contrasting door and window trim colors. n. Larger structures may incorporate mission-like bell towers.

B. Spanish Colonial Revival. The Spanish colonial revival style borrows from the full range of Spanish architecture. Beginnings of the style derive primarily from the Panama-California Exposition of 1915. Until that time, mission-style architecture was more popular. The exposition showcased the richness of Spanish and Latin American architecture and trendsetting architects of the time found new inspiration in this style during the 1920s and 1930s.

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1. Character-Defining Features.
a. Simple low-pitched roofs are preferred. Shed roofs may be appropriate when attached to taller walls. Minor portions of the roof may be flat.
b. Asymmetrical façades are most common.
c. Multi-level clay tiled roofs using two-piece tile of consistent color. "S" type tile and multi-colored tile are prohibited.
d. Eaves with little or no overhang.
e. Simple box-like massing with the appearance of thick walls. Windows and doors are recessed to expose thickness of walls.
f. Large windows are multi-paned.
g. Arcades used to define courtyards and walkways.
h. Smooth plaster/stucco walls with hand-troweled finish. i. Decorative masonry or tile vents.
j. Exposed timber structural elements for beams, rafter tails, and corbels. Color is dark stain. k. Simple wrought iron grillework railings, window grilles, and decoration. l. Tile accents used around door and window openings, built in seating, paving, stairs, and general decoration.
m. Building colors are white, off-white, or earth tone with contrasting door and window trim colors. n. Larger structures may incorporate round or square towers.

C. Monterey. The Monterey style is essentially a two-story adaptation of early Spanish colonial styles.

As trade opened up the west coast, Anglo immigrants arrived in the territory with their own building traditions. As these were superimposed on the traditional adobe construction, the two-story versions came to be called Monterey style after the colonial capital of California. A revival of the style from 1925 to 1940 favored Spanish detailing while versions from the 1940s and 1950s emphasize English colonial details.

Because this style is always two-story and therefore may be larger in scale than adjacent buildings, the Monterey style should be used carefully and with appropriate consideration to the style and scale of surrounding buildings.

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1. Character-Defining Features.
a. Low pitched gabled roofs.
b. Second-story balcony, usually cantilevered and covered by main roof. c. Clay tiled roofs.
d. Simple box-like massing with the appearance of thick walls. Windows and doors are recessed to expose thickness of walls.
e. Large windows are multi-paned.
f. Arcades used to define courtyards and walkways.
g. Smooth plaster/stucco walls with hand-troweled finish. h. Exposed timber structural elements for beams, rafter tails, and corbels. Color is dark stain. i. Wood grillework, railings, window grilles, and decoration. j. Staircases are fully enclosed.
k. Building colors are white or off-white with contrasting door and window trim colors.

D. Art Deco. Art deco architecture also gained prominence during the Chicago Tribune competition.

It preceded its counterpart, art moderne, and differs from it in a number of ways. Art deco buildings emphasize the vertical through towers and other projections. Façade details include decorative zigzags, chevron and other geometric and stylized motifs.

1. Character-Defining Features.
a. Smooth wall surface, usually stucco;
b. Decorative zigzags, chevrons, and other geometric motifs; c. Towers and other vertical projections give vertical emphasis.

E. Art Moderne. The art moderne style of architecture gained recognition in the early 1920s in conjunction with a worldwide competition to design the Chicago Tribune building. In the moderne style, one or more corners may be curved and it is common for windows to turn those corners. These houses generally have smooth wall surfaces, flat roofs, and a strong horizontal emphasis through balustrades and detailing. The use of glass block and small round windows is common.

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Moderne building

1. Character-Defining Features.
a. Smooth wall surface, usually stucco;
b. Flat roof with small ledge or coping at roofline;
c. Horizontal grooves, lines, or balustrades offer horizontal emphasis; d. Asymmetrical façades most common.

F. Craftsman. The craftsman style was inspired by the work of the Greene brothers who practiced architecture in Pasadena from 1893 to 1914. The craftsman style represented a philosophy of life that featured honesty, integrity, and a return to nature. Natural woods, shingles, earth colors, brick, stone, river rock, and heavy wooden beams signified a oneness with nature. The rocks and bricks were often used on foundations, chimneys, foundations, and railings to set a unifying theme. Oriental, Tudor, and Swissinfluenced elements lent variety to the style. Since the craftsman style is predominantly residential in character, its use for commercial buildings should be approached cautiously. This style is most appropriate for buildings that do not require large commercial display windows. Restaurants and office buildings are two examples.

1. Character-Defining Features.
a. Low-pitched gable roof.
b. Clapboard or shingle siding.
c. Exposed timber structural elements, rafter tails, brackets, corbels. d. Large open porches with columns.
e. Square or tapered columns.
f. Overhanging eaves with exposed rafters.
g. Projecting brackets/beams.
h. Large front window(s) usually in three parts.
i. Front door with sidelights.
j. Doors and windows outlined with heavy wood molding.

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k. Colors are typically medium to dark earth tones.

G. Traditional Storefront. Traditional storefront commercial architecture has its roots in American downtowns. This style of architecture includes large display windows on the ground floor (to allow people to see in and out of the building) and one or more stories above (to provide opportunities for accessory uses to occur above). Regardless of the period of American history in which a building was constructed, this style of architecture includes three character-defining elements: the storefront; the upper façade; and the cornice. While these elements are shared, buildings falling within the traditional storefront architectural style may also possess thematic or stylistic traits of other architectural styles (e.g., Victorian, etc.).

1. Character-Defining Features.
a. The storefront is the ground-level of the front façade, containing large display windows with bulkheads (or kick plates) and often including transoms above the display windows. b. The upper façade, which is the area above the ground-floor storefront opening, typically contains both wall material (i.e., brick, wood, or stucco) and windows. c. The cornice provides a cap for the entire façade, typically detailed in design, and screening utilities on the roof.
d. Height and width of buildings are in proportion with surrounding buildings. e. Proportional relationship exists between door and window openings, creating a rhythm. f. Human scale and typically abutting sidewalk.

H. Contemporary Highway Vernacular—Context-Sensitive. Contemporary highway vernacular architecture includes buildings that are used for selling products or services, but are not of the "pure architecture," such as commercial buildings designed by famous architects. They are generally easy to construct, designed by industrial designers, and are characterized by a main structure subservient to the signs upon the exterior. This architectural style is based on a concept known as "product-place-packaging," wherein a business or franchise does not rely on creating a structure for a specific landscape, but creates a fully internalized atmosphere that is identical across all the stores. As a result, this architectural style varies by business type and company; however, a building fitting this style is typically built exactly (or near exactly) the same way in each location.

Gas stations, hotels and motels, fast food establishments, and drug stores provide the most common examples of contemporary highway vernacular architecture. The aggregate of this architectural style has become known as the "commercial strip": large signs, franchised organizations, and large parking lots. In many locales, this type of architecture is regulated as "formula businesses," having to adhere to design guidelines and development standards which require conformance to more traditional architectural styles valued by the community—in an effort to move away from an "Anywhere USA" image. For the Route 66 specific plan area, contemporary highway vernacular architecture is encouraged so long as it demonstrates a high level of sensitivity to the envisioned architectural context for the planning area.

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Most franchises or corporate businesses will work with communities to modify their typical building design to better fit the local context

1. Character-Defining Features.
a. Main structure subservient to the signs upon the exterior; b. Internalized atmosphere that is identical across all the stores; c. Exterior easily recognized and identified with a certain company across all the stores; d. Surrounded by large parking areas;
e. Often regulated to conform to locally supported traditional architectural styles. ( Ord. 2019 § 2, 2017)
§ 21.10.270. Public space amenities.

A. Site amenities form elements of commonality, which help to establish the identity of a commercial area and provide comfort and interest to its users. Individual site amenities within a commercial setting should have common features, such as color, material, and design to provide a cohesive environment and a more identifiable character.

Private development is encouraged to include site amenities compatible with the Route 66 Specific Plan Streetscape Furniture
B. Seating is an important amenity that should be provided throughout commercial areas within the Route 66 specific plan area. Seating in the public right-of-way should coordinate with other streetscape furnishings.

C. Walls and fences are generally used for security purposes to define ownership, to mitigate nuisances such as noise, and to screen areas from public view. Walls and fences should be kept as low as possible while performing their functional purpose.

D. Landscaping should be used in combination with walls to soften the otherwise blank surfaces. Vines planted on walls are strongly encouraged to hide flat wall surfaces and to help reduce graffiti.

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Provide seating in a shaded area
E. Pedestrian scale lighting is strongly encouraged. The style and color of lighting should relate to the overall architectural design of the primary commercial structure.

F. Tree grates should occur along street edges and plazas where a continuous walking surface is needed. Grate sizes should be a minimum of four feet in diameter. Knockouts must be provided to enlarge the inside diameter for supporting a larger tree trunk as the tree grows.

G. Tree guards should extend vertically from tree grates, and serve to protect trees in highly active areas. Tree guards should be narrow and painted in a similar color and relate to other site furnishings.

Compatible tree grate and guard
H. Bollards are intended to separate pedestrians from vehicular traffic areas and to light sidewalk surfaces. Bollard design should coordinate with other streetscape furnishings. In locations where emergency access may be necessary, removable bollards are encouraged.

Bollards are encouraged to promote safety of pedestrians I. Trash receptacle design should coordinate with other streetscape furnishings.

J. Pots and planters should be located where pedestrian flow will not be obstructed.

K. Pots and planters should be durable and have natural color tones that compliment the adjacent structures.

Pots should be clustered together and away from pedestrian flow L. Directories should be provided near pedestrian entrances of commercial centers to assist visitors in orienting themselves.

Directories help customers find businesses
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M. Kiosks that serve as information booths and/or shelter for small vendors are encouraged. Kiosks should be located where pedestrian flow will not be obstructed.

N. Bicycle racks should be selected that are durable and visually subdued. Based on their performance, "loop racks" and "ribbon bars" are encouraged, and should be sized according to parking requirements.

O. The design of newspaper boxes should be consolidated into one rack. The rack should be attractive on all sides and properly anchored.

Newspaper racks should be designed as attractive public amenities P. Bus stops should be as transparent as possible to increase unobstructed visibility from the ground level up in all directions.

Q. Visual features, such as fountains, should be incorporated into commercial developments to attract pedestrians.

Pop-set fountains are increasingly popular visual fixtures in commercial developments ( Ord. 2019 § 2, 2017)
§ 21.10.280. Signage (Previous Sections have been removed).

A. Introduction. Signs are one of the most noticeable visual elements throughout the Route 66 specific plan area. Not only do signs communicate something about the goods or services being offered at a particular establishment they also communicate something about the quality of the businesses and the image of the community as a whole. Taken together with other visual elements in the environment, signs play a major role in how people perceive the city's image. Well-designed signs that communicate their message Ordinance No. _____ Page 180 of 296
clearly, without attempting to compete for attention will help create a more pleasant visual environment with the Route 66 specific plan area.

A good quality sign enhances the aesthetic character of the development The sign design guidelines are designed to help ensure quality signs that communicate their message in a clear fashion; however, the "guidelines" are not strict sign "standards" as are found in the city's Sign Code.

The design guidelines may be interpreted with some flexibility in their application to specific signs/ projects. This is in recognition that not all guidelines may be workable or appropriate for each sign or project. In some circumstances, a particular guideline may be relaxed to facilitate compliance with another guideline determined by the city to be more important. These decisions will be made on a case-by-case basis. The primary objective is to ensure that the overall intent of the design guidelines is followed is each case.

Design guidelines ensure good quality signs
B. General Design Guidelines.

1. Sign Legibility.
a. Use a brief message. The fewer the words, the more effective the sign. A sign with a brief, succinct message is simpler and faster to read, looks cleaner and is more attractive. Evaluate each word carefully, and, if it does not contribute directly to the sign's message, it should probably be eliminated. Businesses Ordinance No. _____ Page 181 of 296
with long names are encouraged to use a generic identification (e.g., "CLEANERS") rather than force too much sign copy into the allowed sign area.

Keep signs as simple as possible
b. Ensure legibility. An effective sign should do more than attract attention; it should communicate its message clearly. Usually, this is a question of the readability of words and phrases. The most significant influence on legibility is lettering style and spacing. Use the following guidelines to help ensure sign legibility.
i. Avoid hard-to-read, intricate typefaces. Typefaces that are difficult to read reduce the sign's ability to communicate.
ii. Avoid spacing letters and words too close together. Crowding of letters, words or lines will make any sign more difficult to read. Conversely, over-spacing these elements causes the viewer to read each item individually, again obscuring the message. Lettering should not occupy more than seventy-five percent of the sign face.

Avoid typefaces that are hard to read
iii. Limit the number of lettering styles in order to increase legibility. A general rule to follow is to limit the number of different letter types to no more than two for small signs and three for larger signs. iv. Avoid faddish and bizarre typefaces. Such typefaces may look good today, but soon go out of style.

The image conveyed may quickly become that of a dated and unfashionable business. c. Use significant contrast. If there is little contrast between the brightness or hue of the message of a sign and its background, it will be difficult to read.
d. Avoid signs with strange shapes. Signs that are unnecessarily narrow or oddly shaped can restrict the legibility of the message. If an unusual shape is not symbolic, it will probably be confusing. e. Use symbols and logos. Pictographic images will usually register more quickly in the viewer's mind than a written message.

2. Location.
a. Signs should be designed to relate to the architectural features of the building on which they are located and create visual continuity with other storefronts in the same building and adjacent buildings. b. Signs should be placed to indicate the location of access to a business. Signs should be placed at or near the public entrance to a building or main parking area to indicate the most direct access to the business.

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c. Signs should be placed consistent with the proportions of the building's façade. For example, a particular sign may fit well on an upper, more plain wall, but would overpower and obstruct the finer detail of a lower storefront area. A sign appropriate near the building's entry may look tiny and out of place above the ground level.

Don't do this. Inconsistent sign patterns create confusion Do this. Employ a consistent sign pattern
d. On buildings that have a monolithic or very plain façade, proper sign placement can establish appropriate rhythm, scale, and proportion.
e. Signs should not be located so that they cover or interrupt the architectural details or ornamentation of a building's façade.
f. Signs should not project above the edge of the rooflines and should not obstruct, windows and/or doorways.

3. Color.
a. Too many colors overwhelm the basic function of communication. If they compete with content for the viewer's attention. Limited use of the accent colors can increase legibility, while large areas of competing colors tend to confuse and disturb. Limit colors to three on a single sign. b. Contrast is an important influence on the legibility of signs. The most aesthetic and effective graphics are produced when light colored letters and images are placed on a dark, contrasting colored background.

Light colored letters on contrasting background
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c. Colors or color combinations that interfere with legibility of the sign copy or that interfere with viewer identification of other signs should be avoided. Bright day-glo (fluorescent) colors should be avoided as they are distracting and do not blend well with other background colors.

Avoid combinations of materials that camouflage the sign's message d. Colors should relate to and complement the materials or paint scheme of the buildings, including accent and trim colors.

4. Illumination.
a. If the sign can be illuminated by an indirect source of light, this is usually the best arrangement because the sign will appear to be better integrated with the building's architecture. Light fixtures supported in front of the sign cast light on the sign and generally a portion of the face of the building as well. Indirect lighting emphasizes the continuity of the building's surface and signs become an integral part of the façade.

Conversely, internally illuminated cabinet signs where only the sign face is illuminated tend to stand out and not appear integrated with the building's façade.

Internally illuminated signs are discouraged
b. Individually illuminated letters, either internally illuminated or back- lighted solid letters (reverse channel), are a preferred alternative to internally illuminated plastic-faced cabinet signs. Signs comprised of individual letters will be better integrated with the building because they use the building's façade as their background.

Signs illuminated by an indirect source of light are encouraged Ordinance No. _____ Page 184 of 296
c. The use of backlit, individually cut letter signs is strongly encouraged for all types of business and signs, including monument-type signs.

Good example of a backlit sign that is easy to read
d. The use of internally illuminated cabinet-type signs with translucent panels or panels with reflective surfaces, including, but not limited to, acrylic, fiberglass, plastic, or metal is strongly discouraged and the Sign Code prohibits their use for monument-type signs. If internally illuminated cabinet signs are used for wall signs, their sign panels should be opaque so that when illuminated only the lettering, not the background, is illuminated. The background or field should have a nongloss, nonreflective finish. e. Whenever indirect lighting fixtures are used, care should be taken to properly shield the light source to prevent glare from spilling over into residential areas and public rights-of-way.

Backlit letter signs are encouraged

5. Materials.
a. Sign materials should be selected with consideration for the architectural design of the building's façade. Sign materials should compliment materials used on the building and should also contribute to the legibility of the sign. For example, the glossy finishes used on most cabinet signs are often difficult to read because of glare and reflections.
b. Sign materials should be extremely durable. Paper and cloth signs are not suitable for exterior use because they deteriorate quickly. If wood is used, it should be properly sealed to keep moisture from soaking into the wood and causing the sign's lettering to deteriorate.

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Avoid materials that cause glare and make the sign hard to read Select materials that are durable
Avoid cloth and other nondurable materials

6. Electrical Raceways and Conduits.
a. Electrical transformer boxes and raceways should be concealed from public view. If a raceway cannot be mounted internally behind the finished exterior wall, the exposed metal surfaces of the raceway should be finished to match the background wall, or integrated into the overall design of the sign. b. If raceways are necessary, they should be as thin and narrow as possible and should never extend in width or height beyond the area of the sign's lettering or graphics. c. All exposed conduit and junction boxes should be concealed from public view.

C. Design Guidelines for Specific Sign Types.

1. Wall and Building Signs.
a. A wall sign should be located where architectural features or details suggest a location, size, or shape for the sign. The best location for a wall sign is generally a band or blank area between the first and second floors of a building.
b. New wall signs in a shopping center should be placed consistent with sign locations on adjacent businesses. This will establish visual continuity among storefronts and create a unified appearance for the center.

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Place signs where architectural features suggest a location Wall signs of consistent size and placement are encouraged c. Lettering should not occupy more than about seventy-five percent of the area of the sign to avoid a cluttered look and to help maintain the readability of the sign. d. Wall signs should not project from the surface upon which they are attached more than the required for construction purposes.
e. Internally-illuminated cabinet-type signs are strongly discouraged. Internally-illuminated, individually-cut channel letters are preferred.

2. Projecting Signs.
a. The use of pedestrian-oriented projecting signs is strongly encouraged. b. Projecting signs should be used for ground floor uses only. c. Projecting signs should ensure clearance for pedestrians. d. Sign supports and brackets should be compatible with the design and scale of the sign and the architectural design of the building.

Sign supports and brackets should be of quality materials e. Internal illumination of a projecting sign is prohibited. f. The text, copy, or logo face should not exceed seventy-five percent of the sign face of a projecting sign.
g. The sign should be hung at a ninety-degree angle from the face of the building.

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3. Window Signs.
a. Window signs on ground level, coverage should not unsafely obstruct or overwhelm the total window area. Window signs should not be used above the second level. b. Permanent window signs should be limited to individual letters and/or logos placed on the interior surface of the window. White or gold leaf is the recommended colors. Glass-mounted graphics may be applied by painting, silk screening, or vinyl die-cut forms. The use of nonpermanent materials such as paper is strongly discouraged.

Window signs should be limited to the business name
c. The text or sign copy of a window sign should be limited to the business name, proprietor's name, hours of operation, and brief messages identifying the type of product or service (e.g., "maternity wear" or "attorney") or pertinent information (e.g., "se habla Espanol" or "reservations required").

4. Awning Signs.
a. Signs on awnings should be limited to ground floor and second floor uses. b. Awning signs should be limited to awnings covering a main or side/rear entrance on a street or parking lot.
c. The shape, design, and color of awnings should be carefully designed to coordinate with, and not dominate, the architectural style of the building. Where multiple awnings are used on the building, the design and color of the sign awnings and all other awnings should be coordinated.

Good example of awning shape coordinated with window size/ shape d. The shape, design, and color of awnings should be carefully designed to coordinate with, and not dominate, the architectural style of the building. Where multiple awnings are used on the building, the design and color of the sign awnings and all other awnings should be coordinated. e. d. Only permanent signs that are an integral part of the awning or canopy should be used. To avoid having to replace awnings or paint out previous tenant signs when a new tenant moves in, the use of replaceable valances should be considered.

Lettering on valance only is encouraged
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5. Freestanding Monument Signs.
a. Freestanding monument-type signs (on ground) are encouraged.

A well-designed monument sign with architectural base, side frames, and cornice top b. Sign background should not be a prominent feature of the monument sign. The sign copy should dominant the sign face.
c. Between five to ten percent of the sign area should be dedicated to identification of the street address.
d. Freestanding monument signs should be placed perpendicular to the street. e. Freestanding monument signs should be placed so that sight lines at entry driveways circulation aisles are not blocked.

Good example of monument signs with solid base and strong cornice f. Freestanding monument signs may be internally illuminated if the sign copy is the only portion of the sign face that is illuminated. The sign background or field should be opaque with a nongloss, nonreflective finish. Signs with individual backlit letters, or stenciled panels with three- dimensional pushthrough graphics are encouraged. g. Monument signs should be designed to create visual interest and compliment their surroundings.

Signs should incorporate architectural elements, details, and articulation as follows:
i. Provide a solid architectural base that supports the sign. ii. Provide architectural elements on the sides and top to frame the sign pane(s). Use columns, pilaster, cornices, and similar details to provide design interest. iii. Incorporate materials and colors into the sign support structures to match or be compatible with materials and colors of the development the sign serves. iv. Utilize "quality" materials. Avoid the use of lexan, sheet metal, or other materials prone to weathering.

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v. Keep the overall size of the sign in proportion with the development it serves. h. Each monument sign should be surrounded by a landscape planter. i. Multi-tenant monument signs. Signs with multiple tenant identification panels present a special challenge in delivering their message in a clear manner. To help overcome the problems associated with these types of signs, the following guidelines should be followed:

Freestanding monument signs, including multi-tenant signs, should minimize sign copy, be well designed, and be landscaped along their base
i. Individual tenant sign panels should be uniform in size recognizing that the major tenant or the name of the center may have a slightly larger sign panel. ii. The size, letter style, and number of tenant names should be developed to minimize the look of a "reader board" sign.

G. Neon Signs and Architectural Lighting. The use of neon tubes for signs or architectural elements is encouraged throughout the Route 66 specific plan area, subject to the following guidelines.

1. Neon signs are allowed for use as wall signs, window signs, and freestanding monument signs.

They are not allowed for use as projecting signs.

2. Neon tubing should not exceed one-half inch in diameter.

3. Neon signs and architectural lighting adjacent to residential uses should not exceed one-half footcandle in brightness measured at the property line.

Good example of neon sign

4. Neon tubing should not be combined with any reflective materials (e.g., mirrors, polished metal, highly-glazed tiles, or other similar materials) that would cause glare and increase the spread of light.

5. When used as an architectural element, neon tubing should be used only to reinforce specific architectural elements of the structure and should be compatible with the architectural style of the building and the character of the overall development. Neon building trim is limited to thirty percent of the total building trim area.

6. Neon lighting that completely surrounds a window, door, or similar element is strongly discouraged.

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This use of neon is strongly discouraged

7. Neon window signs should not overwhelm or over-obstruct the aggregate area of the window.

8. Neon should not be the predominate material used on signs. The use of neon on signs should be limited to the business name, logo, design, or image.
( Ord. 2019 § 2, 2017)
§ 21.10.290. Design tools design review checklist.

This following checklist may be adapted and used by city staff and officials to conduct design reviews on proposed projects within the Route 66 specific plan area.

Route 66 Specific Plan Area Design Review Checklist
Checklist Prepared by:

Date Plan Received:

Date Checklist Prepared:

Date Presumittal Conference
Project Name
Applicant
Name:

Address:

Phone:

Property Owner:

Name:

Address:

Phone:

Planner or Architect
Name:

Address:

Phone:

A. Land Use

1. Present Land Use:

Designation of Property
Overlay Districts:

2. Proposed Land Use:

3. Land Use Consistency – Proposed use(s) conform to permitted uses _____ Yes _____ No Comments:

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Follows
Design
Guidelines
Changes
Recommended
Not
Applicable
Remarks
B. Site Design

1. Height and Setbacks— Building setback and height standards are satisfied.

2. Appropriateness of Concept—Development concept is consistent with site location and with surrounding properties.

3. Building Location— Buildings are located in a logical and pleasing manner on the site. Buildings are related reasonably to each other, to parking facilities, and to pedestrian areas. Siting protects pedestrian movement.

4. View Impacts—Project is designed to respect existing views by minimizing view obstruction and mitigating disruptive visual impacts of large building masses.

5. Buffering—Trash areas, loading docks, storage areas, service areas, transformer vaults, etc., are located and screened so as to minimize visibility from streets and from building entries.

6. Exterior Lighting— Exterior lighting design is unobtrusive, integrated with the project concept, and of low profile.

7. Parking—All parking space and space size requirements are satisfied. All interior and boundary parking area landscaping requirements are satisfied. a. Parking areas are located and designed to minimize visibility from streets and to minimize visual detraction from new buildings.
b. Parking areas are designed to provide good internal circulation, street access, and proximity of spaces to building entrances.
c. Vehicular entry points to parking lots have received special paving accents where the drive crosses the public sidewalk.
d. Applicant has demonstrated an attempt to share entry and/or parking with an adjacent property.

C. Building Architecture

1. Building Form and Scale—Architectural concept is consistent with the predominant scale of adjacent buildings.

2. Façade Proportion—The visual composition of the façade respects the general proportion (height to width) of existing façades on the street.

3. 360° Architecture— Architectural details are provided on all elevations.

4. Consistency of Elevation—Design of walls, doors, and windows are consistent in styling materials, colors, and detailing on all elevations.

5. Articulation—The architectural concept avoids large unbroken wall surfaces.

6. Roof—The roof form is designed in conjunction with its mass and façade, so that the building and its roof form a compatible building composition within the district.

7. Rear Entry— Appropriate identification signage and architectural detail has been provided on the rear façade.

D. Storefront Design

1. Storefront Components—The storefront design maintains typical elements such as bulkheads, doors, display windows, awnings, or canopies that are appropriate to the proposed style/theme.

2. Wall to Opening Ratio— The storefront architectural concept maintains an appropriate wall to window ratio.

3. Storefront Accessories— All mechanical appurtenances are concealed.

4. Awnings—Awning design and color respects the scale, proportion, rhythm, and style of the building's architecture.

5. Sign Placement—The storefront design provides a logical space for placement of a sign and building address.

E. Signs

1. Sign Type—Selected sign type is consistent with other signs on adjacent buildings or storefronts, and meets all applicable codes or approved sign program.

2. Location—Sign location on building is consistent with architectural style and other design standards.

3. Legibility—A simple typeface is utilized while color, illumination, and letter size are appropriate to the building architecture and scale.

4. Illumination—The sign is properly lighted and does not allow glare to spill beyond the sign face.

5. Safety—Placement of sign does not pose a safety hazard for motorists or pedestrians.

Ordinance No. _____ Page 192 of 296
(Ord. 2019 § 2, 2017)
Ordinance No. _____ Page 193 of 296
CHAPTER 21.14 Arrow Highway Specific Plan

21.14.100 CORRIDOR-WIDE

DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
This Section is replaced by the Zoning Code Chapter 21 B, City of Glendora’s Objective Design Standards. Sections and all other applicable provisions of the Glendora Zoning and Subdivision Codes.

If there is conflict between any provision in this Specific Plan and the Objective Design Standards, or any other provision of the Zoning Code, the more restrictive standard shall prevail.

The Arrow Highway Specific Plan design and development guidelines and standards provide specific policies for how parcels and buildings shall be developed. Policies address setback and parking requirements, height, and intensity and density limits. Implementation of the standards and guidelines are anticipated to:
• Upgrade the image and appeal as a safe, attractive, and high-quality commercial, industrial, and residential environment.
• Encourage high quality infill and mixed-use redevelopment of vacant lots and underutilized properties to their highest and best use, whether commercial, residential, office, entertainment, industrial, or open space.
• Activate the street and enhance the pedestrian environment and scale. • Ensure compatibility between adjacent uses, especially residential neighborhoods. • Invite and support transit and active transportation. • Integrate high-quality landscape and streetscape design that is consistent throughout the corridor.

The Arrow Highway Specific Plan design and development standards provide the foundation for a distinct corridor identity. Through the use of these design guidelines and development standards, Glendora can leverage successful existing land uses, redevelop underutilized sites to their highest and best use, and capitalize on once-in-a-lifetime opportunities to redevelop several catalytic vacant sites, such as the former Vons site and the former Wonder Bread site.

Some development standards and design guidelines are applied corridor-wide. These are discussed below.

Other development standards or design guidelines will vary by the Transformative District to create a specific street character. Both of the Transformative Districts’ standards and guidelines are discussed later in this chapter (Section 2.6 - Transformative Districts’ Development Standards and Design Guidelines).

Ordinance No. _____ Page 194 of 296

2.5.1 SUBDIVISIONS
Subdivisions of land and the reconfiguration of existing lots shall comply with the Subdivision Map Act and the Glendora Municipal Code. All lots shall have a minimum street frontage of 100 feet.

2.5.2 CORRIDOR-WIDE AMENITY ZONE
Since Glendora does not have jurisdiction over most of the Arrow Highway right-of-way, public realm improvements cannot be easily implemented without the County of Los Angeles or City of Covina acting.

As such, the Specific Plan aims to create a better street life and aesthetic through the creation of an “Amenity Zone”. The Amenity Zone is a setback from the front property line, which shall be landscaped and/or programmed with pedestrian amenities (Exhibit 2.7). Street trees shall be planted within the Amenity Zone at the property line. Possible pedestrian amenities include but are not limited to landscaping amenities (atgrade planting strips, planter boxes), placemaking amenities (plazas, paseos, kiosks, public art, exterior seating/dining tables), and streetscape amenities (sheltered benches, drinking fountains, bike racks or lockers, refuse receptacles), etc. While the Amenity Zone is corridor-wide, the specific setback requirements vary by the Transformative District.

Exhibit 2.7 Amenity Zone

Ordinance No. _____ Page 195 of 296

2.5.3 CORRIDOR-WIDE SPECIFIC PLAN PARKING AND DRIVEWAY STANDARDS Required loading space shall be determined by the standards contained within the Glendora Municipal Code, Section 21.03.020 Off-Street Parking and Loading.

2.5.4 CORRIDOR-WIDE DRIVEWAY OR CURB CUT FREQUENCY
For parcels of less than 450 feet in length along Arrow Highway, only one vehicular access point shall be permitted. For all other lot frontages, a maximum of one vehicular access point for each 300 feet of street frontage is permitted, see Exhibit 2.8.

2.5.5 CORRIDOR-WIDE BICYCLE PARKING STANDARDS
Regardless of land use, onsite, designated, secure bicycle parking shall be provided at a ratio of 0.25 bicycle space per required vehicle parking space. Required bicycle spaces may be reduced where alternative measures are provided to reduce vehicle trips.

Bicycle parking spaces provided for residential use shall be covered, secure, and located separately from bicycle parking spaces provided for nonresidential use.

Exhibit 2.8 Curb Cuts
Ordinance No. _____ Page 196 of 296

2.5.6 CORRIDOR-WIDE LOADING SPACE STANDARDS
Required loading space shall be determined by the standards contained within the Glendora Municipal Code, section 21.03.020 Off-Street Parking and Loading.

2.5.7 CORRIDOR-WIDE ROOF AND SKYLINE FORMS
The design of varied roof and skyline forms is encouraged. The varied roof and skyline forms can include pitched roofs, variation in roof heights on a single building, high- quality roof materials (such as tile and metal), corner towers, and mixing of pitched and flat roofs.

Penthouses, parapets, stair and elevator enclosures, air conditioning units, and mechanical equipment shall be fully integrated into the overall architectural design and expression of the building or addition through the construction of equivalent materials and colors that match the overall design. All rooftop mechanical components shall be fully screened from the view of public rights-of- way or residentially zoned properties.

2.5.8 CORRIDOR-WIDE BUILDING DESIGN
The Arrow Highway Specific Plan underscores the importance of high-quality building design in all development within the Specific Plan area.

Ordinance No. _____ Page 197 of 296

BUILDING ENTRANCES
For parcels fronting Arrow Highway, the primary entrance to a ground floor use shall face Arrow Highway.

Residential uses should have their own on-street entrance.

Nonresidential uses abutting Arrow Highway shall provide at least one street-facing, pedestrian-priority entrance serving as the primary entrance to the business.

Interior space shall be arranged to orient toward the Arrow Highway entrance as the primary entrance.

Signage shall be used to direct persons toward the primary entrance.

Street-facing nonresidential entrances shall be unlocked and accessible to the public during business hours.

ENTRANCE FREQUENCY
On-street frontages, ground-related entrances shall occur at least once every 150 feet, as measured along the front property line. Ground-related entrances include entrances to ground floor uses, residential units, clusters of residential units, lobbies, or private courtyards.

MIXED-USE RESIDENTIAL GROUND FLOOR, ON- STREET ENTRANCES Residents of a mixed-use development shall have a separate and secure on-street pedestrian access to the residential units. To enhance the sense of connection between ground floor residential units and adjacent rights- of-way, entries to these units should incorporate elevated stoops, front yards separated from sidewalks by low walls and gates, entry alcoves, awnings, canopies, architectural accents, surrounds, and details.

MODULATION
Building and façade modulation is required. Porches, patios, stoops, and terraces at the entrances of groundrelated units, sidewalk arcades fronting commercial uses, and open-to-the-air roof terraces and shallow stepbacks at the top floors of structures are encouraged to:
• Create transitions from public to private spaces.
• Emphasize sheltering at entrances.
• Encourage indoor and outdoor use of ground-floor space, relate new buildings to existing buildings. • Create human-scale massing accents within the context of overall building bulk.

New buildings and additions to existing buildings shall incorporate:

Building modulation
New buildings and additions shall use modulation of mass and bulk to reference adjacent building heights and existing massing patterns seen along Arrow Highway to create transitions and relationships between new and old and to relate the scale and massing of new structures to the scale and massing of the surrounding neighborhoods.

Façade plane
The wall plane of street-facing façades shall be modulated a minimum of 18 inches perpendicular to the plane at least once every 60 feet, as measured along the property line.

Façades should be modulated with elements including but not limited to vertical and horizontal breaks in the building façade plane, stepbacks at upper levels, changes in material or color, use of ornament, changes in height, and incorporation of other design elements that create differentiation in the architecture to create visual and architectural interest.

Façade depth modulation
Window design within building facades shall emphasize individual windows that are setback into walls to create distinct patterns of shade and shadow.

Façade material modulation
Ordinance No. _____ Page 198 of 296
Use of high-quality materials like smooth finish stucco, brick, wood, and stone are encouraged.

Exhibit 2.9
Nonresidential Ground Floor Design Example

TRANSPARANCY AND GLAZING
Street-facing facades of all buildings shall incorporate glazing (windows) and openings providing light to adjacent spaces, rooms, and uses. Use of reflective or mirrored glass is prohibited. Clear glass shall be used for nonresidential buildings at the ground floor. After installation, clear glass windows at the ground floor of nonresidential uses shall not be laser treated so as to become opaque or to be blocked so as to prevent visibility of the ground floor interior from the sidewalk. Signs, posters, displays, furniture, etc. shall not inhibit transparency into a nonresidential use. Exhibit 2.10 shows an example of 50 percent (approximate) ground floor transparency.

Exhibit 2.10
Example of 50% Ground Floor Transparency for Nonresidential Buildings Ordinance No. _____ Page 199 of 296
Windows and openings facing streets shall constitute a minimum of the following percentage of streetfacing building faces:
• 50 percent at commercial ground floor uses
• 30 percent at commercial upper floor uses
• 30 percent at industrial ground floor uses
• 20 percent at industrial upper floor uses
• 40 percent at residential ground floor uses
• 30 percent at residential upper floor uses

GROUND FLOOR DESIGN
Ground floor design shall be high-quality and sensitive to the use. Residential units’ ground floor design should be significantly different than the design for nonresidential. Storefront and industrial configurations and details providing a sense of human scale, variety, and interest within the overall context of buildings bays and groupings of bays are encouraged. Such details include but are not limited to recessed entries at storefronts and business fronts, display windows, projecting bays, integral awnings, utilization of true dividing mullions, transoms over entries, and integral signs and sign boards (Exhibit 2.9). In vertical mixeduse settings, ground floor residential units are allowed on any lot and on any street frontage, provided storefronts and usable commercial space are located along a minimum of 50 percent of the length of the building frontage adjoining Arrow Highway.

STOREFRONTS AND NONRESIDENTIAL USES GROUND FLOOR DEPTHS Storefronts and usable nonresidential space shall be located along the required ground floor street frontages of buildings per Exhibit 2.11 and have a minimum usable depth of 40 feet along 60 percent of the length of the building frontage and in no case, be less than 20 feet in depth. At a corner lot where storefronts and Ordinance No. _____ Page 200 of 296
nonresidential uses are required, storefronts and nonresidential spaces shall turn and wrap around the corner for a minimum length of 20 feet.

Exhibit 2.11 Minimum Usable Depth

Exhibit 2.12
Front Door Feature
Exhibit 2.13 Significantly Articulated Secondary Elevation Ordinance No. _____ Page 201 of 296

FIRST FLOOR ELEVATIONS - NONRESIDENTIAL
The first habitable floor of nonresidential uses shall be located no more than four feet above or below the existing grade at any point along a street property line.

FIRST FLOOR ELEVATIONS - ROWHOUSE STYLE
The first habitable floor of a residential-only building, in a rowhouse style, should be located at least two feet above existing grade and no more than four feet along a street property line.

FIRST FLOOR ELEVATIONS – RESIDENTIAL (OTHER THAN ROWHOUSE STYLE) The first habitable floor of any other residential building (other than rowhouse style) must provide either a “front door” feature (Exhibit 2.12) or a significantly articulated secondary elevation (Exhibit 2.13) facing Arrow Highway. Whether the elevation is the ‘front door feature’ or the “significantly articulated secondary elevation” is at the discretion of the Planning Director.

MINIMUM GROUND FLOOR HEIGHT
The minimum ground floor height of nonresidential ground floor spaces shall be 14 feet in the C-I, MU-I, and MU-CC zones. The minimum height of residential ground floor spaces shall be 10 feet in the C-HR, MU-CC, and MU- NC zones. This height shall be measured from the interior floor of the first story to the ceiling of the first floor. If there is no second story, the height shall be measured to the top of roof (including pitch), see Exhibit 2.14.

Exhibit 2.14
Minimum Ground Floor Height

Ordinance No. _____ Page 202 of 296
COMMERCIAL AND RESIDENTIAL USES’ SECURITY ELEMENTS AND DECORATIVE

GRILLWORK AT GROUND FLOORS
Upward rolling, side folding, or moveable security grills and elements shall not be installed on the exterior side of ground floor and street-facing storefronts, windows, openings, entries, and facades. On the interior side of ground floor and street-facing storefronts, windows, openings, entries and facades, upward rolling, side folding, or moveable security grills and elements are allowed and should be designed to be integral to the architecture of the building and opening. Such devices should use dedicated interior side pockets and ceiling cavities such that the grill and all mechanisms associated with the security element are not visible from the adjacent public right-of-way and sidewalk; regardless of installation method, the grill shall be at least 80 percent open to perpendicular view. Fixed decorative grillwork and railings are allowed at the ground floor and shall be at least 80 percent open to perpendicular view.

Ordinance No. _____ Page 203 of 296

OUTDOOR STORAGE, EQUIPMENT AND UTILITIES
Auxiliary structures, equipment and utilities shall not be located directly adjacent to the street frontage of any property.

All roof accessories including, but not limited to, air conditioning units and mechanical/electrical equipment shall be shielded and architecturally screened from view from on-site parking areas, adjacent public streets and adjacent properties. Screening should be designed to be compatible with the architectural design of the building.

All ground mounted mechanical/electrical equipment, including heating and air conditioning units and refuse disposal areas shall be completely screened in a solid enclosed structure from surrounding properties by use of a wall, fence or landscaping, or shall be enclosed within a building.

Outdoor storage areas shall be enclosed by a solid architecturally compatible masonry wall with a height adequate to fully screen such areas from public view.

Outdoor storage shall not be located adjacent to any street- facing property line.

Ordinance No. _____ Page 204 of 296

2.5.9 CORRIDOR-WIDE OPEN SPACE AND RECREATION STANDARDS AND GUIDELINES Each type of open space has a different purpose and user; the requirements for one type of open space cannot be satisfied by another.

USABLE PUBLIC OPEN SPACE-COMMERCIAL
All open space shall be public unless parcel location does not allow public access. Public open space shall not house refuse, storage, or mechanical facilities or equipment.

Public open space amenities include trees, seating, and recreational amenities. High-quality porous pavers, porous concrete or other porous paving materials shall be used for all plazas and hardscape. Shade trees should be prioritized in all open spaces. Parks and greenways should be designed with high-quality benches, lighting, paving, and landscaping (Exhibit 2.15).

Usable public open space does not include libraries, gymnasiums, nor recreation rooms. All required usable public open space (requirements outlined in Exhibits 2.16 and 2.19), shall be developed and professionally maintained in accordance with approved landscape and irrigation. All landscaping should use high-quality materials.

Ordinance No. _____ Page 205 of 296
Ordinance No. _____ Page 206 of 296
Exhibit 2.15
Usable Public Open Space Prototypes

2.5.10 CORRIDOR-WIDE SUSTAINABILITY STANDARDS AND GUIDELINES • Incorporate solar panels to provide alternative methods of energy generation. • Incorporate skylights, solar tubes, light wells, and saw-tooth roofs to provide additional opportunities for skylights to allow natural light to enter units. • Incorporate passive cooling techniques to capture breezes and reduce energy costs. • For multifamily buildings, allow common, shaded rooftop gardens to satisfy open space requirements for new developments.
• Encourage the use of disconnected drain spouts to disrupt the flow of run-off to the stormwater system.
• Install trees in planters on surface parking lots to reduce stormwater run-off, soften the hardscape, and reduce urban heat island effect.

Ordinance No. _____ Page 207 of 296

2.6 TRANSFORMATIVE DISTRICTS’ DEVELOPMENT STANDARDS AND DESIGN GUIDELINES (Previous Sections Removed)
The corridor-wide standards and guidelines apply universally to all parcels within the Arrow Highway Specific Plan corridor. There are some standards and guidelines that are specific to each of the Transformative Districts. These standards and guidelines are presented by the respective District.

2.6.1 TRANSFORMATIVE DISTRICT 1: DESIGN STANDARDS
Ordinance No. _____ Page 208 of 296
Exhibit 2.16
Transformative District 1:

Development Standards
Street Frontage Type
Buildings Fronting Arrow Highway,
Barranca Avenue, and Grand Avenue Buildings Fronting Neighborhood Streets See
Ex

2.17 Director. The height and location of fences and walls shall otherwise be permitted pursuant to GMC 21.03.010(F). Chain link fencing is prohibited. Fencing and walls shall be constructed ofslump block, wood, or other materials approved by the Planning Director.

Building Form
Building Length (Maximum) 200 feet
Upper Floor Stepback, If
Adjacent Residential Use
Second Story: 15 feet required along adjacency
Third Story: 20 feet required along adjacency
Encroachments Front Architectural features can project 3 feet (maximum) into front setback. D Landscaping and Open Space
Landscaping
Trees shall be planted and maintained along the property line that faces Arrow Highway and/or an arterialroad at every 35 feet on-center, unless alternate spacing is
approved by the City Forester.

Trees shall be planted along the property line or within a 4 feet (minimum depth) landscaping strip at every 35 feet on-center, unless alternate spacing is approved by the
City Forester.

E
Usable Public Open Space
(Nonresidential and Mixed-Use) 5 percent of total parcel area minimum (inclusive of Amenity Zone) Required Landscaping of Public
Open Space 40 percent of Useable Public Open Space
Private Common Open Space
(Residential) Refer to Glendora MunicipalCode section 21.04.020 (D) 4 Multiple-Family Residence Standards, Usable Open Space Private Useable Open Space
(Residential) Refer to Glendora MunicipalCode section 21.04.020 (D) 4 Multiple-Family Residence Standards, Usable Open Space Privacy Landscaping Required for all development two stories or higher abutting single family residential. Privacy landscaping shall be located along the property line adjacent to the single family residential home(s).

Exhibit 2.16
Transformative District 1:

Development Standards
Street Frontage Type
Buildings Fronting Arrow Highway,
Barranca Avenue, and Grand Avenue Buildings Fronting Neighborhood Streets See
Ex

2.17 Director. The height and location of fences and walls shall otherwise be permitted pursuant to GMC 21.03.010(F). Chain link fencing is prohibited. Fencing and walls shall be constructed ofslump block, wood, or other materials approved by the Planning Director.

Building Form
Building Length (Maximum) 200 feet
Upper Floor Stepback, If
Adjacent Residential Use
Second Story: 15 feet required along adjacency
Third Story: 20 feet required along adjacency
Encroachments Front Architectural features can project 3 feet (maximum) into front setback. D Landscaping and Open Space
Landscaping
Trees shall be planted and maintained along the property line that faces Arrow Highway and/or an arterialroad at every 35 feet on-center, unless alternate spacing is
approved by the City Forester.

Trees shall be planted along the property line or within a 4 feet (minimum depth) landscaping strip at every 35 feet on-center, unless alternate spacing is approved by the
City Forester.

E
Usable Public Open Space
(Nonresidential and Mixed-Use) 5 percent of total parcel area minimum (inclusive of Amenity Zone) Required Landscaping of Public
Open Space 40 percent of Useable Public Open Space
Private Common Open Space
(Residential) Refer to Glendora MunicipalCode section 21.04.020 (D) 4 Multiple-Family Residence Standards, Usable Open Space Private Useable Open Space
(Residential) Refer to Glendora MunicipalCode section 21.04.020 (D) 4 Multiple-Family Residence Standards, Usable Open Space Privacy Landscaping Required for all development two stories or higher abutting single family residential. Privacy landscaping shall be located along the property line adjacent to the single family residential home(s).

Ordinance No. _____ Page 209 of 296
Exhibit 2.17
Visualization of District 1 Development Standards

Exhibit 2.18
District 1 Prototypical Development

2.6.2 TRANSFORMATIVE DISTRICT 1: DESIGN GUIDELINES
Ordinance No. _____ Page 210 of 296

ORIENTATION
Mixed-Use and Residential
• Configure rowhouses and townhomes to face arterial roads when possible. Alternatively, rowhouses and townhomes can orient inward if facing an open space or courtyard. If oriented around an open space or courtyard, provide an entry to each unit from the open space or courtyard. • Provide a significantly articulated secondary elevation along arterial roads. • Orient open spaces and courtyards to allow access from arterial roads. • Maximize the number of office units and storefront entries fronting the street to provide maximum visibility to the street and enhance safety.
• Locate semi-private office and commercial spaces, such as reception desks, towards Arrow Highway or fronting arterial street to maximize “eyes-on-the street.” • Residential developments without a frontage on Arrow Highway or surrounding arterials should face neighborhood streets.
• Design nonresidential ground floor space to be flexible, viable for office, retail, or commercial, and to easily convert between the two as market conditions change. • Buildings’ rear wall shall not face a street.

Ordinance No. _____ Page 211 of 296

MASSING
• Incorporate breaks in the building façade to retain views to the San Gabriel Mountains. • Incorporate change of materials, protruding balconies or inset massing balconies, and change of building façade planes to create visual interest of the building façade. • Minimize shadows cast on common amenities, rooftop gardens, or courtyards by incorporating upper floor step backs.
• Residential: Design front setbacks to allow maximum opportunities for interaction between neighboring residents.

PARKING LOCATION, SCREENING, DESIGN, AND LIGHTING
Surface parking in Transformative District 1 is allowed along Arrow Highway, if it is located to the side of the building and not in front the building or in the Amenity Zone. Surface parking in the rear of a lot is encouraged. For corner lots, surface parking lots shall be accessed from a side street or alley.

Parking that is visible from streets and sidewalks or located along rear, side, or interior lot lines shall be buffered from the lot line by a minimum five-foot in-depth landscape buffer.

Openings to tuck-under parking spaces shall not be visible from the street or from an adjacent property.

Provide directional lighting that provides visibility, enhances safety, and minimizes light pollution to surrounding properties
Ordinance No. _____ Page 212 of 296
Ordinance No. _____ Page 213 of 296

2.6.3 TRANSFORMATIVE DISTRICT 2: DESIGN STANDARDS
Exhibit 2.19
Transform ative District 2:

Developm ent Standards
Street Frontage Type
Buildings Fronting Arrow Highway, Glendora Avenue, Bonnie Cove Avenue, Sunflower Avenue, and Valley Center Avenue
See
Ex

2.21 Building Placement
Ground Floor Front Setback 15 feet minimum, 25 feet maximum; all shall be landscaped A Amenity Zone
Ground Floor Front Setback from 15-25 feet requires inclusion of a public plaza or courtyard Other open space amenities may replace the plaza or courtyard requirement, subject to the approval ofthe Planning Director
B
Side and Rear Setback (Minimum)
Existing, Adjacent Use
C New Use Non-Residential Multi-Family Residential Single Family Residential Non-Residential 5’side, 0’rear 10’ 20’
Residential 10’ 10’ 20’
Ground Floor and Side Setbacks
for Corner Lots
Corner lots shall be oriented towards Arrow Highway or the primary street. Site and architectural design shall be oriented towards both the primary and secondary streets. The primary ground floor front setback standard, as specified above, shall apply to Arrow Highway or the primary street. The secondary street ground floor setback (or street side setback) shall be a minimum of 10 feet.

Property Enclosures
Fences and walls are prohibited within the minimum Front Setback facing Arrow Highway. Fences and walls (not taller than 4 feet) are permitted behind the minimum Front Setback facing Arrow Highway at the discretion of the Planning Director. The height and location of fences and walls shall otherwise be permitted pursuant to GMC

21.03.010(F). Chain link fencing is prohibited. Fencing and walls shall be constructed ofslump block, wood, or other materials approved by the Planning Director.

Building Form
Building Length (Maximum) 200 feet
Exhibit 2.19
Transform ative District 2:

Developm ent Standards
Street Frontage Type
Buildings Fronting Arrow Highway, Glendora Avenue, Bonnie Cove Avenue, Sunflower Avenue, and Valley Center Avenue
See
Ex

2.21 Upper Floor Stepbacks, If
Adjacent to Residential Use
Second Story: 15 feet required along adjacency to residential use Third Story: 20 feet required along adjacency to residential use See
Ex.

2.20 Encroachments Front Architectural features may project 5 feet (maximum) into front setback. D Encroachments Rear Not permitted
Landscaping and Open Space
Landscaping At the property line fronting Arrow Highway or an arterialstreet, trees shall be planted and maintained 35 feet on center, unless alternate spacing is approved City Forester E Usable Public Open Space
(Nonresidential and Mixed-Use) 5 percent of total parcel area minimum (inclusive of Amenity Zone) Required Landscaping of Public
Open Space 40 percent of Useable Public Open Space
Private Common Open Space
(Residential Uses)
Refer to Glendora Municipal Code section 21.04.020 (D) 4 Multiple-Family Residence Standards, Usable Open Space
Private Useable Open Space
(Residential)
Refer to Glendora Municipal Code section 21.04.020 (D) 4 Multiple-Family Residence Standards, Usable Open Space
Privacy Landscaping Required for all development two stories or higher abutting single family residential. Privacy landscaping shall be located along the property line adjacent to the single family residential home(s).

Ordinance No. _____ Page 214 of 296
Exhibit 2.20
Upper Floor Stepbacks if Adjacent to Residential Use
Exhibit 2.21
District 2 Prototypical Development
Ordinance No. _____ Page 215 of 296
Exhibit 2.22
District 2 Prototypical Development

2.6.4 TRANSFORMATIVE DISTRICT 2: COMMUNITY COMMERCIAL/MIXED-USE CORE

DESIGN GUIDELINES

ORIENTATION
• Configure rowhouses and townhomes to face Arrow Highway. Alternatively, rowhouses and townhomes can orient towards an on-site open space or courtyard. If oriented around an open space or courtyard, provide an entry to each unit from the open space or courtyard. Provide an entry to each unit from the open space or courtyard.
• All elevations facing a public street shall be significantly articulated. • Orient open spaces and courtyards to allow access from Arrow Highway and arterial roads. • Locate semi-private spaces, such as kitchens and living rooms, towards Arrow Highway or fronting arterial street to maximize “eyes-on-the street.”
• Design nonresidential ground floor space to be flexible, viable for office, retail, or commercial, and to easily convert between the two as market conditions change.

Ordinance No. _____ Page 216 of 296

MASSING
• Incorporate breaks in the building façade to retain views to the San Gabriel Mountains. • Incorporate change of materials, protruding balconies or inset massing balconies, and change of building façade planes to create visual interest of the building façade. • Minimize shadows cast on common amenities, rooftop gardens, or courtyards by incorporating upper floor step backs.
• Residential: Design front setbacks to allow maximum opportunities for interaction between residents and neighbors.

Ordinance No. _____ Page 217 of 296

PARKING LOCATION, SCREENING, DESIGN, AND LIGHTING
Surface parking within Transformative District 2 is prohibited in the front of buildings facing Arrow Highway, Grand Avenue, or Bonnie Cove Avenue. Surface parking lots are encouraged to be located at the side or rear of a lot. For corner lots, surface parking lots shall be accessed from a side street.

Parking visible from streets and sidewalks or located along rear, side, or interior lot lines shall be buffered from the street, sidewalk, or lot line by a minimum five-foot in- depth landscape buffer.

Openings to tuck-under parking spaces shall not be visible from the street or from an adjacent property.

Incorporate stamped concrete, integral color concrete, or permeable materials (or some combination of the above) into the design and construction of parking access and driveways to create a pedestrian-friendly environment.

Provide directional lighting that provides visibility, enhances safety, and minimizes light pollution to surrounding properties.

Ordinance No. _____ Page 218 of 296

2.7 STRATEGIES FOR CHANGE
Three basic development approaches will facilitate desired change:

1. New development

2. Renovation and recycling of existing development

3. Phased conformance or amortization

2.7.1 NEW DEVELOPMENT
New development is an important part of changing Arrow Highway’s character. The intent of this chapter is to provide guidance while allowing flexibility for new development.

HOW DOES IT WORK?
Proposed applicants should:

1. Determine the land use designation based on the land use map and land use tables

2. Identify the frontage type: Arrow Highway and Neighborhood Street

3. Identify the appropriate Transformative District

4. Review the corridor-wide AND the Transformative District development standards and design guidelines
Ordinance No. _____ Page 219 of 296

5. Contact City staff to discuss potential project
The images on the following page provide an example of new development on a vacant parcel.

Exhibit 2.23
Prototypical New Development

2.7.2 RENOVATION/RECYCLING OF A BUILDING OR SITE
While the planning area is significantly developed, this Plan allows for significant new development potential through the introduction of new uses and increased development intensities and densities. The allowed uses and the increased development potential are catalysts for renovation/remodeling, recycling, and adaptive reuse of vacant or underutilized buildings and parcels. An existing parcel and its buildings can be redesigned and incorporate new structures, thus capitalizing on the additional development potential.

While many underutilized, outdated, or vacant parcels and structures are within the corridor, two key opportunity sites could significantly change the function and character of the area: the former Wonder Bread (at Sunflower Avenue) site and Vons site (at Bonnie Cove Avenue). This Plan encourages the Vons site to be reimagined as a vibrant mixed-use focus for the Commercial Core Node. This site could continue to provide commercial uses along the Arrow Highway and Glendora Avenue frontages and provide residential use deeper on the parcel. This Plan encourages the Wonder Bread site to retain its building footprint and façade while being adaptively reused as a restaurant or other active community building use, as suggested in Exhibit 2.24.

Ordinance No. _____ Page 220 of 296
Exhibit 2.24
Wonder Bread Site, Prototypical Building Recycle

2.7.3 PHASED CONFORMANCE PROGRAM
With the Specific Plan’s adoption, some existing uses and structures may become “nonconforming” meaning that the structure was built or the use was established in conformance with development standards and permit requirements enforced at the time; however, the use or structure no longer complies with new development standards.

Section 21.03.030 of the Glendora Municipal Code allows nonconforming uses and structures to continue with certain limitations. A nonconforming use may not be expanded, intensified, or altered unless the Planning Commission approves a request for a conditional use permit. Improvements to a nonconforming structure must comply with current development standards, unless the Planning Commission approves an exception or an extension of time.

The Amortization Conformance Program (Exhibit 2.25) lists conformance improvements and time benefit associated with each improvement. Applications subject to GMC 21.03.030 shall include conditions of approval requiring improvements in exchange for an extension or continuation of the nonconforming use or structure. Subject to approval by the Planning Commission, a nonconforming use or structure may acquire a time credit pursuant to Exhibit 2.25. Time credits may be combined to achieve a longer conformance time credit. Appropriate conformance improvements and combination are subject to approval by the Planning Commission.

Ordinance No. _____ Page 221 of 296
Ordinance No. _____ Page 222 of 296
SECTION 3. Title 21 (Zoning) of the Glendora Municipal Code (GMC), Appendix B, Design Guidelines, is hereby repealed in its entirety, and replaced with Chapter 21.15.

CHAPTER 21.15 Objective Design Standards

21.15.010 Purpose and Intent

21.15.020 Applicability

21.15.030 Residential - Detached Houses

21.15.040 Residential - Accessory Dwelling Units and Secondary Dwelling Units

21.15.050 Residential - Multiple-family – ten (10) Units or Less

21.15.060 Residential - Multiple-family – eleven (11) Units or More

21.15.070 Mixed Use

21.15.080 Commercial and Industrial

21.15.090 Architectural Styles

21.15.100 Definitions
§21.15.010 Purpose and Intent.

The objective design standards in this Chapter are intended to provide clear, objective criteria for residential, mixed-use, commercial, and industrial developments in the City.

They aim to guide members of the public, building and design professionals, developers, and review authorities in maintaining the unique character of individual neighborhoods and sustaining a high-quality living environment.
§21.15.020 Applicability.

A. The objective design standards set forth in this chapter shall apply to all new construction and substantial renovations, as follows:

1. The construction of a building,

2. The addition or removal of more than ten (10) percent of the floor area of an existing building, or two hundred and fifty (250) square feet to an existing building, whichever is greater.

B. These standards do not apply to the following zones:

1. Rural Hillside Residential (RHR) zone;

2. Glendora Commercial Specific Plan;

3. The Village on the Green Specific Plan;
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4. Diamond Ridge Specific Plan;

5. William Lyon Homes Arboreta Specific Plan;

6. Monrovia Nursery Specific Plan; and

7. Planned development (PD) and Planned redevelopment (PR) zones.

C. These standards supplement the underlying base zone. In case of conflict between these standards and the base zone, the more restrictive standard shall prevail.

D. All new developments covered by this section must conform to one (1) of the architectural styles described in Section 21.15.090. For proposed projects which do not fall into one of the styles listed in Section 21.15.090, the applicant shall provide documentation as part of the Development Plan Review (DPR) process, including the required massing, materials, and color palette, a menu of details and ornamentations associated with said style, and no less than four (4) photographs, renderings, or illustrations of said style. All elements of the proposed architectural style shall meet all Objective Development Standards in the previous chapters, as applicable, but require additional design review.

In addition to the standard DPR findings the following findings must be met when an alternative design is proposed:

1. The design demonstrates high quality, craftsmanship, and use of durable materials, aligning with the intent of applicable design standards and enhancing the area’s visual quality.

2. The style fulfills the overall intent of the design standards, even if it deviates from specific requirements, without undermining broader planning goals.

3. The style enhances the public realm surrounding area by improving the pedestrian experience, activating street edges, and adding visual interest.

A DPR permit is required when an alternative design is proposed in place of one (1) of the architectural styles in Section 21.15.090 and does not fully conform to applicable design standards. In such cases, the alternative design must satisfy both the standard DPR findings, and the additional findings listed above.

E. Except for Accessory Dwelling Units and Junior Accessory Dwelling Units, SB9 secondary units, and accessory structures, all new development applications shall include a project narrative. Applications without this narrative will be considered incomplete. The narrative shall include:

1. Architectural style(s) provided in Section 21.15.090;

2. Description of use;
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3. Site plan description; and

4. Explanation of how the development complies with applicable requirements (e.g., meeting streetscape diversity standards for residential detached houses). §21.15.030 Residential - Detached Houses.

A. Introduction. The following standards apply to new construction or substantial remodels of detached residential houses. Detached houses may have attached accessory dwelling units (ADUs) and secondary SB9 units, for which separate standards apply as described in Section 21.15.040.

B. Architecture.

1. New detached houses shall be designed in accordance with one of the architectural styles defined in 21.15.090 and the standards herein.

2. Alternative architectural styles may be proposed but require additional design review as part of the DPR process as described in Section 21.15.020 and Section

21.02.040.

3. Streetscape Diversity of Developments with Multiple Detached Houses. The following architectural style requirements shall be provided for development with multiple detached houses:
a. Developments with five (5) to ten (10) detached residential units shall incorporate a minimum of two (2) different architectural styles as defined in Section 21.15.090;
b. Developments with more than ten (10) detached residential units shall incorporate a minimum of three (3) different architectural styles as defined in Section 21.15.090;
c. Developments with ten (10) or more detached residential units must vary in architectural roof styles or the number of stories provided when adjacent to each other;
d. Developments with ten (10) or more detached residential units shall include floorplans with flipped elevations on at least twenty-five (25) percent rounded up to the nearest whole number. For example, a ten (10) unit subdivision would have three houses with flipped elevations; e. Developments with more than twenty-five (25) detached residential units that require garages shall provide at least two (2) garage site layout styles Ordinance No. _____ Page 225 of 296
(e.g., front-loaded, side-loaded, rear-loaded) with no more than three (3) identical garage types adjacent to each other; and
f. In developments consisting of multiple small multifamily structures— such as duplexes, triplexes, or fourplexes—the equivalent streetscape diversity standard applicable to the same number of detached singlefamily dwellings shall apply. For example, a development with five (5) duplexes shall be subject to the standard outlined in subsection (a) for five (5) houses.

C. Site Layout and Building Orientation.

1. New detached houses must be oriented toward a public or private street, with the primary entrance facing the street associated with the detached house's address.

For example, if the address is 1111 Maple Street, the front of the house and the primary entrance shall face Maple Street.

2. Project proposals with six (6) or more new detached houses may deviate from this requirement and propose an alternative site layout or building orientation, such as an auto court. Any alternative must demonstrate that the design maintains a clear sense of entry for each unit, promotes neighborhood connectivity, and supports pedestrian-friendly site planning. Approval of such alternatives is Ordinance No. _____ Page 226 of 296
subject to additional design review through the Development Plan Review (DPR) process.

D. Vehicular Parking and Access.

1. Driveways and Paving.
a. Driveways shall lead to a garage, carport, or approved parking space.

Driveways and parking must be constructed with durable concrete, brick, or permeable pavers (no asphalt)
b. Additional driveways for RV parking are prohibited.

E. Pedestrian Circulation and Access.

1. Pedestrian walkways shall connect new detached houses to sidewalks where they exist, building entrances, and vehicle parking.

2. Materials. Walkways shall be constructed from firm, slip-resistant materials such as concrete, permeable paving, or concrete pavers.

F. Open Space and Amenities.

1. Balconies shall meet the following standards:
a. Balconies must be open to the sky or open on three (3) sides; b. Balconies may not project into the public right-of-way or across property lines.

2. Roof decks shall meet the following standards:
a. Roof decks and required railings must comply with height limitations of the zone;
a. Roof decks shall not overhang into the public right-of-way, public sidewalk, or building setbacks; and
b. The lower thirty (30) percent of roof deck railings must be opaque and match the building.

G. Building Design.

1. Garage Frontage (New Construction Only). Garages must be set back at least two (2) feet from the detached residence’s primary façade. Garage doors facing streets must incorporate at least one of the following:

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a. Windows; and/or
b. A decorative garage door matching the dwelling's style.

2. Facade Details.
a. General. Building facades must be articulated with at least four (4) of the following:
i. Contrasting accent colors;
ii. A minimum of two (2) window types or size variations; iii. Window details (moldings, decorative trim, wood frames); iv. Balconies;
v. Porches;
vi. Decorative light fixtures;
vii. Decorative attic/gable vents;
viii. Trellises/arbors;
ix. Rock or brick element that projects from wall plane. b. Street-facing facades shall not exceed twenty-five (25) feet in a continuous plane without at least two (2) of the following:
i. A 3-foot change in the wall plane;
ii. A recessed entry of at least three (3) feet;
iii. 2 materials/colors on the facade; and/or
iv. A stone or brick architectural element (faux chimney, column, archway, etc.) that projects at least one (1) foot from the facade.

3. Roof Treatments. Rooflines longer than forty (40) feet must include at least one of the following
a. A 3-foot change in the roof ridgeline height;
b. Cross-gable or hipped roof lines;
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c. A change in roof form or slope angle; and/or
d. Dormers.

H. Entrances.

1. Primary Entry. The primary entry must feature at least two (2) of the following:
a. Facade projection or recess of at least three (3) feet; b. Projecting element above the entrance with a depth of at least two (2) feet; c. Window(s) in the door;
d. Transom window above the door;
e. Porch or stoop; and/or
f. Contrasting color for entryway.

I. Windows.

1. Second-Story Windows. Second-story windows must be offset by at least one (1) foot from adjacent buildings within twenty (20) feet. If not, the window must be opaque, frosted, or use glass brick.

2. Window Recess and Trim. Windows must be recessed at least three (3) inches or have trim/sills with a depth of one (1) inch and width of three (3) inches.

3. Street-Facing Windows. Windows visible from a street must include at least two (2) of the following treatments:
a. Variation in window types/sizes;
b. Wood (or alternative) frames that can be painted;
c. Decorative moldings/trim;
d. Architectural brackets; and/or
e. Shutters (faux or real) that are proportionally sized to window.

J. Materials and Colors.

1. Durable Materials. All facades must be constructed with durable materials such as stone, brick, siding, finished wood, precast concrete, or factory-finished metal Ordinance No. _____ Page 229 of 296
panels. Use of stuccoed or plastered foam elements shall only be allowed for second floor or above elevation where there is less chance of damage.

2. Colors.
a. Detached houses and their accessory buildings and garages must have one (1) primary color and one (1) accent color, in addition to the roof color.
b. Detached houses and their accessory buildings are limited to a maximum of two (2) primary colors and three (3) accent colors, in addition to roof color.
c. Primary colors are for facades, and accent colors for trim, windows, and doors.

3. Four-Sided Architecture. The same materials and finishes must be uniformly applied on the building exterior elevations to create four-sided architecture.

K. Accessory Structures. New accessory structures over one hundred and twenty (120) square feet, such as detached garages, guest houses, pool houses, and patios, must match the primary dwelling in architecture, roof type, material, and color.

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§21.15.040 Residential - Accessory Dwelling Units and Secondary Dwelling Units.

A. Introduction. The following standards apply to new construction or substantial remodels of accessory dwelling units (ADUs) and secondary dwelling units (SB 9).

B. Site Layout and Building Orientation.

1. ADUs and secondary units must have a separate entrance from the primary dwelling.

C. Vehicular Parking and Access.

1. Vehicular Parking and access standards are the same as provided for in Section

21.15.030.

D. Pedestrian Circulation and Access.

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1. Pedestrian walkways must connect ADUs and secondary units to public sidewalks where they exist, building entrances, and vehicle parking. A driveway may count as part of the walkway to an ADU and/or secondary unit.

2. Parking and driveway standards align with those for residential houses.

E. Open Space and Amenities.

1. Balcony and deck standards associated with an ADU or secondary unit are the same as provided in Section 21.15.030 – (Residential - Detached Houses), with the exception that they are limited to a maximum area of 400 square feet.

F. Building Design.

1. Design Compatibility
a. Attached Units. ADUs and secondary units attached to the primary residential unit shall match the architectural design of the primary dwelling.
b. Detached Units. Detached ADUs and secondary units shall comply with one (1) of the following:
i. Match the architectural design of the primary residential dwelling;
ii. Utilize a city-approved predesigned unit; or
iii. Conform to one of the architectural styles defined in Section

21.15.090 and comply with the additional design standards outlined in Subsections B through E of this Section.

G. Additional Design Standards (Non-Matching Units)

1. Facade Articulation. Building facades must incorporate at least two (2) of the following:
a. Contrasting accent colors;
b. A minimum of two (2) window types or size variations; c. Window details (moldings, decorative trim, wood frames); d. Balconies/porches;
e. Decorative light fixtures;
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f. Decorative attic/gable vents; and/or
g. Trellises/arbors.

2. Primary unit entry. The primary entry must feature at least one of the following:
a. Facade projection or recess of at least three (3) feet; b. Projecting element above the entrance of at least two (2) feet; c. Window(s) in the door;
d. Transom window above the door;
e. Porch or stoop; and/or
f. Contrasting color for entryway.

3. Exterior Staircases.
a. Exterior stairways to second-floor DUs or secondary units must be located at the side or rear of the primary dwelling unit.
b. External staircases must be outside of the building setbacks.

4. Windows.
a. Second-Story Windows. Second-story windows must be offset by at least one (1) foot from adjacent buildings within twenty (20) feet. If not, the window must be opaque, frosted, or use glass brick.
b. Window Recess and Trim. Windows must be recessed at least three (3) inches or have trim/sills with a minimum depth of one (1) inch deep and four (4) inches wide.

5. Materials. All facades must be constructed with durable materials such as stone, brick, siding, finished wood, precast concrete, or factory-finished metal panels.

6. Colors.
a. ADUs and secondary units must have one (1) primary color and one (1) accent color, in addition to the roof color.

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b. ADUs and secondary units are limited to a maximum of two (2) primary colors and three (3) accent colors, in addition to roof color. c. Primary colors are for facades, and accent colors for trim, windows, and doors.

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§21.15.050 Residential - Multifamily – ten (10) Units or Less A. Introduction. This section applies to new multifamily projects with ten (10) units or less.

B. Architecture.

1. New multifamily projects ten (10) units and or less shall be designed in accordance with one of the architectural styles defined in 21.15.090 and the standards herein.

C. Site Layout and Building Orientation.

1. Building Orientation. Primary ground-floor or individual unit entries shall face the primary street, courtyard, walkway, or private drive.

2. Unit Entries. Buildings on streets with a right-of-way 84 feet wide or greater and where individual dwelling unit entries are oriented towards the primary street, shall meet at least one (1) of the following:
a. Setback: twenty-five (25) foot arterial street setback with landscaping; b. Courtyard: Minimum fifty (50) square feet, ten (10) feet in each direction, between unit entries and sidewalk; and/or
c. Grade Separation: Minimum two (2) foot elevation from existing grade (excluding ADA units).

3. Adjacency. Buildings within twenty (20) feet of adjacent neighboring residential structures that include second story windows must deflect direct line-of-sight into neighboring units, patios, or backyards. This can be achieved with:
a. Clerestory windows, glass block, or opaque glass; and/or b. Screening landscaping within rear or side setbacks.

D. Vehicular Parking and Access.

1. Driveways and Paving.
a. Driveways and parking spaces must be constructed with a durable, allweather material such as asphalt, concrete, brick, and/or permeable pavers; and
b. Vehicles parking must in be in approved spaces.

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2. Alley Access. Detached garages, carports, and parking spaces with alley access shall meet the following requirements:
a. Garages and carports shall have a minimum four (4) foot setback from the alley property line;
b. An unobstructed twenty-five (25) foot backup distance from the parking garage, carport or parking space to the opposite site of an alley or structure; and
c. Garage doors shall not cross property lines when opening/closing.

3. Auto Courts. Auto Courts provide vehicular access to multiple residential units via a common driveway fronted with garages. Auto courts shall meet the following standards:
a. Auto courts shall not exceed one hundred and fifty (150) feet in length. b. Auto courts shall have no through street access.
c. Primary pedestrian entrances are not permitted on auto courts.

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E. Pedestrian Circulation and Access.

1. Pedestrian walkways shall connect residential units to essential areas such as parking, amenities, mailboxes, and waste/recycling enclosures, as well as public sidewalks, building entrances, and vehicle parking areas, including auto courts.

2. Width. Walkways shall be a minimum of four (4) feet wide with no obstructions.

3. Materials. Walkways shall be constructed from firm, slip-resistant materials like concrete, permeable paving, or concrete pavers.

4. Setback. Walkways shall be setback a minimum of three (3) feet from building facades, with landscaping.

5. Where pedestrian and vehicle paths intersect (crosswalks), enhanced paving treatments shall be used with a 6-foot minimum width for crossings. Additional paint or striping may be required for compliance with the California Building Code (per Chapter 19.02).

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F. Open Space and Amenities. Each multiple-family development shall provide a minimum of 400 square feet of usable open space per residential unit. The usable open space may be comprised of common open space shared by more than one residential unit or private open space for the exclusive use of the residents of one unit. Parking facilities, driveways, service areas, required setback areas abutting a street and portions of balconies or roof decks, which extend into required setback areas, shall not count toward open space.

1. Common Open Space. If provided, common open space shall have a minimum area of 225 square feet and no dimension less than 15 feet. a. At least seventy-five (75) percent of common space must be open to the sky.
b. At least twenty-five (25) percent of common space at ground level must be planted.
c. Up to fifty (50) percent of common open space may be paved with permeable or standard concrete.

2. Private Open Space. Private open spaces may include, but are not limited to, balconies, terraces, roof decks, patios, porches, and stoops, and may overlook the street, side yards and internal courtyards, and meet the following standards:
a. Ground-Level: Private open space located at the ground level, such as a patio or porch, shall have a minimum area of one hundred (100) feet square feet and no dimension less than ten (10) feet. Private open space located at the ground level adjacent to a street shall be screened to a minimum height of five (5) feet.
b. Balconies/Roof Decks: Open space provided on a balcony or roof deck shall have a minimum area of sixty (60) square feet and no dimension less than six feet
c. Screening: Must be contiguous to the unit and screened to three (3) feet with walls, fences, and/or landscaping.
d. Location. All private open space shall be outdoors.

2. Balconies.
a. Balconies must be recessed one (1) foot into the facade.

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b. Balconies may project up to ten (10) feet from the façade. c. Balconies may not project into the public right-of-way or across property lines.
d. Balconies within ten (10) feet of the property line shall be screened with an opaque material of at least forty-two (42) inches high.

3. Roof Decks.
a. All roof decks and related railing shall be within the height limitations of the zone.
b. No roof decks shall overhang into the public right-of-way, public sidewalk, or building setbacks.
c. The lower thirty (30) percent of roof deck railings must be opaque and match the building.

G. Building Design.

1. Wall Plane Variation. For every thirty (30) feet of street-facing facade, at least thirty (30) percent of the facade length must be varied by a minimum depth of three (3) feet from the primary facade plane. This modulation can be either recessed or projected and may consist of one continuous section or multiple sections.

2. Horizontal Plane Variation. Walls visible from a public right-of-way must not present a continuous horizontal plane longer than thirty (30) feet without incorporating at least one (1) of the following features for each thirty (30) feet:
a. Windows;
b. Overhangs;
c. Cornices;
d. Canopies;
e. Columns;
f. Trellises; and/or
g. Clearly defined projecting or recessed architectural elements.

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3. Vertical Plane Variation. Each street-facing facade for buildings two (2) stories or greater shall achieve vertical variation through at least two (2) of the following:
a. Changes in materials, textures, or colors;
b. Variations in doors/windows; and/or
c. Horizontal projections or recesses at transitions.

4. Roof Line Variation. Roof lines must not extend horizontally more than thirty (30) feet in length without incorporating at least one prominent change as follows:
a. Variation in roof form (e.g., hipped, gable, shed, flat, or mansard); b. Variation in architectural elements (e.g., parapets, varying cornices, chimneys, or reveals);
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c. Use of dormers, cross-gable and/or hipped roof lines; and/or d. Variation in roof height of at least three (3) feet for every thirty (30) feet in length.

5. Flat Roofs and Parapets. Parapets are required around the perimeter of a flat roof.
a. Parapets may vary in height to provide for visual variation in roof height, as discussed in 21.15.050.G.4.d.
b. Parapets shall be of sufficient height to screen rooftop equipment from ground-level view.
c. Rooftop equipment must be located at least five (5) feet away from any roof edge or parapet facing a public right-of-way.
d. The interior side of parapet walls must not be visible from a common recreational space or public right-of-way.
e. Parapets shall be capped with continuous banding, projecting cornices, or similar edge treatments.

H. Entrances.

1. Primary Entries. Primary dwelling unit entries shall incorporate at least two (2) of the following architectural treatments:
a. Facade projection or recess with a minimum depth of three (3) feet; b. Projecting element above the entrance with a minimum depth of two (2) feet;
c. Window(s) in the door;
d. Transom window above the door; and/or
e. Porch or stoop.

I. Windows.

1. Adjacency. All second story windows shall be offset at least one (1) foot from any windows in adjacent buildings within twenty (20) linear feet to deflect direct lineof-sight.

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2. Recess. All windows shall either be recessed at least three (3) inches from the plane of the surrounding exterior wall or shall have a trim or windowsill at least one (1) inch in depth.

3. Trim. When trim is used, it shall be a minimum dimension of one (1) inch deep by four (4) inches in width.

4. All windows facing a public street shall feature at least two (2) of the following treatments consistent with the architectural style:
a. Variation in window types and/or sizes;
b. Moldings;
c. Wood or alternative frames that can be painted;
d. Decorative trim;
e. Architectural brackets; and/or
f. Proportional shutters (faux or real).

J. Materials and Colors.

1. Durable Materials. All facades must be constructed with durable materials such as stone, brick, siding, finished wood, precast concrete, or factory-finished metal panels. Use of stuccoed or plastered foam elements shall only be allowed for second floor building elevations where the chance of damage is less likely.

2. Colors.
a. Multifamily structures must have at least one (1) primary color and (1) one accent color, in addition to the roof color.
b. Multifamily structures are limited to a maximum of three (3) primary colors and four (4) accent colors, in addition to roof color. c. Primary colors are for facades, and accent colors for trim, architectural elements, windows, and doors.

3. Four-Sided Architecture. The same materials and finishes must be uniformly applied on the building exterior elevations to create four-sided architecture.

H. Accessory Structures. Accessory structures over one hundred and twenty (20) square feet must utilize the materials and/or colors of the main building(s).

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§21.15.060 Residential - Multiple-family – eleven (11) Units or More.

A. Introduction. These standards apply to new multifamily projects with eleven (11) or more units.

B. Architecture.

1. Multifamily projects eleven (11) units or more shall be designed in accordance with one of the architectural styles defined in Section 21.15.100.

2. Multifamily developments one (1) acre or smaller shall provide a consistent architectural style and color scheme, except where the intent is to differentiate between distinct architectural forms.

C. Site Layout and Building Orientation.

1. Building Orientation. All buildings adjacent to a public street shall maintain a continuous street wall, formed by the edge of the building, for a minimum of fifty (50) percent of the lot/parcel frontage adjacent to the street.

2. Unit Entries. Primary ground-floor or unit entries must face the primary street, courtyard, or walkway unless the street has a right-of-way of 84 feet or greater or unit entrances are accessed via an internal hallway, corridor or lobby with a Ordinance No. _____ Page 243 of 296
primary building entrance, which shall face the main street. Corner entries are acceptable.

3. Transitional Massing to Detached Residential. Buildings located within fifty (50) feet of single-family or hillside residential zones must comply with the following:
a. Required setbacks abutting a street do not count toward any required common open space or amenities.
b. Within fifty (50) feet of adjacent low-rise residential areas, new multifamily or mixed-use developments shall not exceed a height of 35 feet.
c. Windows must be offset by at least one (1) foot from any windows in adjacent low-rise residential buildings within twenty (20) linear feet to prevent direct line-of-sight.
d. Balconies and decks may not extend into setbacks abutting low-rise residential neighborhoods.

D. Vehicular Parking and Access.

1. General.
a. One vehicular access point is allowed per two-hundred (200) feet of street frontage. Additional access points required by the Los Angeles County Fire Department shall be permitted.
b. Driveways and parking spaces must be constructed with asphalt, durable concrete, brick, or permeable pavers.
c. Parking must be in approved spaces.
d. One (1) designated loading zone, not less than twelve (12) feet in width and twenty (20) feet in length shall be provided for moving vans/trucks and delivery vehicles.

2. Auto Courts. Auto Courts provide vehicular access to multiple residential units via a common driveway fronted with garages.
a. Front doors to residential units are not permitted on auto courts. b. Auto courts shall not exceed one hundred and fifty (50) feet in length. c. Auto courts shall not serve more than ten (10) individual residential units.

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d. Auto courts shall have no through street access.
e. Auto courts shall have a minimum unobstructed distance or width of twenty-five (25) feet for vehicle backout from garages.

4. Street Standards.
a. Private streets are internal roadways designed with a pedestrian-friendly focus, featuring sidewalks, streetlights, street trees, and curbs to enhance both walkability and aesthetic appeal.
b. Private streets must include a sidewalk on at least one side, with a minimum width of four (4) feet. The sidewalk must be equipped with pedestrian-scale streetlights, street trees, and curbs. Parallel parking is permitted along the private streets.

E. Pedestrian Circulation and Access.

1. General. Pedestrian walkways shall connect residential units to essential areas such as parking, amenities, mailboxes, and waste/recycling enclosures, as well as public sidewalks, building entrances, and vehicle parking areas, including auto courts.

2. Width. Walkways shall be a minimum of four (4) feet wide with no obstructions.

3. Materials. Walkways shall be constructed from firm, slip-resistant materials like concrete, permeable paving, or concrete pavers. The use of asphalt pedestrian walkways is prohibited.

4. Setback. Walkways shall be set back a minimum of five (5) feet from building facades, with landscaping.

5. Intersection. Where pedestrian and vehicle paths intersect (crosswalks), enhanced paving treatments shall be used with a 6-foot minimum width for crossings. Additional paint or striping may be required for Building Code compliance.

F. Open Space and Amenities. Each multiple-family development shall provide a minimum of four hundred square (400) feet of usable open space per residential unit. The usable open space may be comprised of common open space shared by more than one (1) residential unit or private open space for the exclusive use of the residents of one (1) unit. Parking facilities, driveways, service areas, required setback areas abutting a street and portions of balconies or roof decks, which extend into required setback areas, shall not count toward open space.

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1. Common Open Space. If provided, common open space shall have a minimum area of 225 square feet and no dimension less than 15 feet. a. At least seven-five (75) percent of common space must be open to the sky. b. At least twenty-five (25) percent of common space at ground level must be planted.
c. Up to fifty (50) percent of common open space may be paved with permeable or standard concrete.

4. Common Amenities. Common amenities shared by individual units on the same lot or within the same development shall be provided at the following ratios:
a. 11-25 units: one (1) major amenity or two (2) minor amenities. b. 26-50 units: two (2) major or one (1) major plus two (2) minor amenities. c. 51-100 units: three (3) major or one (1) major plus four (4) minor amenities.
d. 101 or more units: four (4) major or two (2) major plus four (4) minor amenities.

5. Major Amenities. The following major amenities satisfy the common open space requirements. Repeating the same amenity twice will not satisfy the requirement:
a. Park with a minimum area of one-thousand five hundred (1500) square feet, plus an additional twenty-five (25) square feet for each dwelling unit.

A minimum of fifty (50) percent of the area shall be landscaped. b. Covered shade structure with tables and chairs and a minimum area of six hundred and twenty-five (625) square feet.
c. Clubhouse with a minimum area of seven hundred and fifty (750) square feet, plus an additional five (5) square feet for every dwelling unit over 100.
d. Gymnasium with a minimum area of seven hundred and fifty (750) square feet, plus an additional five (5) square feet for every dwelling unit over 100.
e. Tennis, pickleball, basketball (half court and/or full court), volleyball courts, or other recreational courts.

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f. Rooftop terrace with a minimum area of seven hundred and fifty (750) square feet, plus an additional five (5) square feet for every dwelling unit over 200.
g. Swimming pool with a minimum area of six hundred (600) square feet, and minimum dimensions of twenty (20) feet by thirty (30) feet, plus an additional two (2) square feet for every dwelling unit over 100. h. Other recreational amenities deemed adequate by the Director.

6. Minor Amenities. The following listed minor amenities satisfy the common open space requirements. Repeating the same amenity twice will not satisfy the requirement; however, additional amenities are encouraged:
a. Barbeque area with a minimum of two (2) grills and eight (8) seats. b. Dog park with a minimum dimension of 625 square feet. c. Children’s play area with a minimum area of 625 square feet with a minimum dimension of no less than twenty (20) feet in each direction.

Children’s play areas shall be protected from any adjacent streets or parking lots with a fence or other barrier at least four (4) feet in height. d. Community garden with a minimum of ten (10) 4-foot by 4-foot plots or an equal surface area.
e. Courtyard with a minimum area of six hundred twenty-five (625) square feet.
f. Community room/lobby with a minimum area of five hundred (500) square feet.
g. Trail on private property with a minimum of four (4) outdoor workout stations.
h. Other recreational amenities deemed adequate by the Director.

2. Private Open Space. Private open spaces may include, but are not limited to, balconies, terraces, roof decks, patios, porches, and stoops, and may overlook the street, side yards and internal courtyards, and meet the following standards:

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a. Ground-Level: Private open space located at the ground level, such as a patio or porch, shall have a minimum area of one hundred (100) feet square feet and no dimension less than ten (10) feet. Private open space located at the ground level adjacent to a street shall be screened to a minimum height of five (5) feet.
b. Balconies/Roof Decks: Open space provided on a balcony or roof deck shall have a minimum area of sixty square feet and no dimension less than six feet.
c. Screening: Must be contiguous to the unit and screened to three (3) feet with walls, fences, and/or landscaping.
d. Location. All private open space shall be outdoors.

7. Balconies.

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a. Balconies must be recessed one (1) foot into the facade. b. Balconies may project up to ten (10) feet from the façade. c. Balconies may not project into the public right-of-way or across property lines.
d. Balconies within ten (10) feet of the property line shall be screened with an opaque material of at least forty-two (42) inches high.

8. Roof Decks.
a. All roof decks and related railing shall be within the height limitations of the zone.
b. No roof decks shall overhang into the public right-of-way, public sidewalk, or building setbacks.
d. The lower thirty (30) percent of roof deck railings must be opaque and match the building.

G. Building Design.

1. Wall Plane Variation.
a. For every fifty (50) feet of street-facing facade, at least thirty (30) percent of the facade length must be varied by a minimum depth of three (3) feet from the primary facade plane. This modulation can be either recessed or projected and may consist of one continuous section or multiple sections. b. Major Variation. For every one hundred (100) feet of street-facing facade, in addition to the minor variation, a building separation must be provided.

This separation must be at least five (5) feet deep, twenty (20) feet wide, and extend from grade to the highest story.

2. Horizontal Plane Variation. Walls visible from a public right-of-way must not present a continuous horizontal plane longer than thirty (30) feet without incorporating at least one (1) of the following features for each thirty (30) feet:
a. Windows;
b. Overhangs;
c. Cornices;
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d. Canopies;
e. Columns;
f. Trellises; and/or
g. Clearly defined projecting or recessed architectural elements.

3. Vertical Plane Variation. Each street-facing facade for buildings two (2) stories or greater shall achieve vertical variation through at least two (2) of the following:
d. Changes in materials, textures, or colors;
e. Variations in doors/windows; and/or
f. Horizontal projections or recesses at transitions.

4. Roof Line Variation. Roof lines must not extend horizontally more than thirty (30) feet in length without incorporating at least one prominent change as follows:
a. Variation in roof form (e.g., hipped, gable, shed, flat, or mansard); b. Variation in architectural elements (e.g., parapets, varying cornices, chimneys, or reveals);
c. Use of dormers, cross-gable and/or hipped roof lines; and/or d. Variation in roof height of at least three (3) feet for every thirty (30) feet in length.

5. Flat Roofs and Parapets. Parapets are required around the perimeter of a flat roof.
a. Parapets may vary in height to provide for visual variation in roof height, as set forth in 21.15.060.G.4.d.
b. Parapets shall be of sufficient height to screen rooftop equipment from ground-level view.
c. Rooftop equipment must be located at least five (5) feet away from any roof edge or parapet facing a public right-of-way.
d. The interior side of parapet walls must not be visible from a common recreational space or public right-of-way.

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e. Parapets shall be capped with continuous banding, projecting cornices, or similar edge treatments.

6. Corner Elements. Buildings on corner lots at the intersection with at least one (1) street with a right-of-way of 84 feet or more, must incorporate at least two (2) of the following corner features on or along both facades:
a. A distinct material application, color, or fenestration pattern for windows and doors, different from the rest of the facade, located within thirty (30) feet of the building corner;
b. A height variation of at least five (5) feet (either taller or shorter) compared to the height of the adjacent facade, located within forty (40) feet of the building corner;
c. A corner feature recessed or projected by at least five (5) feet from the primary facade, extending from grade to building height; d. A corner feature with diagonal or curved walls;
e. A ground-floor commercial entrance or a primary building entrance located within twenty-five (25) feet of the building corner; and/or f. Corner plazas or gathering areas with distinct paving or landscaping.

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H. Dwelling Unit Entries. If individual dwelling unit entries face a street with a right-ofway of 84 feet or more, the entries must meet at least two (2) of the following:

1. Setback. A twenty-five (25) foot arterial street setback with landscaping; Ordinance No. _____ Page 252 of 296

2. Courtyard. A minimum six hundred and twenty-five (625) square feet of space between unit entries and the sidewalk with a minimum dimension not less than fifteen (15) feet;

3. Grade Separation. A two (2) foot elevation difference between the finished floor and grade;

4. Entry Patio/Stoop. An entry patio or stoop with opaque enclosure walls or railings;

5. Pedestrian Articulation. A recess or projection with a minimum depth of five (5) feet; and/or

6. Ground Floor Activation. Features such as a leasing office, common space, or gym/recreation room.

I. Windows.

1. Windows. Windows must comply with the following standards:
a. All windows must be recessed at least two (2) inches from the surrounding exterior wall or have a trim or windowsill that is at least one (1) inch deep and four (4) inches wide.
b. Windows facing a public street must feature at least two (2) of the following treatments, consistent with the architectural style:
i. Variation in window types and/or sizes;
ii. Moldings;
iii. Wood (or alternative frames) or durable materials that mimic wood (e.g., composite) and that can be painted.
iv. Decorative trim;
v. Architectural brackets; and/or
vi. Shutters (real or faux) that are proportionally sized to window.

2. Adjacency. Buildings within twenty (20) feet of an adjacent building, either within or outside the project, must orient windows or similar openings to deflect direct line-of-sight into adjacent units. This can be achieved through:
a. Offsetting windows by at least one (1) foot from adjacent windows within twenty (20) feet;
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b. Using clerestory windows, glass block, or opaque glass; and/or c. Installing landscape screening in the rear or side setback areas.

J. Materials and Colors.

1. Durable Materials. All facades must be constructed with durable materials such as stone, brick, siding, finished wood, precast concrete, or factory-finished metal panels. Use of stuccoed or plastered foam elements shall only be allowed for second floor building elevations where the chance of damage is less likely.

2. Expansion Joints. On stucco facades, expansion joints must align with at least one of the following to reinforce the grid pattern created by window openings:
a. Window and/or door jambs, sills, and/or headers.
b. The centerlines of windows and/or doors.
c. Wall breaks, such as recesses or soffits created by balcony openings.

3. Colors.
a. Multifamily structures must have at least one (1) primary color and one (1) accent color, in addition to the roof color.
b. Multifamily structures are limited to a maximum of three (3) primary colors and four (4) accent colors, in addition to roof color. c. Primary colors are for facades, and accent colors for trim, architectural elements, windows, and doors.

4. Four-Sided Architecture. The same materials and finishes must be uniformly applied on the building exterior elevations to create four-sided architecture.

5. Large Sites. Multifamily developments greater than one (1) acre and consisting of three (3) or more habitable structures shall provide a minimum of two (2) distinct color schemes and material variations. A single color scheme and material variation shall be dedicated to no less than thirty (30) percent of all habitable buildings.

K. Accessory Structures. Accessory structures over one hundred and twenty (120) square feet must utilize the materials and/or colors of the main building(s).

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§21.15.070 Commercial and Industrial.

A. Introduction. The standards below apply to all commercial and industrial projects.

B. Architectural Style and Color.

1. All commercial developments and industrial projects shall be designed in accordance with at least one of the architectural styles defined in Section

21.15.090.

2. Commercial developments greater than five (5) acres shall provide a minimum of two (2) architectural styles defined in Section 21.15.090 and two (2) distinct color schemes defined in Section 21.15.070.H.

C. Site Layout and Building Orientation.

1. Buildings adjacent to a public street with less than an 84 foot wide right-of-way wide shall maintain a continuous “street wall,” formed by the edge of the building, for a minimum of sixty (60) percent of the lot/parcel frontage adjacent to the street.

2. Buildings within the T-5 Village Core zone district shall maintain a continuous street wall, formed by the edge of the building, for a minimum of seventy-five (75) percent of the lot/parcel frontage adjacent to the street.

3. Anchor buildings in a commercial development shall be oriented so that the primary entrance faces the main street providing access. When two (2) or more streets provide access, the primary entrance orientation shall be the street from which the address is derived.

D. Pedestrian Circulation and Access.

1. Pedestrian Connection.
a. Pedestrian walkways shall be provided and interconnected within the site. b. Pedestrian walkways shall connect public sidewalks with building entrances, vehicle parking areas, and public sidewalks along each street.

2. Width. Walkways shall be a minimum of five (5) feet wide with no obstructions.

3. Materials. Walkways shall be constructed from firm, slip-resistant materials like concrete, permeable paving, or concrete pavers. The use of asphalt pedestrian walkways is prohibited.

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4. Intersections. Where pedestrian and vehicle paths intersect (crosswalks), enhanced paving treatments shall be used with a 6-foot minimum width for crossings. Additional paint or striping may be required for compliance with the California Building Code.

E. Building Design.

1. Horizontal Plane Variation. right-of-way must not present a continuous horizontal plane longer than thirty (30) feet without incorporating at least one (1) of the following features:
a. Windows;
b. Overhangs;
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c. Cornices;
d. Canopies;
e. Columns;
f. Trellises; and/or
g. Clearly defined projecting or recessed architectural elements.

2. Vertical Plane Variation. Each street-facing facade for buildings two (2) stories or greater shall achieve vertical variation through at least two (2) of the following:
a. Changes in materials, textures, or colors;
b. Variations in doors/windows; and/or
c. Horizontal projections or recesses at transitions.

3. Roof Line Variation. Roof lines must not extend horizontally more than sixty (60) feet in length without incorporating at least one prominent change as follows:
a. Variation in roof form (e.g., hipped, gable, shed, flat, or mansard); b. Variation in architectural elements (e.g., parapets, varying cornices, chimneys, or reveals);
c. Use of dormers, cross-gable and/or hipped roof lines; and/or d. Variation in roof height of at least three (3) feet for every sixty (60) feet in length.

4. Flat Roofs and Parapets. Parapets are required around the perimeter of a flat roof.
a. Parapets may vary in height to provide for visual variation in roof height. b. Parapets shall be of sufficient height to screen rooftop equipment from ground-level view.
c. Rooftop equipment must be located at least five (5) feet away from any roof edge or parapet facing a public right-of-way.
d. The interior side of parapet walls must not be visible from a common recreational space or public right-of-way.

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e. Parapets shall be capped with continuous banding, projecting cornices, or similar edge treatments.

5. Corner Elements. Buildings on corner lots at the intersection with at least one (1) street with a right-of-way of 84 feet or more, must incorporate at least two (2) of the following corner features on or along both facades:
a. A distinct material application, color, or fenestration pattern for windows and doors, different from the rest of the facade, located within thirty (30) feet of the building corner;
b. A height variation of at least five (5) feet (either taller or shorter) compared to the height of the adjacent facade, located within forty (40) feet of the building corner;
c. A corner feature recessed or projected by at least five (5) feet from the primary facade, extending from grade to building height; d. A corner feature with diagonal or curved walls;
e. A ground-floor commercial entrance or a primary building entrance located within twenty-five (25) feet of the building corner; and/or f. Corner plazas or gathering areas with distinct paving or landscaping.

F. Entrances.

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1. Commercial and industrial building entrances shall be designed to promote pedestrian activity and include features such as glazing, awnings, recesses, and other elements that enhance pedestrian engagement.

2. Primary pedestrian entrances to commercial and industrial building groundfloor entrances shall meet at least one (1) of the following standards:
a. The entrance shall be recessed in the facade plan at least three (3) feet in depth; or
b. The entrance shall be covered by an awning or other architectural element projecting from the facade a minimum of three (3) feet.

3. Ground floor commercial uses in all zones (except the Commercial Manufacturing (CM) zone) shall face a public street, and incorporate windows, doors, or openings for at least fifty (50) percent of the street-facing facade that is between two (2) and ten (10) feet above the level of the sidewalk. Use of mirrored or reflective glass is prohibited.

4. Ground floor commercial uses fronting Glendora Avenue between Bennet Avenue and Ada Avenue shall meet the following standards:
a. At least fifty (50) percent of the street-facing façade shall be located within two (2) feet of the property line.

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b. At least sixty (60) percent of the street-facing facade located between three (3) and seven (7) feet above the elevation of the sidewalk shall be transparent windows and/or doors. Use of mirrored or reflective glass is prohibited.
c. Street-facing facades shall include at least two (2) of the following architectural features:
i. Awning, canopy, or marquee above an entry no higher than 12 feet above finished grade; or
ii. Molding; or
iii. Columns; or
iv. Cornices; or
v. Transom windows; or
vi. Ornamental light fixtures
G. Windows.

1. Design. All windows must be recessed at least two (2) inches from the surrounding exterior wall or have a trim or windowsill that is at least one (1) inch deep and four (4) inches wide.

2. Materials. Windows facing a public street must feature at least two (2) of the following treatments, consistent with the architectural style:
a. Variation in window types and/or sizes;
b. Molding;
c. Wood or alternative frames or durable materials that mimic wood (e.g., composite) that can be painted;
d. Decorative trim;
e. Architectural bracket; and/or
f. Proportional shutters (real or faux).

H. Materials and Colors.

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1. Durable Materials. All facades must be constructed with durable materials such as stone, brick, siding, finished wood, precast concrete, or factory-finished metal panels. Use of stuccoed or plastered foam elements shall only be allowed for second floor building elevations where the chance of damage is less likely.

2. Expansion Joints. On stucco facades, expansion joints must align with at least one of the following to reinforce the grid pattern created by window openings:
a. Window and/or door jambs, sills, and/or headers.
b. The centerlines of windows and/or doors.
c. Wall breaks, such as recesses or soffits created by balcony openings.

3. Colors.
a. Commercial structures must have at least one primary color and one accent color, in addition to the roof color.
b. Commercial structures are limited to a maximum of three (3) primary colors and four (4) accent colors, in addition to roof color. c. Primary colors are for facades, and accent colors for trim, architectural elements, windows, and doors.

4. Four-Sided Architecture. The same materials and finishes must be uniformly applied on the building exterior elevations to create four-sided architecture.

5. Large Sites. Commercial developments consisting of three (3) or more structures shall provide a minimum of two (2) distinct color schemes and material variations. A single color scheme and material variation shall be dedicated to no less than thirty (30) percent of all habitable buildings.

I. Accessory Structures. Accessory structures over one hundred and twenty (20) square feet must utilize the materials and/or colors of the main building(s).

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§21.15.080 Mixed Use.

A. Introduction. The following design standards apply to mixed-use projects. Detailed design standards for stand-alone residential uses are provided in Section 21.15.50 and Section 21.15.060 and for stand-alone commercial and industrial uses are provided in Section 21.15.080:

B. Architecture.

1. Mixed-use projects of eleven (11) residential units or more shall be designed in accordance with one of the architectural styles defined in Section 21.15.090.

2. Mixed-use developments one acre or smaller shall provide a consistent architectural style and color scheme, except where the intent is to differentiate between the residential and commercial uses of the structure(s).

3. Mixed-use developments five acres or larger shall provide a minimum of two (2) architectural styles and three (3) distinct color schemes. A single color scheme shall be dedicated to no less than thirty (30) percent of all habitable buildings.

C. Site Planning – Horizontal Mixed Use.

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1. Street Wall.
a. All buildings adjacent to a public right-of-way of 84 feet or less shall maintain a continuous “street wall,” formed by the edge of the building, for a minimum of sixty (60) percent of the lot/parcel frontage adjacent to the street. The remaining forty (40) percent may be devoted to parking, landscaping, and driveways, except for environmental considerations. b. Buildings adjacent to a public street shall face public streets and engage the sidewalk to create an active and enjoyable pedestrian environment.

2. Vehicle Circulation, Access and Parking.
a. Separate site access and parking facilities shall be provided for residential uses and commercial uses.

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b. Site access and internal circulation shall promote safety, efficiency and convenience. Vehicular traffic shall be adequately separated from pedestrian circulation. Vehicular entrances shall be clearly identified and easily accessible to minimize pedestrian/vehicle conflict. c. For properties containing more than one hundred one hundred and fifty (150) feet of street frontage, landscaped islands shall be incorporated into the driveway entry. area to separate driveway lanes for ingress and egress. d. Adequate areas for maneuvering, stacking, and emergency vehicle access shall be provided.
e. Project entries and driveway areas shall contain design features, including landscaping and textured paving, to break up the expanse of paving in a project.
f. Screen surface parking from ground-floor residential uses with walls and/or landscaping to reduce the visual impact of large parking areas.

3. Pedestrian Circulation and Walkways.
a. Mixed-use developments shall be oriented and designed to enhance pedestrian movement within the development and to adjacent uses. b. Pedestrian connections shall be provided to link dwelling units with commercial uses in the mixed-use development, as well as with common open space, plazas and courtyards, and public sidewalks. c. Pedestrian connections shall include design cues to help demarcate the transition between public and private spaces. Design cues may include a change in colors, materials, landscaping, or the dimensions of the walkway.
d. Pedestrian Walkways. Pedestrian walkways shall be designed as follows:
i. Residential pathways shall be a minimum of four (4) feet wide with no obstructions.
ii. Walkways shall be constructed from firm, slip-resistant materials like concrete, permeable paving, or concrete pavers.
iii. Walkways shall be setback a minimum of three (3) feet from building facades, with landscaping.

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iv. Pedestrian circulation shall be separated from vehicular traffic.

Pedestrian entrances and walkways shall be clearly identified and easily accessible to minimize pedestrian/vehicle conflict. v. Where pedestrian and vehicle paths intersect (crosswalks), enhanced paving treatments shall be used with a 6-foot minimum width for crossings. Additional paint or striping may be required for Building Code compliance.

D. Building Design – Vertical Mixed Use.

1. Commercial and Residential Interface.
a. The windows, doors, and other access points of commercial uses shall be oriented so as not to have a direct line-of-sight into residential uses.

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b. Design and locate service entries, loading areas, and trash areas associated with commercial uses so they minimize conflicts with residential uses located on site.
c. Maximize opportunities for shared parking between residential and commercial uses that have parking demand at different times of day, to reduce the overall parcel footprint devoted to parking.

2. Wall Plane Variation.
a. Minor Modulation. For every fifty (50) feet of street-facing facade, a minimum modulation of thirty (30) percent of the facade length that is a minimum of three (3) feet in depth from the primary facade plane shall be provided. Facade area used to meet this standard may be recessed behind, or project out from, the primary facade plane and may be in one continuous section or a combination of sections across the facade. b. Major Modulation. For every one hundred (100) feet of street-facing facade, a minimum of one building separation shall be provided. The separation shall be at least six (6) feet in depth and twenty (20) feet in width and extend from grade to highest story.

3. Horizontal Plane Variation. Walls visible from a public right-of-way must not present a continuous horizontal plane longer than thirty (30) feet without incorporating at least one (1) of the following features:
a. Windows;
b. Overhangs;
c. Cornices;
d. Canopies;
e. Columns;
f. Trellises; and/or
g. Clearly defined projecting or recessed architectural elements.

4. Vertical Plane Variation. Each street-facing facade for buildings two (2) stories or greater shall achieve vertical variation through at least two (2) of the following:
a. Changes in materials, textures, or colors;
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b. Variations in doors/windows; and/or
c. Horizontal projections or recesses at transitions, and/or d. Changes in floor-to-floor heights at the second floor or above.

5. Roof Line Variation. Roof lines must not extend horizontally more than thirty (30) feet in length without incorporating at least one prominent change as follows:
a. Variation in roof form (e.g., hipped, gable, shed, flat, or mansard); b. Variation in architectural elements (e.g., parapets, varying cornices, chimneys, or reveals);
c. Use of dormers, cross-gable and/or hipped roof lines; and/or d. Variation in roof height of at least three (3) feet for every thirty (30) feet in length.

6. Flat Roofs and Parapets. Parapets are required around the perimeter of a flat roof.
a. Parapets may vary in height to provide for visual variation in roof height. b. Parapets shall be of sufficient height to screen rooftop equipment from ground-level view.
c. Rooftop equipment must be located at least five (5) feet away from any roof edge or parapet facing a public right-of-way.
d. The interior side of parapet walls must not be visible from a common recreational space or public right-of-way.
e. Parapets shall be capped with continuous banding, projecting cornices, or similar edge treatments.

7. Corner Elements. Buildings on corner lots at the intersection with at least one (1) street with a right-of-way of 84 feet or more, must incorporate at least two (2) of the following corner features on or along both facades:
a. A distinct material application, color, or fenestration pattern for windows and doors, different from the rest of the facade, located within thirty (30) feet of the building corner;
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b. A height variation of at least five (5) feet (either taller or shorter) compared to the height of the adjacent facade, located within forty (40) feet of the building corner;
c. A corner feature recessed or projected by at least five (5) feet from the primary facade, extending from grade to building height; d. A corner feature with diagonal or curved walls;
e. A ground-floor commercial entrance or a primary building entrance located within twenty-five (25) feet of the building corner; and/or f. Corner plazas or gathering areas with distinct paving or landscaping.

8. Transitional Massing to Detached Residential. Buildings located within one hundred (100) feet of single-family or hillside residential zones must comply with the following:
a. Required setbacks do not count toward any required common open space or amenities.
b. Within fifty (50) feet of adjacent low-rise residential areas, new multifamily or mixed-use developments shall not exceed a height of thirtyfive (35) feet. c. Windows must be offset by at least one (1) foot from any windows in adjacent low-rise residential buildings within twenty (20) linear feet to prevent direct line-of-sight.
d. Balconies and decks may not extend into setbacks abutting low-rise residential neighborhoods.

E. Open Space and Amenities.

1. Residential open space and amenities shall be according to the major and minor amenity requirements as described in Section 21.15.050 Residential - Multiplefamily – ten (10) Units or Less and Section 21.15.060 Multifamily – eleven (11) Units or More for the applicable number of residential units proposed with the mixed use development.

2. Balconies.
a. Balconies must be recessed one (1) foot into the facade. b. Balconies may project up to ten (10) feet from the façade.

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c. Balconies may not project into the public right-of-way or across property lines.
d. Balconies within ten (10) feet of the property line shall be screened with an opaque material of at least 42 inches high.

3. Roof Decks.
a. All roof decks and associated railing shall be within the height limitations of the zone.
b. No roof decks shall overhang into the public right-of-way, public sidewalk, or building setbacks.
e. The lower thirty (30) percent of roof deck railings must be opaque and match the building.

F. Entrances.

1. Separate entrances shall be provided for residential and commercial uses.

2. Main entries to ground-floor retail uses shall be clearly demarcated, visible and accessible from the street and/or pedestrian walkways. Secondary entries may be from parking areas.

3. All ground floor tenant spaces that have street frontage shall have entrances on a facade fronting a street.

4. There shall be a ground-floor entrance to either a commercial, residential, or open space use every fifty (50) feet along the building’s street-facing frontages.

G. Windows.

1. Windows. All windows must be recessed at least two (2) inches from the surrounding exterior wall or have a trim or windowsill that is at least one (1) inch deep and four (4) inches wide.

2. Windows facing a public street must feature at least two (2) of the following treatments, consistent with the architectural style:
a. Variation in window types and/or sizes;
b. Moldings;
c. Wood frames or durable materials that mimic wood (e.g., composite); Ordinance No. _____ Page 269 of 296
d. Decorative trim;
e. Architectural brackets; and/or
f. Proportional shutters (real or faux).

3. Adjacency.
a. All buildings within twenty (20) linear feet of an adjacent building within and outside of the project shall orient all windows, balconies, or similar openings so as to deflect a direct line-of-sight into adjacent units or onto private patios or backyards. This can be accomplished through the following:
i. Offset windows at least one foot from any windows in adjacent buildings within twenty (20) feet;
ii. Use of clerestory windows, glass block, or opaque glass; and/or iii. Mature landscaping within the rear or side setback areas.

H. Materials and Colors.

1. Durable Materials. All facades must be constructed with durable materials such as stone, brick, siding, finished wood, precast concrete, or factory-finished metal panels. Use of stuccoed or plastered foam elements shall only be allowed for second floor building elevations where the chance of damage is less likely.

2. Expansion Joints. On stucco facades, expansion joints must align with at least one of the following to reinforce the grid pattern created by window openings:
a. Window and/or door jambs, sills, and/or headers.
b. The centerlines of windows and/or doors.
c. Wall breaks, such as recesses or soffits created by balcony openings.

3. Colors.
a. Mixed-use structures must have at least one primary color and one accent color, in addition to the roof color.
b. Mixed-use structures are limited to a maximum of three (3) primary colors and four (4) accent colors, in addition to roof color.

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c. Primary colors are for facades, and accent colors for trim, architectural elements, windows, and doors.

4. Four-Sided Architecture. The same materials and finishes must be uniformly applied on the building exterior elevations to create four-sided architecture.

5. Large Sites. Mixed-use developments greater than one acre and consisting of three (3) or more structures shall provide a minimum of two (2) distinct color schemes and material variations. A single color scheme and material variation shall be dedicated to no less than thirty (30) percent of all habitable buildings.

J. Accessory Structures. Accessory structures over one hundred and twenty (120) square feet must utilize the materials and/or colors of the main building(s).

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§21.15.090 Architectural Styles.

A. Introduction. The following architectural styles provide a menu of required and optional features. Projects must meet the following requirements to adhere to each architectural style.

B. Craftsman. Craftsman style is identified by low-pitched, gabled roofs; wide overhanging eaves; exposed rafter tails; decorative brackets and corbels; front porches; and round, tapered or square porch columns. Sash windows and wood detailing of all kinds are important features. Craftsman style shall be limited to buildings three (3) stories or less, except for four (4) story buildings when the square footage of the fourth floor is less than sixty (60) percent of the third floor.

1. All buildings utilizing the Craftsman style shall include the following:
a. Low- to moderate-pitched gable or hipped roofs (from 6:12 to 8:12); b. Wood or asphalt shingle roofs (or fiber cement imitation or imitation synthetic asphalt shingles);
c. Overhanging eaves (minimum 24 inches along primary elevation) with exposed rafter tails or beams;
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d. Primary facade/elevation shall have a minimum of two materials /colors, with no more than ninety percent (90%) of the total wall surface in one material and/or color. Facades shall include at least one of the following materials:
i. Clapboard or shingle siding
ii. Arroyo stone
iii. Bricks
e. Use of dark, neutral, earth-toned color palette (such as browns and greens); Window and door trim color shall contrast with color of walls; lighter colors may be used for details (columns, rafter tails); and f. At least two types/shapes of windows shall be used. At least 50% of the windows shall be casement windows.

2. In addition, detached single-family Craftsman buildings shall include at least two (2) of the following features; small multifamily buildings (ten (10) units or less) and commercial buildings shall include at least three (3) of the following features; large multifamily and mixed-use buildings (11 or more units) shall include at least four (4) of the following features:
a. At least 80% of the windows on the primary facades/elevations shall have grilles;
b. Box-shaped, light fixtures with metal frame and geometric grille patterns;
c. Brackets or knee braces at gabled ends;
d. Chimneys visible from the exterior and arranged on a side elevation; e. Covered front porches with tapered pillars;
f. Decorative attic/gable vents;
g. Decorative joinery;
h. Dormers located on the front façade;
i. Entry doors and/or garage doors with glass panels;
j. Exposed rafter tails and knee-brace brackets;
k. Exposed timber structural elements, rafter tails, brackets, and/or corbels;
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l. Flat wood trims (typically 4” to 6” wide) around the primary windows and entry doors;
m. Front doors with sidelights;
n. Front-facing gable roofs;
o. Gable pediments;
p. Large front window(s) in three parts;
q. Stained glass windows;
r. Stone pier and battered wood support; and/or
s. Three (3) or more roof planes on the primary façade.

C. Farmhouse. Farmhouse style is an interpretation of traditional rural residential forms and materials. This style is characterized by vertical or horizontal wood siding, monochrome colors with contrasting accents, and sparse or simple ornamentation.

Roofs are typically A-shaped or gable and are medium to high pitched. Minimal detailing often includes awnings, large, covered porches, oversized abundant windows, and wallmounted gooseneck lights. Farmhouse style shall be limited to buildings three (3) stories or less.

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1. All buildings utilizing the Farmhouse style shall include the following:
a. Gable roofs creating a triangular wall on the ends;
b. High-pitched gabled roof or shed roof (minimum 6:12 slope); c. Dark asphalt shingle, metal roofs or synthetic slate shingles; d. Board-and-batten siding and/or corrugated metal shall cover at least 15% of the exterior facades;
e. At least 60% windows shall be tall and narrow double hung windows with a proportion of 2 times taller than wide; and
f. Neutral or muted facade colors (whites, greys, tans) with contrasting accents for doors and architectural features.

2. In addition to the above, detached single-family Farmhouse buildings shall include at least two (2) of the following features; small multifamily buildings (ten (10) units Ordinance No. _____ Page 275 of 296
or less) and commercial buildings shall include at least three (3) of the following features; large multifamily and mixed-use buildings (11 or more units) shall include at least four (4) of the following features::
a. 4½ to 5½ inch flat board trim around window and door openings; b. Asymmetrical massing;
c. At least 60% windows shall have grilles;
d. At least three different gable and/or shed roof planes; e. Carriage-style garage doors;
f. Covered patios and/or porches;
g. Dark shutters and window sashes;
h. Farm and ranch forms inspired by barns, silos, sheds, tank houses and granary towers;
i. Gooseneck light fixtures;
j. Grilles on the ground level windows and doors.
k. Groupings of two or three double hung units shall comprise at least 10% of the total window openings;
l. Intersecting gable roofs;
m. Large overhangs (minimum 2 feet in length) above the patio and garage; n. Metal awnings without sides;
o. Shed or gabled dormers;
p. Simple gable brackets, vents and trim;
q. Three or more wall planes across the primary facade/elevation; r. Unadorned materials: metal, wood, masonry; and
s. Wide front porch with simple columns.

D. Googie. The Googie style can be often seen on the historic Route 66 and is characterized by bold geometric shapes with sharp angles and sweeping curves, boomerang shapes for pillars, roofs, and signage, starburst images on signs and building facades, cantilevered rooflines, and a mixture of materials, including glass, steel, and concrete. Googie style is most appropriate for commercial structures and shall not be used on residential-only Ordinance No. _____ Page 276 of 296
structures, nor shall it be used on multi-structure developments that exceed three (3) individual buildings. Additionally, the Googie style is limited to buildings 3 stories or less.

1. All buildings utilizing the Googie style shall include the following:
a. Flat or low-sloped (3:12 or less) rooflines;
b. Cantilevered roof eaves (at least 3 feet);
c. At least one elevation shall include an upswept roof line; d. Large sheet glass windows (minimum 6 feet any dimension); e. Exposed steel beams and/or columns; and/or
f. At least 15% of the primary street elevation shall be composed of Palo Verde Stone, flag-stone, aggregate stone panels, or glossy-glazed brick from ground to eave.

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In addition to the above, Googie projects shall include at least two (2) of the following features; mixed-use projects eleven (11) units or more and commercial developments over 25,000 square feet shall include at least three (3) of the following features:
a. A pylon or pole sign which penetrates the eave/roofline, where allowed per Chapter 30.33;
b. At least one wall-form between 5 and 15 degree angle; c. Decorative architectural medallions at least 3 feet in diameter representing starbursts, atomic symbols, boomerangs or amoebae shapes; d. Exterior globe- or cylinder-shaped light fixtures.
e. Exterior terrazzo steps/flooring/patio at the primary entry; f. Neon signage, where allowed per sign code;
g. Repetitive diamond-shaped eave details; or
h. Zig-Zag roof lines.

E. Main Street. The Main Street architectural style is characterized by symmetrical, masonry buildings usually capped with a cornice and parapet and grounded with a continuous base. Windows provide symmetrical balance and rhythm to the facade.

Elements such as galleries and awnings provide a secondary rhythm for the facade and allow the buildings to engage the public realm. The style is well suited for commercial and office uses as well as multi-story mixed-use buildings.

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1. All buildings utilizing the Main Street style shall include the following:
a. Brick veneer or structural brick exterior walls (on street facades – stucco is acceptable fronting alleys and parking courts); b. A continuous stone, cast stone, or concrete base no less than 24 inches high (on street facades; except when interrupted by storefronts); c. Flat or low-pitched roof with a parapet wall;
d. A ground-level storefront on the street facade, consisting of:
i. Large display windows (minimum 5 foot dimension in each direction)
ii. Bulkheads or kick plates located below the display window (between 6 and 36 inches). The bulkhead shall be finished in decorative tile, brick, architectural metal or painted plaster Ordinance No. _____ Page 279 of 296
e. Vertically proportioned double-hung or casement windows on upper floors and/or secondary facades; and
f. Within brick facades, upper-level windows shall be stacked floor-tofloor and arranged horizontally in a repetitive pattern. Individual window stacks shall be repeated at least three times on the street facade - acceptable rhythms are A-A-A, A-B-A, A-B-B-A, A-B-C-B-A.

2. In addition to the above, Main Street projects shall include at least two (2) of the following features; multifamily and mixed-use projects eleven (11) units or more and commercial developments over 25,000 square feet shall include at least three (3) of the following features:
a. A continuous decorative cornice no less than 24 inches high (on street facades);
b. Awnings (canvas, vinyl or fixed metal) over the storefront windows; c. Brick course-work, stone and/or cast stone molding delineating floor lines;
d. Inset storefront entries (at least 24 inches from the primary storefront); e. Keystone, ornamental or classical window openings on upper floors; f. Ornamental caps on piers, pilasters and columns;
g. Shutters on secondary facade windows;
h. Transom windows at least 24 inches high above the storefront display windows; and/or
i. Upper floor balconies.

F. Mid-Century Modern. Mid-century Modern is a term used to describe the post-World War II iteration of the International Style in both residential and commercial design.

The International Style was characterized by geometric forms, smooth wall surfaces, and an absence of exterior decoration. Mid-century Modern represents the adaptation of these elements to the local climate and topography, as well as to the postwar need for efficiently-built, moderately-priced homes. In Southern California, this often meant the use of wood post-and-beam construction. Midcentury Modernism is often characterized by a clear expression of structure and materials, large expanses of glass, and open interior plans.

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1. Buildings utilizing Mid Century Modern style shall include at least five (5) of the following features; multifamily and mixed-use projects eleven (11) units or more and commercial developments over 25,000 square feet shall include at least seven (7) of the following features:
a. Expressed post-and-beam construction, in wood or steel, and exposed after construction.
b. Exterior staircases
c. Flat, low pitched, folded plate, or butterfly roofs. d. A decorative pool and/or fountain, at least one hundred (100) square feet. e. Horizontal bands of beveled windows
f. Use of colonnades
g. Use of a podium, or other raised slab foundation, at least three (3) feet above grade.
h. Use of aluminum louvers
i. Use of clerestory windows
j. Use of floor-to-ceiling windows act a glass walls.
k. Use of materials such as travertine, marble, and granite. l. Wide overhanging eaves and cantilevered canopies
m. Use of breeze block
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G. Post Modern. Post Modern architecture imitates elements of traditional styles, while incorporating these with new forms and materials. The result is both familiar and original. It is common to reference several different historical styles within one design, creating an interesting juxtaposition of period and regional elements. While paying homage to the past, many buildings within this stylistic movement feature playful designs and ironic combinations. The elements selected could additionally be exaggerated, manipulated, and even distorted. With a Postmodern style, the result can be a building that suits the desire for historic reference, fresh design, or contradictory interpretations.

1. Buildings utilizing the Post Modern style shall include at least five (5) of the following features; multifamily and mixed-use projects eleven (11) units or more and commercial developments over 25,000 square feet shall include at least seven (7) of the following features:

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a. At least three (3) arches;
b. At least three (3) separate horizontal banding or stripes wrapping around the elevations, created with brick banding, painted siding, painted stucco panels, or stone;
c. Integration of at least one (1) large figural sculpture into the primary façade;
d. Pitched roofs incorporating banding or stripes created by alternating material colors;
e. Symmetrical facades;
f. Use of at least three (3) different pastel colors;
g. Use of basic geometric shapes, such as cylinders, pyramids, and cubes, to define tallest building elements;
h. Use of classical-style columns;
i. Use of gable pediment forms on the primary building façade; and/or j. Use of square windows, applied in a grid pattern at least two (2) windows high by three (3) windows wide.

H. Ranch. Ranch style is distinguished by its rusticated appearance and incorporation of elements reminiscent of the vernacular, nineteenth century buildings of California and the American West. Buildings designed in this architectural style include several identifying characteristics such as rambling, elongated plans; a horizontal emphasis; general asymmetry; free-flowing interior spaces; and a designed connection to the outdoors. Features such as low-pitched roofs with wide eaves, a combination of cladding materials including board-and-batten siding, brick and stone chimneys, and large picture windows were commonly applied and evoked an aesthetic that was reminiscent of these past architectural traditions. Ranch style shall be limited to buildings two (2) stories or less.

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1. All buildings utilizing the Ranch style shall include the following:
a. Low- to moderate-pitch hipped, gable roofs, or gable-on-hip. Roof pitch shall be low or intermediate (from 6:12 to 8:12); No more than 20% of the roof shall be flat;
b. Roofs shall utilize architectural grade asphalt shingles, flat cement tiles, or composite tiles which mimic the appearance of wood shingles. Bay windows on the first story, if included, may utilize metal or copper roof materials;
c. Eaves shall be prominent (minimum 18 inches along primary elevation) with exposed rafter tails or beams;
d. Exterior body materials shall consist of horizontal clapboard siding, board-and-batten siding, wood shingle, brick, stone, or stucco. Stucco shall have a smooth, sand, or dash finish. Lace and skip trowel stucco finishes are prohibited;
e. Windows shall feature a wood, steel or aluminum exterior frame; and f. Facade colors shall be earth tones, whites, grays, or muted blues or greens; and
g. Trim shall be brighter than the primary color.

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2. In addition to the above, detached single-family Ranch buildings shall include at least two (2) of the following features; small multifamily buildings (ten (10) units or less) and commercial buildings shall include at least three (3) of the following features; large multifamily and mixed-use buildings (11 or more units) shall include at least four (4) of the following features:
a. A bay window on the front façade;
b. A picture window on the front façade;
c. A porch recessed under the primary roof on the main façade; d. Circular moon gates at front entrance;
e. Cupolas ;
f. Dutch or French doors;
g. Decorative gable details;
h. Framed, louvered, or plank -style shutters, window boxes, or balconettes on at least 20% of the windows of a publicly visible elevation; i. Gable ends filled with clerestory windows;
j. Hexagonal or octagonal decorative windows;
k. Horizonal board siding;
l. Oversized eaves, extending at least 5 feet from the facade, supported by columns or other supports;
m. Plain, painted wood doors;
n. Roof dormers;
o. Scalloped bargeboards;
p. Wide brick chimney on the front or street-facing façade; q. Wood screen; and/or
r. Wrought iron front porch column.

I. Spanish Revival. The Spanish Revival style is characterized by buildings composed of picturesque combinations of simple rectilinear forms of varying heights. The buildings are capped with gabled or hipped roofs of red clay barrel tiles with little or no eave overhang. Courtyards and well-detailed structural elements, such as pergolas, trellises or loggias and arcades often provide another layer to the massing. Elements such as wood or metal balconies, towers, chimneys and other tile or wrought iron details add accents. Asymmetrical facades are common with arches over windows and doorways.

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1. Buildings utilizing the Spanish Revival style shall include the following:
a. Low pitched (4:12 maximum) gable roofs. The pitch shall remain constant. Roofs shall be red-toned clay tile or cement tile roofs.

Common tile shapes include both Spanish (S-shaped) and Mission (half-cylinder) types. Additional forms are permitted as follows:
i. Hipped roofs may be used in combination with gables or on a tower element.
ii. Shed roofs may used in conjunction with verandas and minor “lean-to” structures.
iii. Flat roofs with parapets shall not exceed 40% of the total roof area.
b. At least 50% of the eaves shall have a minimum overhang of 9 inches with exposed rafter tails;
c. Primary facades shall be white, cream, or tan stucco with a smooth or lightly textured finish (i.e. minimum 60/20 finish, hand troweled or Ordinance No. _____ Page 286 of 296
smaller particles). Window and doors shall be in a dark, contrasting color (such as black, navy blue, or forest green);
d. At least two (2) types/shapes of windows shall be used. At least 50% of the windows shall be casement windows. At least 50% of the windows shall have a vertical proportion. Large windows over 5 feet in width shall be multi-paned;
e. All entrance doors shall be recessed at least 12 inches and banded with ceramic tile, molded plaster or painted accents; and
f. Re-sawn wood shall be for at least one architectural element (such as posts and exposed beams; balcony railings, spindles and grill work; window frames, shutters and doors).

2. In addition to above, detached single-family Spanish Revival buildings shall include at least two (2) of the following features; small multifamily buildings (ten (10) units or less) and commercial buildings shall include at least three (3) of the following features; large multifamily and mixed-use buildings (11 or more units) shall include at least 4 of the following features:
a. Three (3) or more roof planes and/or ridge lines;
b. A minimum 3-inch wide flat casting shall be used on all non-recessed windows;
c. A primary focal point, such as courtyard, tower, or fountain; d. Add-on projections such as verandas, arcades, balconies and exterior stairs;
e. Balconies or window treatments (such as shutters or awnings) for at least 20% of the windows;
f. Chimneys, with elaborate tops and/or small, tiled roofs. g. Decorative masonry or clay tile vents;
h. Decorative tile accents used around door and window openings, built in seating, paving, stairs, and general decoration;
i. Exposed, dark-stained timber structural elements such as beams, columns, and corbels;
j. Fabric awnings with metal spear supports;
k. If windows have shutters, the shutter’s color shall match the accent color that is use for doors or decorative trim;
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l. Paired wood (or wood simulated) garage doors with iron hardware; m. Primary facades/elevations shall be asymmetrical;
n. Primary facades/elevations shall include at least 1 arched element; o. The ends of building masses may be stepped down to create a more pedestrian scale;
p. Upper floor cantilevered balconies;
q. Verandas, pergolas or arcades used to define courtyards and walkways; r. Wingwall or columns on the ground level; and/or
s. Wrought iron shall be used for at least one architectural element (such as balcony railings, hardware, light fixtures, and gates). §21.15.100 Definitions.

A. For the purpose of the provisions of this chapter concerning design standards, the following words and phrases shall be construed to have the meanings set forth below, unless it is apparent from the context that a different meaning is intended.

B. Architectural Elements.
"Arcade" means a roofed passageway or lane, or a series of arches supported by columns, piers, or pillars, either freestanding or attached to a wall to form a gallery.
"Articulation" means the organization of the building details and materials. "Awning" means an architectural fabric or metal projection that provides weather protection, building identity, or decoration, and is wholly supported by Ordinance No. _____ Page 288 of 296
the building to which it is attached, consisting of a lightweight frame structure over which a cover is attached.
"Balcony" means a platform enclosed by a wall or balustrade on the outside of a building, with access from an upper-floor window or door. "Bay" means any division of a building between vertical lines or planes. "Building Base" means the defined bottom portion of a building, designed to reinforce pedestrian scale and ground level uses.
"Building Mass (Massing)" means the general shape and form as well as size of a building.
"Canopy" means a light roof-like structure, supported by the exterior wall of a building and columns, or wholly on columns, extending over a building entrance doorway.
"Cladding" means 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. "Clerestory Windows" means vertical windows placed high on a wall, often above eye level.
"Corner Element" means a distinct architectural treatment, expressed through a change in form, mass, decoration, or any combination thereof, located on the corner of a building.
"Cornice" means a projection at the top of a building wall near a roof or ceiling, intended to protect the wall or as ornamentation.
"Courtyard" means an extent of open ground partially or completely enclosed by walls or buildings.
"Deck" means a platform, typically made of lumber and unroofed, attached to a house or other building.

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"Detail" means an element of a building such as trim, moldings, other ornamentation or decorative features.
"Dome" means a rounded roof or vault, usually built in the form of a hemisphere.
"Dormer" means a structure projecting from a sloping roof, usually housing a vertical window in a small gable or a ventilating louver. "Frontage, Street" means that portion of a lot or parcel of land that borders a public street. Street frontage shall be measured along the full width of the common property line separating said lot or parcel of land from the public street. "Hipped Roof" means a roof that slopes upward from all four (4) sides of a building, requiring a hip rafter at each corner.
"Mansard Roof" means a multi-sided gambrel-style hip roof characterized by two (2) slopes on each of its sides, with the lower slope at a steeper angle than the upper, and often punctured by dormer windows.
"Mixed-Use" means a project allows for horizontal and/or vertical combination of residential and nonresidential buildings in a given area. "Modulation" means changes in a building's horizontal and vertical planes. "Modulation, Major" means an articulation which extends from the ground level to roofline of a building.
"Modulation, Minor" means an articulation which does not extend from the ground level to the roofline.
"Mullion" means a dividing piece between the lights of windows, usually taking on the characteristics of the style of the building.
"Muntin" means 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.
"Parapet" means a low protective wall along the edge of a roof, bridge or balcony of diverse design and materials.

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"Patio, enclosed" means a paved, outdoor space that is covered, providing protection from the elements while still allowing a connection to the outdoors. "Patio, open" means a paved, outdoor space that is open to the sky, often used for recreation, dining, or lounging.
"Portico" means a porch or walkway with a roof supported by columns and leading to the entrance of a building.
"Primary Entry" means the main doorway or entrance to a building and the entrance that most people use to enter and exit the building. The main entry typically opens into an area that provides easy access to the building's rooms and corridors.
"Roof Plane" means the surface of the roof. It could be flat, pitched, or on an angle. It is also called the field of the roof.
"Shingle" means 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" means 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. "Sill" means 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.
"Spire" means a tall, pointed structure on top of a building. "Stepback" means a change in the vertical plane of a multi-story building created by setting the upper story building elevation away from the story(ies) below. "Trellis" means a light, open framework of wood or other materials used as a support for climbing plants or other landscaping approaches.

C. Site Elements.
"Auto Courts" means an access way that is privately owned and maintained, that is designed to accommodate vehicles, pedestrians, and bicycles within the same Ordinance No. _____ Page 291 of 296
circulation space. An auto court is not a through facility; it ends in a “court” or courtyard area used for garage access and other activities of the residents. "Common Open Space" means open spaces accessible to all residents of a residential development project. Common open spaces include plazas, courtyards or other open space amenities open to the sky but may include shade structures, arbors, etc. Common open space does not include parking facilities, driveways, utility, service or storage areas.
"Driveway Throat" means the distance from the back of the public sidewalk to the first point along the driveway at which there are conflicting vehicular traffic movements.
"Hardscape" means the non-living, structural elements of a landscape, such as patios, walkways, driveways, and decks.
"Pedestrian Paseos" means landscaped passageways that serve as midblock crossings and may additionally provide access to interior courtyards. "Primary Street" means the largest street adjacent to a development project, typically providing most of the project’s ingress and egress. "Secondary Street" means a non-primary street adjacent to a development project.
"Softscape" means the living elements of a landscape, primarily plants, such as trees, shrubs, flowers, grass, groundcover, and mulch.

SECTION 4. The following sections of Title 21 (Zoning) of the Glendora Municipal Code (GMC) are hereby added to the GMC and/or amended as shown below (with unaltered text provided for context and added text in bold italic and deleted text shown stricken through):
§ 21.04.010 Single-family residence.

A. Purpose. The purpose of single-family residential zones is to protect and promote the unique single-family nature of the city by limiting the uses in such zones to residential and residentially compatible uses and by requiring standards for the use, maintenance and development of singlefamily residential zoned properties. The single-family residence zones are:

1. R-1 (Single-family residential); E-3, E-4, E-5, E-6 and E-7 (Single-family estate);

2. RHR (Rural hillside residential).

B. Permitted Uses.

1. Single Family Residences, Accessory Dwelling Units, SB 9 Units, and Accessory Buildings. Any combination of one single-family residence, an accessory dwelling unit, a Ordinance No. _____ Page 292 of 296
junior accessory dwelling unit, a secondary SB 9 unit, and accessory buildings, as provided for herein or under state law.

2. Home Occupations as an Accessory Use to a Single-Family Residence. The establishment and conduct of home occupations shall comply with all of the following requirements to ensure that the use will be compatible with, and not detrimental to, the neighborhood:
a. There shall be no exterior evidence of the conduct of a home occupation. b. The home occupation shall be conducted only within the enclosed living area of the residence or an enclosed, roofed accessory building.
c. There shall be no storage of hazardous materials.
d. Only the residents of the residence shall be engaged in the home occupation. e. There shall be no sale of goods on the premises.
f. The establishment and conduct of the home occupation shall not change the principal character of the residence.
g. There shall be no signs posted other than those permitted in the zone in which the residence is located.
h. The required residential off-street parking shall be maintained. i. The conduct of the home occupation shall not create greater vehicular or pedestrian traffic than is normal for the zone in which it is located. j. There shall be no outside storage of goods, supplies, equipment or other materials. k. There shall be no pickups or delivery of goods, supplies, equipment, or other materials, except between the hours of seven a.m. and six p.m. l. The conduct of the home occupation use shall not create noise levels in excess of those permitted in the zone in which the residence is located.

3. Boarding House. Except as otherwise permitted by state or federal law, a boarding house is prohibited in single-family zones. Any boarding house use which is nonconforming by reason of adoption of this subsection or any amendment thereto or by annexation to the city of territory upon which a boarding house is located shall be abated, that is, removed or made to comply with the provisions of this chapter, within six months.

4. Care facilities including intermediate care facility/developmentally disabled habilitative which serves six or fewer persons or an intermediate care facility/developmentally disabled-nursing which serves six or fewer persons or a congregate living health facility, a "residential facility" defined by Section 1502 of the Health and Safety Code, or a "residential care facility" defined by the Health and Safety Code Section 1568.013 shall be considered a residential use of property and shall comply with the provisions of this chapter.

C. Uses Permitted Subject to Conditional Use Permit.

1. Churches;

2. Educational schools;

3. Lodge halls;

4. Child daycare centers in conjunction with a church;

5. Outdoor swap meets.

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D. Development Standards.

1. Single-Family Residences. The minimum lot area, lot width, lot depth, floor area, setbacks and building height shall be as specified in Table A (see appendix to this title).

2. Accessory Buildings.
a. Accessory buildings that are not accessory dwelling units or secondary SB 9 units shall be subject to the floor area ratio or lot coverage standards of the underlying zone.
b. The maximum height shall be sixteen 16 feet, but not exceeding one story. c. The maximum area of an accessory building shall not exceed 1,200 square feet. c d. Detached accessory buildings shall be set back a minimum of four (4) feet from side and rear property lines and located no closer to a street than the front and street side yard setbacks.
d. e. Attached accessory buildings shall be subject to the setback requirements of the single-family residence zones as specified in Table A (See Appendix to this title). e. f The architectural design and detailing, roof pitch and material, and exterior color and finish materials of an accessory building over two hundred fifty square feet shall match the primary dwelling or be consistent with the city's adopted objective design standards for residential development.

3. Patio Structures. Open patio structures that are attached to a single-family residence may project into the required rear yard setback, but no closer than four feet to the rear property line.

4. Guest Houses.
a. The guest house shall be limited to one bedroom and a three-quarter bathroom (sink, toilet and bathtub or shower only).
b. The guest house shall not include kitchen facilities. c. The guest house shall meet the development standards for accessory buildings. d. The architectural design and detailing, roof pitch and material, and exterior color and finish materials of a guest house hall match the primary dwelling or be consistent with the city's adopted objective design standards for residential development.

Ordinance No. _____ Page 294 of 296
SECTION 5. The following sections of Title 21 (Zoning) of the Glendora Municipal Code (GMC) are hereby added to the GMC and/or amended as shown below (with unaltered text provided for context and added text in bold italic and deleted text shown stricken through):

CHAPTER 21.09.A APPENDIX

21.A.A Table A—Development standards, single-family residence zones.

Table A
Development Standards
Single-Family Residence Zones
Zone
Minimum
Lot Area
Minimum
Lot
Width*
Minimum
Lot
Depth
Minimum
Front
Setback
***
Minimum
Side
Setback
Minimum
Rear
Setback
Maximum
Floor Area
Maximum
Second
Floor
Area
Maximum
Height
R1 7,500 sq ft 70 ft 100 ft 20 ft 4 ft (1st
story)
5 ft (2nd
story)
4 ft (1st
story)
25 ft (2nd
story)
35% FAR not
including
ADUs,
JADUs, and
secondary SB 9
units and a 400
500 sq ft
attached or
detached
garage *****
75% of
first floor
excluding
a 400 sq ft
attached
garage
******
Two
stories not
to exceed
25 ft
E3 8,000 sq ft 70 ft 25 ft 4 ft (1st
story)
7 ft (2nd
story)
4 ft (1st
story)
35 ft (2nd
story)
E4 8,500 sq ft 75 ft
E5 10,500 sq
ft
85 ft
E6 12,500 sq
ft 15,000
sq ft
100 ft
E7 See
official
zoning
map
100 ft
RHR 43,560 sq
ft
200 ft ** 200 ft ** 40 ft or
10% of lot
depth,
whichever
is greater,
as
measured
from the
street
****
30 ft side
yards shall
total at
least 30%
of the lot
width
****
50 ft or
20% of lot
depth,
whichever
is greater
****
n/a
See
§ 21.04.030 for
land coverage
replacements
* For lots fronting on a cul-de-sac, seventy-five ft in the R and E zones and 150 ft in the RHR zone.

Ordinance No. _____ Page 295 of 296
** When necessary to preserve the natural topography or other natural features, the minimum street frontage shall be sixty feet and the minimum lot width shall be two hundred feet at a point not more than four hundred feet from the front property line as measured from the street. *** For infill development, the minimum front setback shall be the average front setback of the two adjacent residences, but not less than the minimum specified. **** The Director may increase or decrease the minimum setbacks to preserve the natural topography or other natural features.
***** Lots exceeding ten percent average slope are subject to Section 21.04.030 instead of the maximum floor area requirement.
****** Hillside lots may request approval of a minor modification pursuant to Section 21.02.035 to allow an increase to eighty-five percent second floor area based on findings with facts.”
SECTION 6. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision will not affect the validity of the remaining portions of this Ordinance.

The City Council declares that it would have passed this Ordinance and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional.

SECTION 7. The City Clerk is directed to certify this Ordinance and cause it to be published in the manner required by law.

SECTION 8. This Ordinance shall become effective thirty days after the date of its adoption.

PASSED, APPROVED AND ADOPTED by the City Council of the City of Glendora this ___ day of ____, 2025.

BY: __________________________________

MENDELL THOMPSON
Mayor
APPROVED AS TO FORM:

Aleshire & Wynder, LLP

DANNY ALESHIRE
City Attorney
Ordinance No. _____ Page 296 of 296

CERTIFICATION
I, Kathleen R. Sessman, City Clerk/Communications Director of the City of Glendora, do hereby certify that the foregoing Ordinance was introduced for first reading on the _____ day of ______, 2025. Thereafter, said Ordinance was duly approved and adopted at a regular meeting of the City Council on the _____ day of ______, 2025, by the following roll call vote:

AYES: MEMBERS:

NOES: MEMBERS:

ABSENT: MEMBERS:

ABSTAIN: MEMBERS:

I further certify that pursuant to Government Code Section 36933(c)(l), a summary of said Ordinance was published as required by law in a newspaper of general circulation in the City of Glendora, California on the_____ day of ______, 2025, and _____ day of ______, 2025, Dated:

KATHLEEN R. SESSMAN
City Clerk/Communications Director
1 CHAPTER 21.15 Objective Design Standards

21.15.010 Purpose and Intent

21.15.020 Applicability

21.15.030 Residential - Detached Houses

21.15.040 Residential - Accessory Dwelling Units and Secondary Dwelling Units

21.15.050 Residential - Multiple-family – ten (10) Units or Less

21.15.060 Residential - Multiple-family – eleven (11) Units or More

21.15.070 Mixed Use

21.15.080 Commercial and Industrial

21.15.090 Architectural Styles

21.15.100 Definitions
§21.15.010 Purpose and Intent.

The objective design standards in this Chapter are intended to provide clear, objective criteria for residential, mixed-use, commercial, and industrial developments in the City. They aim to guide members of the public, building and design professionals, developers, and review authorities in maintaining the unique character of individual neighborhoods and sustaining a high-quality living environment.
§21.15.020 Applicability.

A. The objective design standards set forth in this chapter shall apply to all new construction and substantial renovations, as follows:

1. The construction of a building,

2. The addition or removal of more than ten (10) percent of the floor area of an existing building, or two hundred and fifty (250) square feet to an existing building, whichever is greater.
2 B. These standards do not apply to the following zones:

1. Rural Hillside Residential (RHR) zone;

2. Glendora Commercial Specific Plan;

3. The Village on the Green Specific Plan;

4. Diamond Ridge Specific Plan;

5. William Lyon Homes Arboreta Specific Plan;

6. Monrovia Nursery Specific Plan; and

7. Planned development (PD) and Planned redevelopment (PR) zones.

C. These standards supplement the underlying base zone. In case of conflict between these standards and the base zone, the more restrictive standard shall prevail.

D. All new developments covered by this section must conform to one (1) of the architectural styles described in Section 21.15.090. For proposed projects which do not fall into one of the styles listed in Section 21.15.090, the applicant shall provide documentation as part of the Development Plan Review (DPR) process, including the required massing, materials, and color palette, a menu of details and ornamentations associated with said style, and no less than four (4) photographs, renderings, or illustrations of said style. All elements of the proposed architectural style shall meet all Objective Development Standards in the previous chapters, as applicable, but require additional design review. In addition to the standard DPR findings the following findings must be met when an alternative design is proposed:
3 1. The design demonstrates high quality, craftsmanship, and use of durable materials, aligning with the intent of applicable design standards and enhancing the area’s visual quality.

2. The style fulfills the overall intent of the design standards, even if it deviates from specific requirements, without undermining broader planning goals.

3. The style enhances the public realm surrounding area by improving the pedestrian experience, activating street edges, and adding visual interest.

A DPR permit is required when an alternative design is proposed in place of one (1) of the architectural styles in Section 21.15.090 and does not fully conform to applicable design standards. In such cases, the alternative design must satisfy both the standard DPR findings, and the additional findings listed above.

E. Except for Accessory Dwelling Units and Junior Accessory Dwelling Units, SB9 secondary units, and accessory structures, all new development applications shall include a project narrative. Applications without this narrative will be considered incomplete. The narrative shall include:

1. Architectural style(s) provided in Section 21.15.090;

2. Description of use;

3. Site plan description; and

4. Explanation of how the development complies with applicable requirements (e.g., meeting streetscape diversity standards for residential detached houses). §21.15.030 Residential - Detached Houses.
4 A. Introduction. The following standards apply to new construction or substantial remodels of detached residential houses. Detached houses may have attached accessory dwelling units (ADUs) and secondary SB9 units, for which separate standards apply as described in Section 21.15.040.

B. Architecture.

1. New detached houses shall be designed in accordance with one of the architectural styles defined in 21.15.090 and the standards herein.

2. Alternative architectural styles may be proposed but require additional design review as part of the DPR process as described in Section 21.15.020 and Section

21.02.040.

3. Streetscape Diversity of Developments with Multiple Detached Houses. The following architectural style requirements shall be provided for development with multiple detached houses:
a. Developments with five (5) to ten (10) detached residential units shall incorporate a minimum of two (2) different architectural styles as defined in Section 21.15.090;
b. Developments with more than ten (10) detached residential units shall incorporate a minimum of three (3) different architectural styles as defined in Section 21.15.090;
c. Developments with ten (10) or more detached residential units must vary in architectural roof styles or the number of stories provided when adjacent to each other;
d. Developments with ten (10) or more detached residential units shall include floorplans with flipped elevations on at least twenty-five (25) 5 percent rounded up to the nearest whole number. For example, a ten (10) unit subdivision would have three houses with flipped elevations; e. Developments with more than twenty-five (25) detached residential units that require garages shall provide at least two (2) garage site layout styles (e.g., front-loaded, side-loaded, rear-loaded) with no more than three (3) identical garage types adjacent to each other; and
f. In developments consisting of multiple small multifamily structures—such as duplexes, triplexes, or fourplexes—the equivalent streetscape diversity standard applicable to the same number of detached single-family dwellings shall apply. For example, a development with five (5) duplexes shall be subject to the standard outlined in subsection (a) for five (5) houses.

C. Site Layout and Building Orientation.
6 1. New detached houses must be oriented toward a public or private street, with the primary entrance facing the street associated with the detached house's address.

For example, if the address is 1111 Maple Street, the front of the house and the primary entrance shall face Maple Street.

2. Project proposals with six (6) or more new detached houses may deviate from this requirement and propose an alternative site layout or building orientation, such as an auto court. Any alternative must demonstrate that the design maintains a clear sense of entry for each unit, promotes neighborhood connectivity, and supports pedestrian-friendly site planning. Approval of such alternatives is subject to additional design review through the Development Plan Review (DPR) process.

D. Vehicular Parking and Access.

1. Driveways and Paving.
a. Driveways shall lead to a garage, carport, or approved parking space.

Driveways and parking must be constructed with durable concrete, brick, or permeable pavers (no asphalt)
b. Additional driveways for RV parking are prohibited.

E. Pedestrian Circulation and Access.

1. Pedestrian walkways shall connect new detached houses to sidewalks where they exist, building entrances, and vehicle parking.

2. Materials. Walkways shall be constructed from firm, slip-resistant materials such as concrete, permeable paving, or concrete pavers.
7 F. Open Space and Amenities.

1. Balconies shall meet the following standards:
a. Balconies must be open to the sky or open on three (3) sides; b. Balconies may not project into the public right-of-way or across property lines.

2. Roof decks shall meet the following standards:
a. Roof decks and required railings must comply with height limitations of the zone;
a. Roof decks shall not overhang into the public right-of-way, public sidewalk, or building setbacks; and
b. The lower thirty (30) percent of roof deck railings must be opaque and match the building.

G. Building Design.

1. Garage Frontage (New Construction Only). Garages must be set back at least two (2) feet from the detached residence’s primary façade. Garage doors facing streets must incorporate at least one of the following:
a. Windows; and/or
b. A decorative garage door matching the dwelling's style. 8 2. Facade Details.
a. General. Building facades must be articulated with at least four (4) of the following:
i. Contrasting accent colors;
ii. A minimum of two (2) window types or size variations; iii. Window details (moldings, decorative trim, wood frames); iv. Balconies;
v. Porches;
vi. Decorative light fixtures;
vii. Decorative attic/gable vents;
viii. Trellises/arbors;
ix. Rock or brick element that projects from wall plane. b. Street-facing facades shall not exceed twenty-five (25) feet in a continuous plane without at least two (2) of the following:
i. A 3-foot change in the wall plane;
9 ii. A recessed entry of at least three (3) feet;
iii. 2 materials/colors on the facade; and/or
iv. A stone or brick architectural element (faux chimney, column, archway, etc.) that projects at least one (1) foot from the facade.

3. Roof Treatments. Rooflines longer than forty (40) feet must include at least one of the following
a. A 3-foot change in the roof ridgeline height;
b. Cross-gable or hipped roof lines;
c. A change in roof form or slope angle; and/or
d. Dormers.

H. Entrances.

1. Primary Entry. The primary entry must feature at least two (2) of the following:
a. Facade projection or recess of at least three (3) feet; b. Projecting element above the entrance with a depth of at least two (2) feet; c. Window(s) in the door;
10 d. Transom window above the door;
e. Porch or stoop; and/or
f. Contrasting color for entryway.

I. Windows.

1. Second-Story Windows. Second-story windows must be offset by at least one (1) foot from adjacent buildings within twenty (20) feet. If not, the window must be opaque, frosted, or use glass brick.

2. Window Recess and Trim. Windows must be recessed at least three (3) inches or have trim/sills with a depth of one (1) inch and width of three (3) inches.

3. Street-Facing Windows. Windows visible from a street must include at least two (2) of the following treatments:
a. Variation in window types/sizes;
b. Wood (or alternative) frames that can be painted;
c. Decorative moldings/trim;
d. Architectural brackets; and/or
e. Shutters (faux or real) that are proportionally sized to window. 11 J. Materials and Colors.

1. Durable Materials. All facades must be constructed with durable materials such as stone, brick, siding, finished wood, precast concrete, or factory-finished metal panels. Use of stuccoed or plastered foam elements shall only be allowed for second floor or above elevation where there is less chance of damage.

2. Colors.
a. Detached houses and their accessory buildings and garages must have one (1) primary color and one (1) accent color, in addition to the roof color. b. Detached houses and their accessory buildings are limited to a maximum of two (2) primary colors and three (3) accent colors, in addition to roof color.
c. Primary colors are for facades, and accent colors for trim, windows, and doors.

3. Four-Sided Architecture. The same materials and finishes must be uniformly applied on the building exterior elevations to create four-sided architecture.

K. Accessory Structures. New accessory structures over one hundred and twenty (120) square feet, such as detached garages, guest houses, pool houses, and patios, must match the primary dwelling in architecture, roof type, material, and color. 12 §21.15.040 Residential - Accessory Dwelling Units and Secondary Dwelling Units.

A. Introduction. The following standards apply to new construction or substantial remodels of accessory dwelling units (ADUs) and secondary dwelling units (SB 9).

B. Site Layout and Building Orientation.

1. ADUs and secondary units must have a separate entrance from the primary dwelling.
13 C. Vehicular Parking and Access.

1. Vehicular Parking and access standards are the same as provided for in Section

21.15.030.

D. Pedestrian Circulation and Access.

1. Pedestrian walkways must connect ADUs and secondary units to public sidewalks where they exist, building entrances, and vehicle parking. A driveway may count as part of the walkway to an ADU and/or secondary unit.

2. Parking and driveway standards align with those for residential houses.

E. Open Space and Amenities.

1. Balcony and deck standards associated with an ADU or secondary unit are the same as provided in Section 21.15.030 – (Residential - Detached Houses), with the exception that they are limited to a maximum area of 400 square feet.

F. Building Design.

1. Design Compatibility
a. Attached Units. ADUs and secondary units attached to the primary residential unit shall match the architectural design of the primary dwelling. b. Detached Units. Detached ADUs and secondary units shall comply with one (1) of the following:
14 i. Match the architectural design of the primary residential dwelling; ii. Utilize a city-approved predesigned unit; or
iii. Conform to one of the architectural styles defined in Section

21.15.090 and comply with the additional design standards outlined in Subsections B through E of this Section.

G. Additional Design Standards (Non-Matching Units)

1. Facade Articulation. Building facades must incorporate at least two (2) of the following:
a. Contrasting accent colors;
b. A minimum of two (2) window types or size variations; c. Window details (moldings, decorative trim, wood frames); d. Balconies/porches;
e. Decorative light fixtures;
f. Decorative attic/gable vents; and/or
g. Trellises/arbors.

2. Primary unit entry. The primary entry must feature at least one of the following:
15 a. Facade projection or recess of at least three (3) feet; b. Projecting element above the entrance of at least two (2) feet; c. Window(s) in the door;
d. Transom window above the door;
e. Porch or stoop; and/or
f. Contrasting color for entryway.

3. Exterior Staircases.
a. Exterior stairways to second-floor DUs or secondary units must be located at the side or rear of the primary dwelling unit.
b. External staircases must be outside of the building setbacks.

4. Windows.
a. Second-Story Windows. Second-story windows must be offset by at least one (1) foot from adjacent buildings within twenty (20) feet. If not, the window must be opaque, frosted, or use glass brick.
b. Window Recess and Trim. Windows must be recessed at least three (3) inches or have trim/sills with a minimum depth of one (1) inch deep and four (4) inches wide.
16 5. Materials. All facades must be constructed with durable materials such as stone, brick, siding, finished wood, precast concrete, or factory-finished metal panels.

6. Colors.
a. ADUs and secondary units must have one (1) primary color and one (1) accent color, in addition to the roof color.
b. ADUs and secondary units are limited to a maximum of two (2) primary colors and three (3) accent colors, in addition to roof color. c. Primary colors are for facades, and accent colors for trim, windows, and doors.
17 §21.15.050 Residential - Multifamily – ten (10) Units or Less A. Introduction. This section applies to new multifamily projects with ten (10) units or less.

B. Architecture.

1. New multifamily projects ten (10) units and or less shall be designed in accordance with one of the architectural styles defined in 21.15.090 and the standards herein.

C. Site Layout and Building Orientation.

1. Building Orientation. Primary ground-floor or individual unit entries shall face the primary street, courtyard, walkway, or private drive.

2. Unit Entries. Buildings on streets with a right-of-way 84 feet wide or greater and where individual dwelling unit entries are oriented towards the primary street, shall meet at least one (1) of the following:
a. Setback: twenty-five (25) foot arterial street setback with landscaping; b. Courtyard: Minimum fifty (50) square feet, ten (10) feet in each direction, between unit entries and sidewalk; and/or
c. Grade Separation: Minimum two (2) foot elevation from existing grade (excluding ADA units).

3. Adjacency. Buildings within twenty (20) feet of adjacent neighboring residential structures that include second story windows must deflect direct line-of-sight into neighboring units, patios, or backyards. This can be achieved with:
18 a. Clerestory windows, glass block, or opaque glass; and/or b. Screening landscaping within rear or side setbacks.

D. Vehicular Parking and Access.

1. Driveways and Paving.
a. Driveways and parking spaces must be constructed with a durable, allweather material such as asphalt, concrete, brick, and/or permeable pavers; and
b. Vehicles parking must in be in approved spaces.

2. Alley Access. Detached garages, carports, and parking spaces with alley access shall meet the following requirements:
a. Garages and carports shall have a minimum four (4) foot setback from the alley property line;
b. An unobstructed twenty-five (25) foot backup distance from the parking garage, carport or parking space to the opposite site of an alley or structure; and
c. Garage doors shall not cross property lines when opening/closing.

3. Auto Courts. Auto Courts provide vehicular access to multiple residential units via a common driveway fronted with garages. Auto courts shall meet the following standards:
19 a. Auto courts shall not exceed one hundred and fifty (150) feet in length. b. Auto courts shall have no through street access.
c. Primary pedestrian entrances are not permitted on auto courts.

E. Pedestrian Circulation and Access.

1. Pedestrian walkways shall connect residential units to essential areas such as parking, amenities, mailboxes, and waste/recycling enclosures, as well as public sidewalks, building entrances, and vehicle parking areas, including auto courts. 20 2. Width. Walkways shall be a minimum of four (4) feet wide with no obstructions.

3. Materials. Walkways shall be constructed from firm, slip-resistant materials like concrete, permeable paving, or concrete pavers.

4. Setback. Walkways shall be setback a minimum of three (3) feet from building facades, with landscaping.

5. Where pedestrian and vehicle paths intersect (crosswalks), enhanced paving treatments shall be used with a 6-foot minimum width for crossings. Additional paint or striping may be required for compliance with the California Building Code (per Chapter 19.02).
21 F. Open Space and Amenities. Each multiple-family development shall provide a minimum of 400 square feet of usable open space per residential unit. The usable open space may be comprised of common open space shared by more than one residential unit or private open space for the exclusive use of the residents of one unit. Parking facilities, driveways, service areas, required setback areas abutting a street and portions of balconies or roof decks, which extend into required setback areas, shall not count toward open space.

1. Common Open Space. If provided, common open space shall have a minimum area of 225 square feet and no dimension less than 15 feet. 22 a. At least seventy-five (75) percent of common space must be open to the sky.
b. At least twenty-five (25) percent of common space at ground level must be planted.
c. Up to fifty (50) percent of common open space may be paved with permeable or standard concrete.

2. Private Open Space. Private open spaces may include, but are not limited to, balconies, terraces, roof decks, patios, porches, and stoops, and may overlook the street, side yards and internal courtyards, and meet the following standards:
a. Ground-Level: Private open space located at the ground level, such as a patio or porch, shall have a minimum area of one hundred (100) feet square feet and no dimension less than ten (10) feet. Private open space located at the ground level adjacent to a street shall be screened to a minimum height of five (5) feet.
b. Balconies/Roof Decks: Open space provided on a balcony or roof deck shall have a minimum area of sixty (60) square feet and no dimension less than six feet
c. Screening: Must be contiguous to the unit and screened to three (3) feet with walls, fences, and/or landscaping.
d. Location. All private open space shall be outdoors.

2. Balconies.
a. Balconies must be recessed one (1) foot into the facade. 23 b. Balconies may project up to ten (10) feet from the façade. c. Balconies may not project into the public right-of-way or across property lines.
d. Balconies within ten (10) feet of the property line shall be screened with an opaque material of at least forty-two (42) inches high.

3. Roof Decks.
a. All roof decks and related railing shall be within the height limitations of the zone.
b. No roof decks shall overhang into the public right-of-way, public sidewalk, or building setbacks.
c. The lower thirty (30) percent of roof deck railings must be opaque and match the building.

G. Building Design.

1. Wall Plane Variation. For every thirty (30) feet of street-facing facade, at least thirty (30) percent of the facade length must be varied by a minimum depth of three (3) feet from the primary facade plane. This modulation can be either recessed or projected and may consist of one continuous section or multiple sections.

2. Horizontal Plane Variation. Walls visible from a public right-of-way must not present a continuous horizontal plane longer than thirty (30) feet without incorporating at least one (1) of the following features for each thirty (30) feet:
24 a. Windows;
b. Overhangs;
c. Cornices;
d. Canopies;
e. Columns;
f. Trellises; and/or
g. Clearly defined projecting or recessed architectural elements.

3. Vertical Plane Variation. Each street-facing facade for buildings two (2) stories or greater shall achieve vertical variation through at least two (2) of the following:
a. Changes in materials, textures, or colors;
b. Variations in doors/windows; and/or
c. Horizontal projections or recesses at transitions.
25 4. Roof Line Variation. Roof lines must not extend horizontally more than thirty (30) feet in length without incorporating at least one prominent change as follows:
a. Variation in roof form (e.g., hipped, gable, shed, flat, or mansard); b. Variation in architectural elements (e.g., parapets, varying cornices, chimneys, or reveals);
c. Use of dormers, cross-gable and/or hipped roof lines; and/or d. Variation in roof height of at least three (3) feet for every thirty (30) feet in length.
26 5. Flat Roofs and Parapets. Parapets are required around the perimeter of a flat roof. a. Parapets may vary in height to provide for visual variation in roof height, as discussed in 21.15.050.G.4.d.
b. Parapets shall be of sufficient height to screen rooftop equipment from ground-level view.
c. Rooftop equipment must be located at least five (5) feet away from any roof edge or parapet facing a public right-of-way.
d. The interior side of parapet walls must not be visible from a common recreational space or public right-of-way.
e. Parapets shall be capped with continuous banding, projecting cornices, or similar edge treatments.

H. Entrances.

1. Primary Entries. Primary dwelling unit entries shall incorporate at least two (2) of the following architectural treatments:
a. Facade projection or recess with a minimum depth of three (3) feet; b. Projecting element above the entrance with a minimum depth of two (2) feet;
c. Window(s) in the door;
27 d. Transom window above the door; and/or
e. Porch or stoop.

I. Windows.

1. Adjacency. All second story windows shall be offset at least one (1) foot from any windows in adjacent buildings within twenty (20) linear feet to deflect direct lineof-sight.

2. Recess. All windows shall either be recessed at least three (3) inches from the plane of the surrounding exterior wall or shall have a trim or windowsill at least one (1) inch in depth.

3. Trim. When trim is used, it shall be a minimum dimension of one (1) inch deep by four (4) inches in width.

4. All windows facing a public street shall feature at least two (2) of the following treatments consistent with the architectural style:
a. Variation in window types and/or sizes;
b. Moldings;
c. Wood or alternative frames that can be painted;
d. Decorative trim;
28 e. Architectural brackets; and/or
f. Proportional shutters (faux or real).

J. Materials and Colors.

1. Durable Materials. All facades must be constructed with durable materials such as stone, brick, siding, finished wood, precast concrete, or factory-finished metal panels. Use of stuccoed or plastered foam elements shall only be allowed for second floor building elevations where the chance of damage is less likely.

2. Colors.
a. Multifamily structures must have at least one (1) primary color and (1) one accent color, in addition to the roof color.
b. Multifamily structures are limited to a maximum of three (3) primary colors and four (4) accent colors, in addition to roof color. c. Primary colors are for facades, and accent colors for trim, architectural elements, windows, and doors.

3. Four-Sided Architecture. The same materials and finishes must be uniformly applied on the building exterior elevations to create four-sided architecture.

H. Accessory Structures. Accessory structures over one hundred and twenty (20) square feet must utilize the materials and/or colors of the main building(s). 29 §21.15.060 Residential - Multiple-family – eleven (11) Units or More.

A. Introduction. These standards apply to new multifamily projects with eleven (11) or more units.

B. Architecture.

1. Multifamily projects eleven (11) units or more shall be designed in accordance with one of the architectural styles defined in Section 21.15.100.

2. Multifamily developments one (1) acre or smaller shall provide a consistent architectural style and color scheme, except where the intent is to differentiate between distinct architectural forms.

C. Site Layout and Building Orientation.
30 1. Building Orientation. All buildings adjacent to a public street shall maintain a continuous street wall, formed by the edge of the building, for a minimum of fifty (50) percent of the lot/parcel frontage adjacent to the street.

2. Unit Entries. Primary ground-floor or unit entries must face the primary street, courtyard, or walkway unless the street has a right-of-way of 84 feet or greater or unit entrances are accessed via an internal hallway, corridor or lobby with a primary building entrance, which shall face the main street. Corner entries are acceptable.

3. Transitional Massing to Detached Residential. Buildings located within fifty (50) feet of single-family or hillside residential zones must comply with the following:
a. Required setbacks abutting a street do not count toward any required common open space or amenities.
b. Within fifty (50) feet of adjacent low-rise residential areas, new multifamily or mixed-use developments shall not exceed a height of 35 feet.
c. Windows must be offset by at least one (1) foot from any windows in adjacent low-rise residential buildings within twenty (20) linear feet to prevent direct line-of-sight.
d. Balconies and decks may not extend into setbacks abutting low-rise residential neighborhoods.