Introduced by:
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF PASADENA AMENDING VARIOUS
SECTIONS OF TITLE 17 (ZONING CODE) OF THE CITY OF
PASADENA MUNICIPAL CODE TO IMPLEMENT THE 2025 NORTH
LAKE SPECIFIC PLAN IN CHAPTER 17.34 (NORTH LAKE SPECIFIC
PLAN) AND AMEND THE OFFICIAL ZONING MAP TO MODIFY THE
BOUNDARIES OF THE NORTH LAKE SPECIFIC PLAN,
REDESIGNATE ZONES WITHIN THE NORTH LAKE SPECIFIC PLAN
AREA AND AT 60 S. VIRGINIA AVENUE, 701 AND 709 N. MENTOR AVENUE, AND 1311 AND 1321 N. MENTOR AVENUE IN CHAPTER
17.20 (ZONING DISTRICTS, ALLOWABLE LAND USES, AND ZONE- SPECIFIC STANDARDS), SECTION 17.20.020 (ZONING MAP AND
ZONING DISTRICTS), AND AMENDING ZONING CODE SECTIONS
17.30.030 (2023 CENTRAL DISTRICT SPECIFIC PLAN - ALLOWABLE LAND USES) AND 17.30.080 (2023 CENTRAL DISTRICT SPECIFIC
PLAN - OPEN SPACE) FOR CONSISTENCY
The People of the City of Pasadena ordain as follows:
SECTION 1. This ordinance, due to its length and corresponding cost of publication, will be published by title and summary as permitted in Section 508 of the Pasadena City Charter. The approved summary of this ordinance is as follows:
"Summary
This proposed ordinance will amend various sections of Title 17 (Zoning Code)of the City of Pasadena Municipal Code to implement the 2025 North Lake Specific Plan Update, as shown in Exhibit 1, attached to the full text of the ordinance and on file in the City Clerk's Office. This proposed ordinance further amends the official Zoning Map of the City of Pasadena to implement the 2025 North Lake Specific Plan Update, including modifying the boundaries of the North Lake Specific Plan, and reclassifying parcels located within the North Lake Specific Plan area. Changes to the North Lake Specific Plan boundary and zoning designations within the North Lake Specific Plan area are 1 XCOEFMLOOD1QKJ
REVISED
shown as Exhibit 2, attached to the full text of the ordinance and on file in the City Clerk's Office. The proposed ordinance amends Zoning Code Sections 17.30.030 (2023 Central District Specific Plan - Allowable Land Uses) and 17.30.080 (2023 Central District Specific Plan - Open Space Standards) for internal consistency.
Ordinance No. _ shall take effect 30 days from its publication." SECTION 2. Pasadena Municipal Code, Title 17, Article 3, Chapter 17.34 (North Lake Specific Plan) is repealed in its entirety and is replaced as shown in Exhibit 1, attached hereto and incorporated by reference.
SECTION 3. The official Zoning Map of the City of Pasadena as established by Pasadena Municipal Code Section 17.20.020 is amended by modifying the boundaries of certain zoning districts established therein as follows:
Reclassifying parcels within the 2025 North Lake Specific Plan area from CL-SP- 1b, CL-SP-1e, and RM-48 to NL-MU-C; from CL-SP-1b, CL-SP-1d, CL-SP-1e, CO-SP- 1a, CO-SP-lc, RM-12, RM-16, and RM-32 to NL-MU-N; from CO-SP-1c and RM-48 to PS; from RM-48 to NL-RM-48; from RM-32 to NL-RM-32; from RM-16 to NL-RM-16; from RS-6 to NL-RS-6; from RS-6 to OS; reclassifying parcels within the 2017 North Lake Specific Plan that are now located outside of the 2025 North Lake Specific Plan from RS-6 to RM-32; from CL-SP-lb-LD-16 to RS-6-LD-16; and from CO-SP-lc-LD-16 to PS-LD-16; reclassifying parcels outside the North Lake Specific Plan from RM-12- PK-LD-1 to RM-12-LD-1; and reclassifying a parcel within the 2003 East Colorado Specific Plan from ECSP-CG-5-HL-1 to RM-32-HL-1. These modifications are shown on Exhibit 2, attached hereto and incorporated herein by reference. ///
2 XCOEFMLOOD1QKJ
SECTION 4. Pasadena Municipal Code, Title 17, Article 3, Chapter 17.30.030 (2023 Central District Specific Plan - Allowable Land Uses) and Chapter 17.30.080 (2023 Central District Specific Plan - Open Space Standards) are amended as shown in Exhibit 3, attached hereto and incorporated by reference.
SECTION 5. The Findings for Approval for the General Plan Land Use Map Amendment, Specific Plan Adoption, Zoning Map Amendment and Zoning Text Amendment and associated Resolutions adopted by the Council on November 24, 2025, are incorporated by reference.
SECTION 6. The City Clerk shall certify the adoption of this ordinance and shall cause this ordinance to be published by title and summary. ///
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3 XCOEFMLOOD1QKJ
SECTION 7. This ordinance shall take effect 30 days from its publication.
Signed and approved this_ day of_, 2026.
Victor M. Gordo
Mayor of the City of Pasadena
I HEREBY CERTIFY that the foregoing ordinance was adopted by the City Council of the City of Pasadena at its meeting held this _day of_2026, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Date Published:
Approved as to form:
Caroline Monroy
Assistant City Attorney
Mark Jomsky
City Clerk
XCOEFMLOOD1QKJ
4 Exhibit 1
Chapter 17.3^1 North Lake Spocific Plan
17.34.010 Purpose of Chapter
This Chapter lists the land uses that may be allowed within the SP 1 (North Lake Specific Plan Overlay District) established by the North Lake Specific Plan, determines the type of land use permit/approval required for each use, and provides basic standards for site layout and building size.
17.34.020 Purposes of SP 1 (North Lake Specific Plan) Overlay District The purposes of the SP 1 overlay district are to:
A-. — Implement the purposes of the North Lake Specific Plan; &—Provide an environment that encourages people to walk, by creating spaces for pedestrian activity and minimizing vehicle intrusions into pedestrian areas; Q-. — Limit the total number of uses providing either services or sales involving vehicles and of uses providing drive-through service for automobile occupants. Allow for the number of queuing positions or service windows in a drive-through business to be increased, but prohibit additional square footage to be added. &—Support development that is oriented to use of the light rail station at Lake Avenue; &—Provide standards to support development that is distinctive to the character of North Lake Avenue, including the house building type to promote the residential character of appropriate areas, and the village building type to promote the commercial character of appropriate areas. The standards of the SP 1 apply to the following subdistricts as shown on the Zoning Map.
A- — SP-1a —House Building Type. This subdistrict promotes a residential character that allows for a mix of some non residential uses, including mixed- use and work/live units. Re-use of existing bungalows is encouraged in this subdistrict. This subdistrict is located along Lake Avenue, between Elizabeth Street and Ladera Street, and along Lake Avenue, between Claremont Street and Mountain Street.
2^—SP-1b - Village Building Type. This subdistrict promotes a commercial character and allows a variety of commercial uses, including mixed use and work/live units. Residential uses are allowed in this subdistrict. This subdistrict encourages development that contributes to the pedestrian character of the street. This subdistrict includes the intersection of Lake Avenue and Washington Boulevard, bounded by Ladera Street to the north, Claremont Street to the south, Palm Terrace to the east, and Mentor Avenue to the west. ^—SP-1c - Village Building Type. This subdistrict promotes a commercial character and allows a variety of commercial uses, including mixed use and work/live units. Residential uses are allowed in this subdistrict. This subdistrict encourages development that contributes to the pedestrian character of the 1 XCOEFMLOOD1QKJ
Exhibit 1
street. This subdistrict is located along east Washington Boulevard, east of Lake Avenue, north side only, between Mentor Avenue and Catalina Avenue 4-. —SP-1d —Village Building Type. This subdistrict promotes only a commercial character, and excludes residential, mixed use, and work/live units. This subdistrict is located along Lake Avenue, between Mountain Street and Orange Grove Boulevard.
^—SP-1e - Village Building Type. This subdistrictis adjacent to the Gold Line light rail station and allows for a mixture of commercial, mixed use and work/live units and higher density residential. Residential uses are only allowed as part of mixed use developments. This subdistrict is located along Lake Avenue, between Orange Grove Boulevard and Maple Street.
17.34.030 SP 1 Allowable Land Uses and Permit Roquiromonts A^—Allowable land uses. All land uses allowed in the base zoning districts as permitted or conditional uses may be allowed in the SP 1 overlay district in compliance with the land use permit requirements of the applicable base zoning district, except as follows:
4^—Additional allowed uses. The following additional uses shall be allowed within the SP 1 overlay:
Q^. — In the SP 1a subdistrict, restaurants, fast food restaurants, formula fast food restaurants, maintenance and repair services, and personal services are allowed. Restaurants, fast-food and formula fast-food restaurants shall not be allowed to have beer and wine service or full alcohol service. b-. — In the SP 1a, SP 1b, SP 1c and SP 1e subdistricts, work/live units are allowed subject to a conditional use permit.
2-. — Additional prohibited uses. The following uses are prohibited throughout the overlay district:
3h — Commercial growing grounds;
b^—Drive through businesses;
Q. — Life/care facilities;
4-. — Medical services: extended care;
e^—Temporary swap meets;
^—Vehicle services: service station;
§-. — Vehicle services: vehicle storage;
h-. — Vehicle services: vehicle washing and detailing including small-scale vehicle washing and detailing businesses; or
Wholesaling, distribution, and storage —small scale.
3. Additional Prohibited Uses in SP 1a. In the SP 1a and SP 1c subdistricts, commercial off street parking uses are prohibited;
2 XCOEFMLOOD1QKJ
Exhibit 1
^1. Additional Prohibited Uses in SP 1d. In the SP 1d subdistrict, the following uses arc prohibited:
Q^. — Single family residential;
^—Multi family residential;
e-. — Boarding houses;
4-. — Caretaker quarters;
e^—Dormitories;
^—Fraternity/sorority housing;
^—Mixed-use projects;
h-. — Residential care facilities, general;
Residential care facilities, limited;
^-. —Single room occupancy;
k — Supportive housing;
^—Transitional housing; or
m. Work/live.
^—Additional Prohibited Uses in SP-1o. In the SP 1e subdistrict, single family residential and multi-family residential uses.
&—Nonconforming uses. Except as modified in this Section, the provisions of Chapter 17.71 (Nonconforming Uses, Structures, and Parcels) shall apply to nonconforming uses in the overlay district.
4^—Expansion prohibited. The following uses shall not be expanded:
a-. — Mini malls;
b.—Vehicle services —service stations;
&—Vehicle services vehicle/equipment repair;
4-. — Vehicle services —sales and leasing limited;
e^—Vehicle services - vehicle storage;
^—Vehicle services vehicle washing/detailing and vehicle washing/detailing, small scale; or
Q-. — Commercial off street parking.
^. — Expansion defined. For the uses listed above in subsection 1, expansion or enlargement is prohibited. The use is expanded if any of the following occurs:
a-. — Enlargement or expansion of the gross floor area; k-. — The paved parking area serving the use is increased; &—One of the following occurs:
3 XCOEFMLOOD1QKJ
Exhibit 1
^
4-
(1) Increasing the number of fueling positions for a service station; (2) Increasing the number of work stations for vehicle equipment repair; OF
(3) Adding or changing a sen/ice at a service station or vehicle/equipment repair use that was not previously offered, including an auto wash or mini-mart.
Allowed Alterations. The following changes are allowed:
Q^. — Modernization of equipment;
b^—Reconfiguration of the parking in order to provide a more efficient plan; G-. — Modification of existing landscaping or new landscaping to accommodate a reconfiguration of the parking;
4-. — Modernization that is consistent with the intent of this subsection as determined by the Zoning Administrator.
Alterations. Buildings housing any of the uses listed in Subsection B.1 above, may be altered according to the provisions of Chapter 17.71 (Nonconforming Uses, Structures, and Parcels).
&-. — Drive-through businesses. The number of queuing positions or service windows for any use that provides drive-through services may be increased with the approval of a conditional use permit; however, the gross square footage of such business shall not be increased. A drive through business may be completely demolished and rebuilt with the approval of a conditional use permit as long as the square footage of the new building is not more than the building proposed to be demolished.
17.34.040 SP-1 General Dovolopmont Standards
Subdivisions, new land uses and structures, and alterations to existing land uses and structures shall be designed, constructed, and established in compliance with the requirements in Table 3 15.1 in addition those in Section 17.34.050 (SP 1 Additional Development Standards), and the applicable standards (e.g., landscaping, parking and loading, etc.) in Article 3 (Site Planning and General Development Standards). For residential projects, see 17.34.060 (SP-1 Residential Development Standards). The development standards of the base zoning districts shall not apply. ili^SiBniESEEGi;EllCBBaN..E3ElEreBMENI:IISmN,D/\RDISia
Development featureRequirement by Zoning Distriet
SP-4eSR-44
Minimum lot sizeMinimum area and width for new parcels.
Minimum area7,200 sf
-Wt^th55-ft
As
determined
through
the
subdivision
7,200 sfAs determined
through the
subdivision process
consistent with the
General Plan
XCOEFMLOOD1QKJ
4 Exhibit 1
process
consistent
with the
General
^an
IVIaximum density (1)Minimum lot area in square feet required for oach dwelling unit. See Section 17.3^.060 for the applicable residential development standards.
2,750 sf1,360sfNA.&W-sf
SetbacksSee Section 17.^10.160 for setback measurement, allowed projections and encroachments into setbacks, and
exceptions to setbacks.
Front20-ft
minimum
w
5ft fixed
^)-w
5ft fixed5-fr-5ft fixed
(3H4)
-S^es^-ftNA.^A.^A.H^r
Corner side€-frw
Rearw_©__©__©-
Encroachment planeStructures shall not be located within an encroachment plane. See Section 17.^10.160 for allowed projections into encroachment planes.
Adjoining a
residential property line
30-
de^-ee
eight feet
above the
existing
grade at
the
property
abutting
residential
user
45 degree angle eight feet above the existing
grade at the property line of the abutting
residential use
Height limitMaximum height of main structures at points noted. See
17. '10.060 for height measurement, and exceptions to
height limits.
30 ft non
residential
including
mixed
30 ft non
residential/
42-ft.
mixed use
25 ft non
residential/
37-K
use (9)
30-ft
^m
36 ft non
residential/
4^-ft
mixed
mixed-use
Accessory structuresSee Section 17.50.250 (Residential Accessory Uses and Structures)
XCOEFMLOOD1QKJ
5 Exhibit 1
LandscapingChapter 17.44 (Landscaping)
ParkingChapter 17.46 (Parking and Loading
Chapter 17.^18 (Signs)
Other applicable
standards
Chapter 17.40 (General Property Development and Use
Standards)
Notes:
{4^—See Chapter 17.43 regarding density bonus provisions. <2)—Not more than 35 percent of the area between a street property line and a front building line may be paved. Unpaved areas must be planted and maintained with landscaping. Asphalt shall not be uses as a paving material. (3)—Recessed pedestrian entries may be provided for a distance of 30 percent of the street frontage provided that the minimum length of the building frontage that is five feet from the street property line is not reduced to less than 25 feet. (4)—Except as provided under the driveway provision of this section and the parking provisions of Chapter 17.46, paving shall be provided throughout the corner and front yards. Asphalt shall not be used as a paving material.
(5)—For properties having a rear property line abutting the side yard of a residential use, a minimum rear yard of seven feet shall be provided. For properties having a rear property line abutting an alley, a minimum rear yard of four feet shall be provided.
^-
A 020 foot setback is required when abutting the rear yard of a residential use. {?)—A 15 foot setback is required when adjacent to an R district. {§)—Along the north side of Washington Boulevard west of Prime Court, and along the south side of Washington Boulevard west of Hudson Avenue, the maximum building height is 25 feet for non-residential and 37 feet for mixed use projects.
Minimum building height is 15 feet.
17.34.050 SP 1 Additional Dovolopmont Standards
A_Alcohol sales and services. The provisions of Section 17.28.030 (AD 2 overlay district) shall apply.
&—Hours of operation. The provisions of 17.40.070 shall apply. &—Specific public and semi-public uses. The development standards for public or private schools, public safety facilities, and religious assembly uses shall be determined as specified by a Conditional Use Permit.
&—Fences and walls.
A- — Within subdistrict SP 1a, the wall and fence requirements shall be that of the RS 6 district for all projects except multi family projects which shall meet the fence and wall requirements of Section 17.40.180.B.3 (Multi-family projects (City of Gardens standards))
2r. — Within all other subdistricts, the fence and wall provisions shall be those of the base district provided that an eight-foot-high solid masonry wall shall be constructed along the property line that separates a nonresidential use from a 6 XCOEFMLOOD1QKJ
Exhibit 1
residential use. The required wall must be constructed on a property prior to any other new construction on that property.
&—Loading and refuse areas. To the extent feasible, loading berths and refuse storage areas shall be located away from residential uses.
R—Signs. The height of a free-standing or monument sign shall be limited to eight feet.
Such sign shall have a minimum of 75 square feet of landscaping. All other signs shall meet the requirements of Chapter 17.'18 (Signs).
G-. — Landscaping. Vertical landscape material shall be planted and maintained on the property of a nonresidential use along the property line of a residential use.
N^—Driveways. The maximum driveway width shall be equivalent to the minimum driveway width allowed in Chapter 17.46. A landscape area shall be provided along the side of the driveway in front or corner yards. The width of the landscape area shall be a minimum of two feet and a maximum of five feet. The maximum height of planting materials within this required landscape area shall not exceed 2.5 feet. k—Residential building conversions. Buildings originally constructed for residential use prior to November 23, 1997, may be reused for permitted or conditionally permitted nonresidential use. Such reuse shall comply with the provisions of
17.50.070. The mixed use standards and work/live standards of this code shall not apply for such convorsions. (Ord. 7129 § 3, (Exh. B), 2008) ^-. — Floor area ratio. The floor area ratio requirement of the base district shall not be applicable in this specific plan.
K^—Commercial frontage and fagade standards. Section 17.24.050 (Commercial Frontage and Fagade Standards) shall not be applicable.
17.34.060 SP-1 Residential Dovolopmont Standards
For the development of residential uses, the following standards shall apply. All standards including height, setbacks and encroachment plane requirements of the following districts shall be applied.
A-. — Single-family. For single family uses, the standards of the RS 6 district shall apply. &—Two units on a lot. For two units on a lot, the standards of the RM-12 district shall G-. — Three units or more. For development of three units or more, the following applies.
4.—Within the SP 1a subdiotrict, the development standards of the RM 16 district shall apply.
^. — Within the SP 1b and SP 1c subdistricto, tho dovolopment standards of the RM 32 diotrict shall apply.
17.34.070 SP 1 Edge Repair
For properties in subdistricts SP 1b and SP-1d and SP 1e that were developed prior to November 23, 1997, and that exceed the required five foot front and corner yard 7 XCOEFMLOOD1QKJ
Exhibit 1
provisions, additions to the existing building shall be permitted provided the development standards of the base district are met and an edge repair is provided. An edge repair is an area along the street property line set aside for pedestrian amenities.
The minimum depth of the edge repair shall be five feet from the street property line, and the minimum length shall be 40 percent of the length of the parking area along each street frontage. Portions of the edge repair at intersecting streets shall comply with the regulations of Chapter 12.12 of the Municipal Code. An edge repair must include the following three elements. The required three elements shall be approved by the Planning Director under the design review process required under this chapter.
A-. — Shade or shelter. An element that provides shade or shelter such as a tree.
B-. — Activity. An element that provides an activity such as a newsstand that provides a sales activity; and
Q-. —Meeting place. An element that provides a meeting place such as a park bench.
Chapter 17.34 - North Lake Specific Plan
17.34.010 -Purpose of Chapter
This Chapter lists the land uses that may be allowed within the zoning districts established by the North Lake Specific Plan (NLSP), determines the type of land use permit/approval required for each use, and provides comprehensive design and development standards for all projects.
17.34.020 -Zoning Districts
The purpose of the NLSP zonina districts (Figure NLSP-1) is to implement the plan vision for each of the subareas as described in the NLSP document and summarized below.
A, NL-MU-C (Mixed-Use Core)
• Create mixed-use activity centers that encourage a range of active uses where people can walk to shops, restaurants, and jobs in proximity of transit or major intersections; and
Support projects that are entirely commercial, entirely residential, or mixed-use, with around floor commercial required at key intersections.
B, NL-MU-N (Mixed-Use Neicihborhood)
• Promote the development of pedestrian-friendlv neighborhoods with commercial uses that are sensitive to neighboring residents; and SuDDort Drojects that are entirely commercial, entirely residential, or mixed-use, intearated either horizontallv or vertically, consistent with around floor use requirements.
C, NL-RM-48 (Residential Multi-Family)
Maintain the current uses and protect the existing residential character using City of Gardens standards,
8 XCOEFMLOOD1QKJ
Exhibit 1
D. NL-RM-32 (Residential Multi-Family)
• Maintain the current uses and protect the existing residential character usina City of Gardens standards.
E NL^RS-GJ Residential Single-FamiIy)
Provide areas for low density residential neighborhoods and relate new development to the existing environment.
F. OS (Open Space)
Provide opportunities for parks and recreation to residents and visitors.
G, PS (Public Semi-Public)
Provide for larqe public or semi-publjc land uses that may not be appropriate in other base zoning districts.
Figure NLSP-1: Zonina Districts
NL-MU-C
NL-MU-N
NL-RM-48
|n NL-RM-32
NL-RS-6
E I "°"
os
WAS KINS TOK
3 i
(^ Mrt-Al—lahShifi—
17.34.030 - Allowable Land Uses
A. Definitions. Definitions of specific land uses are found in Section 17.80.020. 9 XCOEFMLOOD1QKJ
Exhibit 1
B, Permit Requirements. Table NLSP-1 identifies the uses of land allowed, the land yse_@ermiLrequired to establish_each use, and limitations that may apply for a particular use.
C. Standards for Specific Land Uses. Additional standards may apply to specific land uses: refer to the Section noted in Table NLSP-1.
1^ Section 17.50.160 shall not apply to Mixed-Use Projects.
2. Section 17.50.350 shall not apply to Multi-Family Housinq.
D, Ground Floor Frontages. In Mixed-Use zoning districts, additional commercial regyirements and residential unit restrictions on the around floor shall apply per Section 17.34.070.A.
E. Major Construction. Conditional Use Permit approval shall be required for new construction exceeding 25,000 sa. ft. See Section 17.61.050.J for additional requirements.
F, Prohibited Uses. Those uses not listed in Table NLSP-1 are prohibited by the NLSP, except as otherwise provided by Section 17.21.030.A.
G. Nonconforming Uses. Existing uses which are made nonconforminfl by the NLSP shail_be_SLLbiect to Section 17.71, with the following_exceptions and additional restrictions.
'L The following uses shall not be expanded:
a. Vehicle Services (except Automobile Rental)
b^ Commercial Off-Street Parking
c. Drive-Throuqh Businesses
2. Expansion defined. For the uses listed above in subsection 1, expansion or enlargement is prohibited.
a_ For all uses, expansion includes any of the following occurs:
{11 Enlargement or expansion of the gross floor area;
{2} The paved parking area servinQ the use is increased; or 10 XCOEFMLOOD1QKJ
Exhibit 1
{3} Expansion of the use onto an adjacent property.
b. For Vehicle Services, the use is also expanded if any of the following occurs:
{11 Increasing the number of fueling positions for a service station; {2} Increasing the number of work stations for vehicle equipment repair; or {3} Adding or changing a service at a service station or vehicle/equipment repair use that was not previously offered, including an auto wash or mini- mart.
c_ For Drive-Throuflh Businesses, the use is also expanded if any of the following occurs:
{11 Increasing the number of queuing lanes and/or positions; {2} Adding service windows; or
{3} Adding or expanding outdoor dining area.
3. Allowed Improvements. Notwithstanding subsections 1 through 3, the followinQ changes are allowed:
a. Modernization of equipment;
b. Reconfiguration of the existing parking lot in order to provide a more efficient plan (exclusive of drive-through lane);
c. Site improvements such as landscaping, trash enclosures, lightino, and walls and fences; or
d_ Modernization or improvements that are consistent with the intent of this subsection as determined by the Zoning Administrator.
e, Dnve-Through Businesses:
(1) In addition to the improvements listed above, relocatinfl the drive-through lane for purpose of improving site circulation, or pjher improvements to address operational impacts to health, safety, or general welfare of persons residina or working in the neighborhood may be allowed with approval of a Minor Conditional Use Permit, in compliance with PMC
17.61.050.
11 XCOEFMLOOD1QKJ
Exhibit 1
Table NLSP-1: Allowable Land Uses
SymbolDescnptlonSection
pPermitted use, Code Compliance Certificate reauired.17.61.020 MCConditional use, Minor Con d itional Use Permit required.17.61.050 AMCConditional use, Administrative Minor Conditional Use Permit required.
17.61.050
cConditional use, Conditional Use Permit required.17.61.050 ACConditional use, Administrative Conditional Use Permit regyired.
17.61.050
EConditional use, Expressive Use Permit required.17.61.060 TUPTemporary use, Temporary Use Permit requirecL17.61.040 Use not allowed.
{AlUse is only permitted as accessory to another permitted use.
Land Use1Permit Requirement
NL-MU-C
Section / Notes
NL-MU-N
RESIDENTIAL USES
Accessory Dwelling Unitpp17.50.275
Boarding Houses2pp17.50.065
Dormitoriespp
Fraternities / Sororitiespp
Home Occupationspp17.50.110
Mixed-Use Projectspp
Multi-Family hlousingpp
Residential Accessory Uses and
Structures
pp17.50.250
Sinale-Room Occupancypp17.50.300
Supportive Housingpp
Transitional Housinqpp
COMMERCIAL USES
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Clubs, Lodges, Private Meeting Hallscc
Colleges, Nontraditional Campus Setting ] Pp
Colleges, Traditional Campys_Settingc
with Safe ParkingMC17.50.265
Commercial EntertainmentE17.50.130
Commercial Recreation, Indoorpp17.50.13^0
XCOEFMLOOD1QKJ
12 Exhibit 1
Commercial Recreation, Outdoorc^17.50.130
Conference Centersc
Cultural Institutionspp
Electronic Game Centerspp17.50.100
Park and Recreation Facilitiespp
Religious Facilities^c17.50.230
with Affordable hlousinqpp17.50.230
with ColumbariumMCMC17.50.230
with Temporary hlomeless ShelterMCMC17.50.230
with Safe ParkingMCMC17.50.265
Schools, Public and Privatec17.50.270
Schools, Specialized Education and
Training
pp
OFFICE. PROFESSIONAL & BUSINESS SUPPORT USES
Automated Teller Machines (ATMs)pp17.50.060
Banks and Financial Servicespp
with Walk-Up Servicespp17.50.060
Business Support Servicespp
Offices, Accessorypp
Offices, Administrative Business
Professional
pp
Offices, Governmentpp
Offices, Medicalpp
Research and Developmentpp17.50.240
Work/Live Unitspp17.50.370
RETAIL SALES
Alcohol Sales, Beer and Winecc17.50.040
Alcohol Sales, Beer and Wine at
Restaurants (includinci fast food)
ACAC17.50.040
Alcohol Sales, Full Alcoholcc17.50.040
Alcohol Sales, Full Alcohol at
Restaurants (including fast food)
ACAC17.50.040
Animal Services, Retail Salespp
Bars / Tavernscc17.50.040, 17.61.050.J
with Live Entertainmentcc17.50.130
Commercial Nurseriesc17.50.180
Convenience Storespp
Food Salespp
Internet Vehicle Salespp
Liquor Stores^c17.50.040, 17.61.050.J
Restaurants, Fast Foodpp17.50.260
Restaurants, Formula Fast Foodpp17.50.260
Restaurantspp17.50.040, 17.61.050.J
with Limited Live Entertainmentpp17.50.040, 17.61.050.J with Walk-Up WindowMCMC17.50.040, 17.61.050.J
XCOEFMLOOD1QKJ
13 Exhibit 1
Retail Salespp
Significant Tobacco Retailerscc17.50.330, 17.61.050.J
SERVICES
Adult Day Care, Limitedpp
Animal Services, Boardingpp
Animal Services, Groomingpp
Animal Services, Hospitalspp17.50.050
Catering Servicespp
Charitable Institutionspp
Child Day Care Centersp17.50.080
Child Day Care, Largepp17.50.080
Child Day Care, Smallpp
Emergency SheltersMCMC17.50.105
Emergency Shelters, Limitedpp17.50.105
Laboratoriesp
Lodging, Bed and Breakfast Innsc17.50.140
Lodging, Hotels and Motelscc17.50.150
Low Barrier Navigation Centerspp17.50.153
Massage Establishmentscc17.50.155
Mortuaries / Funeral hlomesp
Neighborhood Gardenspp
Personal Improvement Servicespp
Personal Servicespp
Printina and Publishingcc
Printing and Publishing, Limitedpp
Public Safety Facilitiescc
Vehicle Services, Automobile Rentalcc
INDUSTRY. MANUFACTURING. & PROCESSING
Alcohol Beverage Manufacturingpc17.50.040, 17.61.050.J
with Accessory Tasting RoomMCc17.50.040, 17.61.050.J
Custom Manufacturing / Artisan
Production
pp
Industry, RestrictedMCMC
TRANSPORTATION. COMMUNICATION & PROCESSING USES
Accessory Antenna Arrayspp
Alternative Fuel / Recharging Facilitiespp
Communications Facilitiescc
Transportation Terminalscc
with Safe ParkingMCMC17.50.265
Utilities, Majorcc
Utilities, Minorpp
Wireless Telecom Facilities, Majorcc17.50.310
Wireless Telecom Facilities, MinorMCMCj7^0^3_1_Q
Wireless Telecom Facilities, SCLpp17.50.310
XCOEFMLOOD1QKJ
14 Exhibit 1
TEMPORARY USES
FilminQ, Long-termMCMC17.61.090
Filming, Short-termpp17.61.090
Other Temporary UsesP/TUPP/TUP17.50.320
Notes:
1 See Section 17.80.020 for definition of the listed_land_yses, 2 Includes Co-living facilities, which may include more than one shared kitchen per building. Separation requirements of Section 17.50.065 shall not apply.
17.34.040 - Public Realm Standards
A. Sidewalks
These standards are intended to:
Ensure a minimum sidewalk width is achieved, appropriate to support future densities, intensities, uses, and pedestrian volumes;
Provide sufficient space to support dedicated Amenity and Walk Zones; and Increase shade, carbon sequestration, and stormwater capture by allowing adequate space for street trees and parkways.
1_ Sidewalk Width
a. Dimension. Projects shall provide sidewalks that meet the required widths per Fiflure NLSP-2. Where the existinq sidewalk mht-of-way is less than the reouired width, the difference shall be provided through a private property dedication.
{11 Sidewalks are measured from the Primary Curb Line of each block to the sidewalk line, as illustrated in Figure NLSP-3.
{2} This area shall be paved for general use to the standards specified by Public Works, except for landscaped parkways^er Section 17.34.040.B. 15 XCOEFMLOOD1QKJ
Exhibit 1
{3} Within the sidewalk width, sidewalk zones shall be provided to the dimensions set in Figure NLSP-4.
{4} Where the curb deviates (i.e. bulb-outs), exceptions in zone width are allowed and shall be determined by the Director of Public Works, {5} Driveways are allowed per Section 17.34.090.8.
b. Maintenance. Sidewalk improvements shall be installed and maintained by the abutting property owner.
16 XCOEFMLOOD1QKJ
Exhibit 1
Figure NLSP-2: Sidewalk Width
I65:J
t-.ISȣtufe-E:"s
II1 ? I
I
a.) U-i
s
=i
s
N=S@i
iff @IM
'@h
cr
E=3Hi
8 -10
^
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ZB
-3
e^.alt
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RftActm - - UftResidentnl —ISftActw
Figure NLSP-3: Sidewalk Line
Curb face ~-i
fseyfx^".
^^^'•"mm~~—w*~~m"-n»5~\ Krinnarv Curb Une
Required/SiciewqikwtilthIi|
-^
Sidewalk Lh^
PotCtlPmcilParcelParcel
XCOEFMLOOD1QKJ
17 Exhibit 1
2, Sidewalk Zones
a_ Amenity Zone. Sidewalks shall provide an Amenity Zone consistent with the width illustrated in Figure NLSP-4, includino the curb. {11 Projects shall meet minimum parkway and street tree requirements per Section 17.34.040.B.
{2} The followind elements are permitted in the Amenity Zone at the discretion of the Director of Public Works and with public works permits (if applicable): paved area for pedestrian mobility, parkways, and street trees, seatina/furniture, outdoor dining, planters, bicycle parkins, bus shelters, and/or other utility facilities includirLq streetlights, signals, meter/sign poles, and pull boxes, etc.
b. Walk Zone. Sidewalks shall maintain a Walk Zone as a continuous path of travel for pedestrians at the width illustrated in Figure NLSP-4. This area shall bejree of all furnishings, landscaping, or obstructions. c_ Frontage Zone. Sidewalks may include a Building Frontage Zone between the_Walk Zone and the sidewalk line, A maximum width is illustrated in Figure NLSP-4.
{11 The followino elements are permitted in the Frontage Zone: paved area for pedestrian mobility, seatin^/furniture, outdoor dining (with a Public Works permit), planters, and/or shade structures per Section
17.34.070.D.
18 XCOEFMLOOD1QKJ
Exhibit 1
Figure NLSP-4: Sidewalk Zones
Diagram 1:12' Active Sidewalks
L
r
tt ^
B^d»^ nWUkZon
rs'
Diagram 2:12' Residential Sidewalks
12 sidewalk
^
W.lkZsn.
6'6' i
mlri '• m In
12'sildewalk
Diagram 3:15 Active Sidewalks
i»
ffi ^TT-A-Y-X
Ro»od^v<^ WUkZbni
mcoc m*n min
15'sidewalk
B. Parkways & Street Trees
These standards are intended to:
Enhance pedestrian conditions throuflh increased landscaping at sidewalk level;
Provide a visual buffer between parking lane and sidewalk; Improve stormwater capture and increase permeability of sidewalk zone; and Improve street tree health and support the process of carbon sequestration.
1. Parkways
19 XCOEFMLOOD1QKJ
Exhibit 1
d. Required Parkways. Projects shall include parkways within the Amenity Zone as follows, except as approved by the_Director of Public Works; see Figure NLSP-5.
{1} For residential-only projects, parkway length shall be no less than 60 percent of street frontage.
{2} For all other projects, parkways length shall be no less than 30 percent of street frontage,
Figure NLSP-5: Parkway Design Standards
Access Way of at feast 4 feet in width
required for every 20 feet of parkway
Non-vegetative groundcover permitted
for up to 20% of total parkway areakj
'^r- a
Parkway and tree
we!! width must
equal required
Amenity Zone width
3B
0>a
w
a*» 0
f(h< 0
p
Pianted areas may be comprised of shrubs,
groundcover, or Turf less than 2 feet in height
e_ Dimensions. Parkways shall be constructed at the same width as the Amenity Zones illustrated in Figure NLSP-4, minus the 6-inch width required for the curb, except as approved by the Director of Public Works. [11 When street parking is adjacent to the curb, a paved buffer with a minimum width of 18 inches is required, in addition to the 6-inch curb, except where tree grates are adjacent to the curb.
20 XCOEFMLOOD1QKJ
Exhibit 1
{2} Barriers up to 24 inches high, such as low walls or fences, are permitted at the interior edge of the parkway but are not required. f. Access Ways. Where on-street parkino is permitted, access ways shall be provided at a minimum frequency of one per every 20 feet of continuous parkway.
{11 Access ways shall be a minimum of 4 feet in width and provide a firm, uniform walking surface in all weather conditions from the curb to the Walk Zone.
{2} The finished surface of access ways shall be in plane with both the adioining top of curb and sidewalk.
{3} Access ways shall be constructed of pavers, concrete, or stabilized decomposed granite.
g_ Planted Area. A minimum of 80 percent of the total required parkway area for a fliven project shall be comprised of plant material. {11 Permitted materials include groundcovers, turf or turf substitutes, and shrubs or low perennials that are lower than 24 inches in height at full maturity.
a. All plant material shall be native or climate appropriate and have a water use rating of Moderate, Low or Very-Low as defined by Water Use Classification of Landscape Species (WUCOLS) for the region. Plant water use requirements may be relaxed to maximize the efficiency of parkway stormwater capture systems subject to approval by the Director of Public Works.
b. Plants with spines or thorns shall not be planted adjacent to any walkways or curbs.
c. Edible plants are not permitted in parkways.
d. Artificial turf is not permitted in parkways.
{2} When removing existing material from a parkway, there shall be no damafle to the street tree roots. Parkway ImpioyementsjnvojyLng 21 XCOEFMLOOD1QKJ
Exhibit 1
excavation within an existing tree's root zone must be consistent with the City's Tree Protection Ordinance and Guidelines. Root pruning, if required and approved by Public Works, must be overseen by a Certified Arborist, Excavation within a tree'sj'oplzpne must be replanted immediately to prevent the tree roots from exposure and undue harm.
h. Non-planted Area. A maximum of 20 percent of the parkway area may be organic or inorganic cover.
{11 Permitted materials include permeable pavers, decomposed granite, g ravel, rocks, or mulch.
a. Pavers are not allowed within 3 feet of any public streetlight pole or pull box or other utility facilities.
i. Stormwater Management. Parkways shall either meet the following basic stormwate r stand a rds, o r propose a biofiltration planter or swale design based on local conditions subject to the approval of the Director of Public Works.
{D The parkway shall be at the same grade as the adjacent hardscape surface at the outer edge of the parkway and slope at a minimum of 1 percent towards the center of the parkway.
{2} For parkways with a width greater than 5 feet, the center 2 feet of the parkway shall be depressed 3 to 4 inches to form a shallow swale to collect sidewalk stormwater. Alternative means of storing runoff, such as gravel sumps within the parkway, may be provided with review authority approval.
L Irrigation. Irrigation systems in parkways shall be designed and constructed in a manner that will eliminate surface runoff onto any impermeable surface, public or private, under any condition.
{11 Design of irrigation systems in parkways shall be in accordance with all local, state, and federal laws and regulations for water conservation. {2} Street tree roots shall not be damaged durino the irriflation installation process.
22 XCOEFMLOOD1QKJ
Exhibit 1
k. Maintenance. Abutting property owner shall maintain the parkway.in_a condition so as not tp_endanger persons or property, and not to interfere with the public convenience.
2. Street Trees
a. Species. Street tree species shall be selected accordinci to the Master Street Tree Plan at the discretion of the Director of Publ[c_Works. Trees may be planted within parkways or tree wells. For auidance on street trees, refer to Appendix A.2 of the NLSP document.
b. Spacing. Street trees shall be planted at a spacing of_one per 30 feet.
Exceptions can be made by the Director of Public Works due to conflicts with street lights, bus shelters, utility boxes, or other street amenities or species type. Closer spacing is encouraaed when feasible and when appropriate for a particular tree type.
c_ Well Dimension. Tree well width shall be equivalent to the required Amenity Zone, minus the 6-inch width required for the curb.
(1) If a paved buffer zone is required due to adjacent street parkinfl, the tree well width may be reduced to accommodate this buffer strip. The minimum length of a tree well shall be 6 feet.
{2} Street trees planted within tree wells must be installed accordinfl to the Department of Public Works Tree Planting in Tree Well Standard Plan. d. Well Frames. Tree well frames, or tree grates, may be installed according to the Department of Public Works Tree Well Frame Installation Standard. e. Expanded Root Zone Cell. Each street tree shall be provided with an uncomDacted root zone volume of 800 cubic feet minimum. The root zone volume depth shall be 2 feet minimum and 3 feet maximum. {11 Where this root zone volume cannot be provided within the parkway area, an expanded root zone cell volume shall be provided below adjacent pavement using a strategy such as structural soil or a suspended pavement system to provide an uncompacted soil area suitable for tree root growth.
23 XCOEFMLOOD1QKJ
Exhibit 1
{2} The root zone volume per tree requirement may be reduced by 10 percent where two or more trees share a contiguous root zone cell. {3} Maintenance. All street trees shall be maintained by the Department of Public Works.
17.34.050 - Summary of Development Standards
Table NLSP-2 provides abbreviated development and design standards by zoning district for the NLSP. Complete standards shall be referenced within Sections 17.34.070-
17.34.100.
Table NLSP-2: Summary of Development Standards
StandardNL-MU-CNL-MU-N
Scale
Allowable Density
Dwelling Units per
Acre
Figure NLSP-6
Allowable Intensity
Floor Area RatioFigure NLSP-7
Height
Building HeightFigure NLSP-8
Required Setbacks
All streetsFigure NLSP-10
Adjacent RM/RS15' min.
Other interiorsNone required
Required Stepbacks
Adjacent RM/RSFigure NLSP-11
Historic Adjacency
XCOEFMLOOD1QKJ
24 Exhibit 1
Setbacks &
Stepbacks
Figure NLSP-12
Required Modulation
Length10% or 20' break required for buildings exceeding 150' street frontage Area25% for buildings over 50' in length
Frontage
Ground Floor
Frontages
Section 17.34.070.A
Reauired UsesFigure NLSP-15 and Table NLSP-5
Commercial Depth35' average, 20' min.
Ground Floor
Design
Section 17.34.070^
Height15' min.
Residential Elevation-2' to 6' max.
Minimum
Transparency
Section 17.34.070.C
Ground Floor60%50%
Overall Facade30%30%
Residential Elevation15%15%
Shade StructureSection 17.34.070.D
Arcades & GalleriesSection 17.34.070.E
Exterior FixturesSection 17.34.070.F
Walls & FencesSection 17.34.070.G
Balconies & Roof
Decks
Section 17.34.070.H
Open Space
Minimum Area
Non-residential5% of Non-residential Gross Floor Area for projects over 40,000 sf XCOEFMLOOD1QKJ
25 Exhibit 1
Residential125 sf per studio, 150 sf per 1-bed, 200 sfper2-bed, 250 sf per 3+bed Publicly Accessible2% of GFA for projects over 80,000 sf: none reauired otherwise Private Open SpaceSection 17.34.080.B
Common Open
Space
Section 17.34.080.C
Publicly Accessible
Open Space
Section 17.34.080.D
PaseosSection 17.34.080.E
Parking
Minimum ParkingSection 17.34.090.A
Vehicle AccessSection 17.34.090.B
Layout & DesignSection 17.34.090.C
Other Applicable Standards1
General
Development2
Section 17.40
Inclusionary
Housing
Section 17.42
Density BonusSection 17.43
LandscapingSection 17.44
Parking & LoadingSectionJL46
SignsSection 17.48
Specific Land UsesSection 17.50
1 Projects shall follow all requirements listed except where modified by the NLSP. In the event of conflict between_the_Zoning Code and the NLSP, the requirements of the NLSP shall control, per Section
17.12.020.D.
17.34.060-Scale Standards
These standards are intended to:
26 XCOEFMLOOD1QKJ
Exhibit 1
•
•
Implement the General Plan density (du/ac) and floor areaj-atio (FAR) values; Shape development in a manner that creates a defined public realm and appropriate scale of buildings for a visually appealino community; Reduce building massino throuoh setback and stepback requirements that create appropriate transitions to residential neiahborhoods; Support high-aualitv architecture and urban design through modulation requirements and a varied roof lines incentive; and
Require appropriate transitions to designated historic resources.
A. Density
1. Residential Density. Projects that include residential dwelling units shall not exceed the allowable dwelling units per acre (du/ac) set in Figure NLSP-6, a. Fractions shall be rounded to the nearest whole number; those at 0.50 shall be rounded up.
b. For projects utilizino state density bonus, refer to Government Code 65915. c. The maximum is based on total site area. If a street dedication or easement isj^guired, density shall be cajculatecLysing the size of the lot prior to the street dedication or easement.
27 XCOEFMLOOD1QKJ
Exhibit 1
Figure NLSP-6: Residential Density
AStl-H
WOWARO
PtBKINS Alt
WASWNSTON
MOWAHB
IADIR*
5 «10(i»*NBE
I I
11 g
ds WSSi
s
g
CLABlMOttT
£
s
BEtVIOEKE
BEU.
UQlimuH
ME:RRE7T
tOYLSTO
g
2 ORANGE GROVE
EARLHAM
SANTA BARBARA
VILLA
§
3 5 d
MAPLE
MttnA Un. Lain Sllltion
6 32
48 64
87 Specified by PD, CUP or Master Plan
N/A
XCOEFMLOOD1QKJ
28 Exhibit 1
B. Intensity
j_ Floor Area Ratio. Projects that include non-residential space, including mixed- use, shall not exceed the allowable floor area ratio (FAR) set in Figure NLSP-7. a. In mixed-use projects, residential floor area is included in FAR. b_ Areas used exclusively for vehicle and bicycle parking and loading are excluded from FAR.
c. The maximum is based on total site area. If a street dedication or easement isj^quired, FAR shall be calculated using the size of the Lotprior to the street dedication or easement.
29 XCOEFMLOOD1QKJ
Exhibit 1
Figure NLSP-7: Floor Area Ratio
W^HtMSTON
MZUABtTM
ffi
^
HOWARDUAJU
@
ttQWABO
lAOtXA
E8
L-3
BIOGRANOE
£ S
.<
I IM
KltKINSAlY
Dla c
g
i
CtAKtMOtlT
aa
s
MLVIDERE
—1
C=]BELl
B]
ur
MOUNTAIN
MEBRIETT
m
BOYtSTO&-
llr-£
s
g
ORANGE GROVE
EARIMAM
SANTA BAiIBAHA
V1LIA
g
3 f
•
MAPLE
McimAUneLokcSlutinn
• 1.0
P1 1.5
2.0 2.25
Specified by PD, CUP or Master Plan
N/A
XCOEFMLOOD1QKJ
30 Exhibit 1
^1_ Building Heiciht. Projects shall not exceed the height limits set in Figure NLSP-8.
a, Hejoht is measured per Section 17.40.060.
L Exceptions allowed for Height Averaging (Section 17.34.060.C.2) and projecting features such as appurtenances and raitincis per Section
17.40.060.
2. Height Averagina. With approval of Design Commission, height limits may be exceeded for up to 30% of the building footprint to the maximum set in Map 6.1- 3, provided that the average height over the entire footprint does not exceed the allowable height; see Figure NLSP-9,
a. The intent is to counterbalance additional height with lower heights elsewhere on-site to achieve an economically-feasible development that protects view corridors and contributes to a more visually-compelling skyline.
b_ Averaging is not applicable to either development standards relating to building scale such as stepbacks. It may not be used in combination with a concession for building height to exceed the height requested under state density bonus law.
XCOEFMLOOD1QKJ
31 Exhibit 1
Figure NLSP-8: Building Height
WASHMCTON
'
M
e.
g
§
@
s
•
I•H a
SB
(Q u»~
Maximum Height (Height Averaging)
39ft • .: Refer to PMC
• 51 ft (63 ft)
>AU»*Liik.S-*tH>
Specified by PD,
CUP or MP
Figure NLSP-9: HeiahtAveraflinci
A building may exceed if s height limii for up to 30%
of it$ faotprfnt if anothes' area ss towered 50 f^iaf
fhe average hefght ss ai or hehw the height limit
Note: Diagrams usedf for slkf st ra five purpose s on!y.
D. Setbacks
32 XCOEFMLOOD1QKJ
Exhibit 1
3_ Street Setbacks. Buildings shall comply with the street setbacks set in Figure NLSP-10, except_wherejnodified for historic adjacency per Section
17.34.060(F). Setback ranges establish a minimum and maximum for the specified percentage of linear frpntacie.
a_ Street setbacks are measured from the sidewalk line; see Figure NLSP-3. b. Minimum setbacks shall apply to all stories of a buijding; setbacks less than the minimum are prohibited. Maximum setbacks shall apply only to the around floor.
c. Residential units on the ground floor shall have a minimum setback of 5 feet.
Where around floor residential units are elevated between 4 and 6 feet above sidewalk elevation, a minimum setback of 8 feet shall be required. d. Exceptions allowed per Section 17.40.160 (Table 4-1). e. For buildings set back from the sidewalk line 5 feet or more, a minimum percentage of the setbad^area shall be landscaped with trees, shrubs, and/or aroundcover, either in the form of in-ground landscaping or planters; Table NLSP-3.
f. Features allowed within the street setback include: landscaping and planters per Section 17.44, hardscape_(e.ci. stoops, patios), shade structures per Section 17.34.070.D, arcades and galleries per Section 17.34.070.E, walls and fences per Section 17,34,070-F, seating and furniture, outdoor dinino, and/or other open space amenities per review authority approval.
Table NLSP-3: Required Landscape Setbacks
Frontages with shared entrances to internal circulation50% Frontages with individual residential unit entrances30% with a stoop taller than 30 inches10%
Frontages with individual commercial tenant entrances30% with outdoor dining10%
33 XCOEFMLOOD1QKJ
Exhibit 1
Figure NLSP-10: Street Setbacks
WASH»(CTOrt
@
@
I '
! I
s
^
fa
,EJ
J=i
ri a. —~
ilij
i
M—
FOMIKECIIOU
CUB
pj
d
l.bii
sE
klrtuAUuLrf.SMfa* "
3-5'for 75%
5-10' for 50%
10-20'for 50%
Specified by PMC
4. Interior Setbacks. Projects shall have a minimum setback based on the shared Drooertv line, whichever is greater; see NLSP Table 4. No setback is required alona other interior property lines, except where modified for historic_adiacencY per Section 17.34.060.F
a. Interior setbacks are those abutting other parcels along non-street side and rear property lines and are measured from the shared property line. b. Exceptions allowed per Section 17.40.160 (Table 4-1), Table NLSP-4: Minimum Interior Setbacks
Adjacent to RM/RS zonino districts15ft
Within Vineyard Gardens subarea5ft
E. Stepbacks
XCOEFMLOOD1QKJ
34 Exhibit 1
j_ Interior Stepbacks. Adjacent to RM/RS zoning, districts, buildings shall not be located_within the encroachment plan_e sloping upward and inward at a 45- degree angle measured from the vertical, commencing 15 feet above the existing grade along the shared property line; see_Figure NLSP-11. a. Exceptions allowed per Section 17.40.160 (Tables 4-1, 4-2, 4-2.1).
Figure NLSP-11: Interior Stepbacks Adjacent to RM/RS Zoning Districts SSKBBB®HBIBS,S"ii:WI
NL
Zone
%,
43°
15'
(•Wpwtytn*
I
15' tetbaclcrcor^tdc actbocte varwi bycfcxtrict
RIWRS
Zone
F. Historic Adjacency
1. Landmark Properties. Projects on parcels with a designated historic resource shall be subject to review for consistency with the Secretary of the Interior's Standards.
2. Transition Massing. Projects sharinci a property line with a designated historic resource_are subject to the following modified standards, illustrated in Figure NLSP-12.
a. Street Setbacks. The minimum street setback shall be an average of tjne minimum setback set in Figure NLSP-11 and that of the resource for a minimum of 20 feet from the shared property line. If located between two resources, the street setback shall be an average of the setbacks ofthe_two resources.
35 XCOEFMLOOD1QKJ
Exhibit 1
b, Lnterjor Setbacks. The minimum interior setback shall be equal to that of the historic resource or 15 feet, whichever is less. No setback is required where the resource is built to the shared property line.
c_ Streetwall Height. A maximum streetwall height shall not exceed the height of the historic resource for a minimum of 20 feet from the shared property line, A stepback with a minimum depth of 10 feet is required above this height, measured from the modified minimum street setback. d. Interior Stepbacks. Projects shall not be located within an encroachment plane sloping upward and inward at a 30-degree anflle measured from the vertical, commencing 15 feet above the existing grade at the property line; see Figure NLSP-12. This plane is not applicable if the resource is built to the shared property line.
36 XCOEFMLOOD1QKJ
Exhibit 1
Figure NLSP-12: Historic Adjacency Transition Massing
The 50 degree historic adjacency encroachment plane is on imaginary inclined plane that slopes inward and extends along the length of the shared property line.
Modified Setback Range
Encroachment Plane
Historic resource
c
Project buildable area
10'
30°
H
15-
F G
20-' .-- E
B<<D'-t<.--
A
Street
Sidewalk
Sidewalk Line
Interior
property line
/A: Minimum street setback from setback range
B: Maximum street setback from setback range
C: Street setback of historic resource
D: Modified minimum slreet setback (average of A & C)
with in 20' of In tenor property line
E; In tenor setback of historic resource
'F: Interior setback of project
G: Height of historic resource
H: Maximum height before stepback of 10' in depth
within 20' of Interior property line
PLAN VIEW
\/ /
Interior
I .•:::S
•R
I property line
I.-
HistoricE :
resource
p>1
c
jlll:^; Project
buildableorea
"p^^ ^.^^^^-^'^/Z/zyZ^yzZ//.
I—I
20 ft Sidewalk
s':
Street
ELEVATION VIEW
r
Interior'*
property line
Historic
resource
/
Project:(!ii|g
buildableL.B
area:i:^K
H G
IS
Note: Diagrams used for iilustmtive purposes only.
37 XCOEFMLOOD1QKJ
Exhibit 1
G. Modulation
1, F.asade_Length._Each street-facing facade exceeding 150 feet in length shall include a minimum break of 10 percent of the facade length or 20 feet, whichever is greater, such that no unbroken facade is longer than 150 feet. a. This facade break shall be a minimum of 10 feet deep, open to the sky; see Figure NLSP-13.
Fiaure NLSP-13: Modulated Facade Length
Unbrofeso
Fa^acfe bceafe
t^
•^1
Faf odes over i50 feet in length shall include a break at least J0% of the facade length or 20 feet wide (whichffi'er ('s greater), and fO feet deep, open to the sky.
Note; Diagrams used for iflustratwe purposes only.
2. Facade Area. Street-facing facades that exceed 50 feet in length shall modulate a minimum of 25 percent of the area above the around floor between 2 feet and 12 feet in depth from the primary facade plane; see Figure NLSP-14. Buildings with a total of 2 stories or less are exempt.
a. The primary facade plane is defined as the vertical plane with the greatest surface area above the ground floor.
b. Planes that are separated by a gap of at least 20 feet in width and 20 feet in depth shall be considered separate facades for the purposes of this standard. c_ Modulation is not required to be continuous or open to the sky, and may be recessed or projected, but not past the sidewalk line.
38 XCOEFMLOOD1QKJ
Exhibit 1
d. Required stepbacks (Section 17.34.060.E), facade breaks (Section
17.34.060.G.1), and projected balconies (Section 17.34.070.G.1) shall not count toward the modulation requirement; balconies that are recessed a minimum of 2 feet shall qualify.
a. Exception to Facade Area reciyLrement permitted if the street-facing facade meets all of the following standards:
{11 The maximum facade length shall be 100 feet.
{2} All windows shall be recessed at least 4 inches.
{3} The facade shall use a textural material comprised of brick, stone, precast concrete, Venetian piaster, hand-troweled stucco, or porcelain tiles at least 12 by 4 inches. Ceramic tiles, porcelain tiles less than 12 by 4 inches, standard stucco, or flat, polished stone shall not qualify. {4} The facade shall employ a tripartite division in which the facade is organized into three horizontal sections with a base, middle, and top. a_ The middle section shall be differentiated from both the base and the top throuah a change in facade plane of at least 4 inches, or a consistent horizontal band that projects at least 4 inches from the facade.
b. The top section shall use a cornice that is at least 1 foot in depth. 39 XCOEFMLOOD1QKJ
Exhibit 1
Figure NLSP-14: Modulated Facade Area
Modulation
depthf
Primary
facade p/ane
Modulated
fagode area
Facades shall modulate a minimum of 25% of the area
above the ground floor 2 to 12 feet in depth from the
primary fagocte plane.
Note: Diagrams used for illustrative purposes only.
3. Alternative Compliance
b. Eliflibilitv. Modulation standards may be reduced or otherwise modified through the Design Review process jf.
{11 A minimum of 90 percent of the provided parking is fully or partially subterranean;
{2} A minimum of one publicly accessible open space is provided at the ground level, visible and accessible from the sidewalk; {3} No other concessions, waivers, or incentives have been requested, including those associated with Sectioji 17.43 (Density Bonus), unless the project is designed to achieve LEED Gold certification; and {4} The review authority makes all of the followinci findings. c. Required Findings
{11 The building design provides modulation on each street-facing facade in a manner consistent with the project's architectural style and/or immediate context, including adjacent historic resources.
{2} The building design does not cause an adverse impact on the quality of the ground floor and public realm,
40 XCOEFMLOOD1QKJ
Exhibit 1
{3} The ground level open space is of adequate size and integrated with the building in a functional way that ensures the space will be actively utilized. {4} The modification will not be detrimental to the health, safety, and welfare of the public.
{5} The building design is consistent with the objectives and policies of the General Plan and NLSP, as well as all other standards of the NLSP.
17.34.070-Frontaae
These standards are intended to:
Promote an active, accessible, and attractive pedestrian environment at the around level;
• Activate the pedestrian street experience through design and use standards;
Enable flexibility and adaptability over time through quality design; and • Support a livable urban settina comprised of a range of uses in a comfortable pedestrian environment.
A, Ground Floor Frontages
In Mixed-Use zoning districts, around floor use requirements are regulated by frontage type per Figure NLSP-15 and Table NLSP-5. All use requirements are regulated as a percentage of the building frontage.
1. Commercial Uses. Frontaae types reauire a minimum amount of the building frontage to be comprised of, and designed for, commercial uses per Figure NLSP-15 and Table NLSP-5; Permitted commercial uses by zoning district are found in Table NLSP-1.
a. Entrances to non-ground floor uses, and/or entrances to uses prohibited within 35 feet of the sidewalk, shall not qualify toward the minimum commercial use percentage.
b_ Commercial uses shall have an average interior depth of at least 35 feet and a minimum depth of 20 feet, measured wall-to-wall.
41 XCOEFMLOOD1QKJ
Exhibit 1
2_ Residential Uses. Frontage Types 1 and 2 per Figure NLSP-15 and Table NLSP-6 set limitations on around floor residential uses facing the street.
Permitted residential uses by zoninci district are found in Table NLSP-1. a. Types 1 and 2: Residential units on the ground floor shall be prohibited within 35 feet of the sidewalk line, inclusive of setbacks, per Table NLSP-5. b, Tyee^LResjdential units onthe_groLLnd floor shall be permitted with direct access to the street and a minimum setback of 5 feet.
c. Residential common space on the ground floor shall be permitted per Table NLSP-5.
42 XCOEFMLOOD1QKJ
Exhibit 1
Figure NLSP-15: Ground Floor Frontage Types
@I"'EX@»»
f"
j ,,,,.»..^^
V"
-• c
.ft9
1TOK
1 in^Ljfaw £CTI.^L-I^=:;^ sg-^T iW
as!Si
I
^•s
s
r~.
IL>
"I
"I
c
.m
I
s
L
GftOVE
SAKT* iwRe*8A £-.'; ;
Type
sI,
2.1 H i1I a\ ;
2 ^) '«h<»*u.H'ui»»seSH5
Table NLSP-5: Allowable Ground Floor Building Frontages TypeCommercial UsesResidential
Common Space
Residential Dwelljnfl
Units
1 2
80% min.20% max.
Allowed, no percentage requirements
Prohibited within 35'
of sidewalk line
3Allowed, no percentage requirements
43 XCOEFMLOOD1QKJ
Exhibit 1
B, Ground Floor Design
^ Entrances. A minimum of one primary entrance shall be located on the primary frontage of each building and open onto a sidewalk or other public space, a. Primary entrances shall be distinfluished by architectural features_or overhead projections, such as an awning or canopy.
b. All entrances shall be recessed a minimum of 30 inches from the sidewalk line.
c. On Washington Boulevard, entries to residential units shall be a minimum of 10 feet from the sidewalk line.
2. Minimum Heiflht. Buildinos shall have a minimum around floor heiflht of 15 feet, measured from sidewalk elevation closest to the primary entrance to the primary entrance to the second story floor or roof of a one-storv building; see Figure NLSP-16.
a. For non-residential and residential common space uses, the primary entrance of the first habitable floor shall be located at existing grade along the sidewalk line.
b. For residential units, the first habitable floor shall be located between 6 feet above and 2 feet below sidewalk elevation.
44 XCOEFMLOOD1QKJ
Exhibit 1
Figure NLSP-16: Ground Floor Height
12'or 15'
mi'n. to
second-
story floor
Ground floor height is measured
from sidewalk elevation. Ground
floor residenfiat units may be
sunken or elevated but the
second story must start at least
the specified height above
sidewalk elevation.
12'or 15'
mf'n. to roof
1 Note: Diagrams used for
illustrative purposes only.
C. Transparency
j_ Windows & Doors. Street-facing facades shall incorporate glass providing viewsinto wpik, display, sales, lobby, or similar active areas. The minimum transparency requirement is set in Tables NLSP-6 and NLSP-7 based on use. a. For non-residential and residential common space uses, around floor transparency is measured as the percentage of building frontage that consists of transparent openings between a height of 2 feet and 10 feet above sidewalk elevation.
b. All other transparency is measured as the percentage of building frontage area, viewed in elevation.
c_ Windows shall be recessed a minimum of 2 inches from the facade; flush windows may be allowed per review authority approval.
d. The use of color-tinted, mirrored, or highly reflective glass is prohibited. 45 XCOEFMLOOD1QKJ
Exhibit 1
e_ Blinds, drapes, posters, and shelvinci for product displays visible to the public right-of-way shall obscyre_a maximum of 10 percent of the transparenLareas of each respective storefront or 50 percent for medical office uses.
Table NLSP-6: Transparency for Non-residential and Residential Common Space Uses
MU-CMU-N
Ground Floor60%
Overall Facade
50%
30%
Table NLSP-7: Transparency for Residential Units
All Zones
Ground Floor15%
Overall Facade15.%
2. Blank Walls. Windowless expanses of street-facing walls shall not exceed 20 feet in length.
3. Security Bars. Any exterior or interior security bars shall be designed to be fully hidden from view during business hours with devices such as concealed side pockets and ceilina cavities.
D, Shade Structures
j_ Shading. Shade structures may project up to two-thirds of the sidewalk width. a. Shade structures shall allow a minimum of 8 feet of vertical clearance from sidewalk elevation.
b. Shade structures shall not conflict with existinfl trees; exceptions to the depth requirement shall be subject to review authority approval. 46 XCOEFMLOOD1QKJ
Exhibit 1
E. Arcades & Galleries
1. Arcades. Any arcades shall be located behind the minimum setback. a. Arcades shall be a minimum of 8 feet frpmj)acj<of column to buildinci facade. b. The distance between columns shall be equal to or greater than the arcade depth dimension, as measured from the column center.
c_ The facade within the arcade shall meet the ground floor transparency set in Section 17.34.070.C.
d. Uses allowed within arcades include: pedestrian travel, seatino/street furniture, outdoor dining, landscape planters, and/or bicycle parking.
2. Galleries. Any galleries shall be located behind the minimum setback. a. Galleries shall allow a minimum of 10 feet of vertical clearance from sidewalk elevation.
F. Exterior Fixtures
1. Ground Floor Facade Liahtina. Lighting shall be located on facades facing streets and public open spaces at a frequency of every 30 feet or less, j_ Lightinci shall be full cutoff (directing light downward and outward),
2_ Fixtures shall be located between 8 and 15 feet above sidewalk elevation, and shall not project more than 30 inches from the facade.
3. Ground floor residential units shall be able to operate facade liahtina attached directly to their unit.
4. Facade lighting shall not be required on designated historic resources and districts,
G, Walls & Fences
L Walls & Fences. Walls and fences shall be subject to PMC 17.40.180 with the following exceptions for those located within the street setback. a. Walls and fences shall have a maximum height of 48 inches above sidewalk elevation.
47 XCOEFMLOOD1QKJ
Exhibit 1
b. Wall and fences taller than 30 inches shall be a minimum of 50 percent transparent and set back a minimum of 18 inches from the sidewalk line, separated by a planted area. Walls and fences 30 inches or less in height do not have a transparency or setback requirement.
c_ Walls and fences used to enclose outdoor dining may be located at the sidewalk line and are not required to provide a planted area if the wall or fence is 36 inches or less and more than 50 percent transparent. d. Guardrails may exceed the maximum heiflht to the extent required _by_the Building Code. The guardrail shajl_be a minimum of 50 percent transparent. 1, Stoops & Patios. The side of a stpop_ or patio (when parallel to a sidewalk) taller than 30 inches in height shall be set back a minimum of 18 inches from the sidewalk line, separated by planted area.
H. Balconies & Roof Decks
1. Balconies. Balconies may project a maximum of 4 feet from the building facade but shall not extend beyond the sidewalk line or within 6 feet of any interior property line.
2. Roof Decks. The sum of all roof decks on a single building shall not exceed a maximum coverage of 50 percent of the roof area.
a. Roof deck railinos on the uppermost two stories shall be placed behind a parapet wall of at least the same heiflht pLset back a minimum of 5 feet from the facade.
17.34.080 - Open Space
These standards are intended to:
Provide a variety of open space types for Qathering, recreation and respite that contribute to enhanced livability within an urban setting; Give residents access to natural light and fresh air in and around their living spaces;
• Improve buildina design and site planning through the integration of open space throughout the development; and
48 XCOEFMLOOD1QKJ
Exhibit 1
Correlate open space requirements with number of residents and size of buildinas.
A. Minimum Open Space
1. Private and Common Open Space. Projects shall provide the minimum area of Open Space based on use and size. Areas used regularly for parking, loading or storaae shall not count towards minimum Open Space requirements. a_ Residential. Projects with dwellinci units shall provide the minimum area of Open Space per Table NLSP-8 as a combination of Private and Common Open Space.
b. Non-residential. Projects with more than 40,000 square feet of non- residential floor area shall provide a minimum of 5 percent of the gross jTpn- residential floor area as Common Open Space.
c_ Mixed-use. Projects shall comply with requirements applicable to each type of use.
Table NLSP-8: Residential Open Space by Unit Type
Numberof
Bedrooms
0123+
Per Unit, sq ft125150200250
2. Publicly Accessible Open Space (PAOS). Projects with more than 80,000 square feet of gross floor area (GFA) shall provide 2% of GFA as PAOS. a. PAOS shall be provided in addition to Private and Common Open Space requirements.
L Projects shall comply with PAQS standards per Section 17.34.080.D and Paseo standards per Section 17.34.080.E where relevant. {D PADS standards may be modified through the Design Review process, if the review authority finds that the modified design continues to be accessible to the public, functional, and includes features such as jandscaping, trees, and outdoor seatino.
49 XCOEFMLOOD1QKJ
Exhibit 1
B. Private Open Space
1^ Dimensions. A minimum area of 40 sguare feet with a minimum dimension of 5 feet in each direction is required to qualify for Private Open Space.
2. Distribution. A maximum of 40 percent of the required residential Open Space set in Table NLSP-8 shall be Private Open Space.
a_ All Private Open Space shall be outdoors.
b_ Private Open Space may be located within a required setback.
C, Common Open Space
1. Dimensions. A minimum area of 400 square feet with a minimum dimension of 15 feet in each direction is required for Common Open Space. 2, Distribution. A minimum of 60 percent of the required residential Open Space set in Table NLSP-8 shall be Common Open Space shared among tenants. a. A minimum of 70 percent of Common Open Space shall be outdoors, and a minimum of 80 percent of outdoor Common Open Space shall be open to the sky.
b. A maximum of 30 percent of Common Open Space may be indoors. Indoor Common Open Space shall not include spaces used primarily for circulation.
3. Access. Common Open Spaces may be accessible to the public. 4, Kardscape. A maximum of 25 percent of Common Open Space may be paved in standard concrete. Remaining areas shall use one of the following enhanced paving techniaues: brick, natural stone, unit concrete pavers, textured and colored concrete, and/or concrete with exposed or special aggregate. Alternative paving may be allowed .per review authority ap_prQvaL
5, Landscape. A minimum of 25 percent of Common Open Space shall be planted area with a minimum dimension of 30 inches in length, width, and depth.
Landscaping shall comply with Section 17.44.050.
6. Trees. A minimum of one 24-inch box tree per project or for every 750 square feet of outdoor Common Open Space, whichever is greater, shalU)ej)ianted 50 XCOEFMLOOD1QKJ
Exhibit 1
within the Common Open Space. For projects with 2 or more trees, a minimum of 50 percent of trees planted shall be shade trees.
a. Trees planted in pots on the around floor shall not be counted towards the tree requirement.
7, WateLfeatures. A maximum of 5 percent of the required Common Open Space shall be fountains, reflecting pools, or other decorative water features. Swimming pools are not considered water features for the purposes of this standard.
D. Publicly Accessible Open Space (PAOS)
J_ Area. Minimum PAOS requirements are set in Section 17.34.080.A.1, and may be_contiguous or noncontiquous, subject to the dimension and elevation standards below.
2. Dimensions. A minimum area of 400 sQuare feet with a minimum dimension of 20 feet in each direction shall be required for PAOS.
3. Access. A maximum of 20 percent of the PADS may be used as outdoor dining for a restaurant subject to review authority approval; a minimum of 80 percent of the PAOS shall be accessible to the general public.
4. Siflnage. PADS shall have signage visible from the adjacent sidewalk identifying the space as a publiclv-accessible amenity and listing accessible hours,
5. Hours. At a minimum, PAOS shall be open to the general public from Sam to 8pm. Any aated inaress or earess points shall not be closed or locked during these hours.
6. Elevation. A minimum of 3,000 sauare feet of PAOS shall be at sidewalk elevation. If less square footacie is required, then all required PAOS shall be at sidewalk elevation.
7. Hardscape. A maximum of 25 percent of PADS shall be paved in standard concrete. Remaining areas shall use one of the following enhanced paving techniques: brick, natural stone, unit concrete pavers, textured and colored concrete, concrete with exposed or special aggregate. Alternative paving may be allowed per review authority approval.
51 XCOEFMLOOD1QKJ
Exhibit 1
8. Seating. Seatinc) shall be provided at a minimum of 1 seat per 300 square feet of required PADS. Fractions shall be rounded down to the nearest whole number. a. Benches shall be calculated as 1 seat per 24 linear inches.
9. Landscape. A minimum of 25 percent of PADS shall be planted area with a minimum dimension of 30 inches in length, width, and depth. Landscaping shall comply with Section 17.44.
10. Trees. A minimum of one 24-inch box tree per project or for every 750 sduare feet of PAOS, whichever is greater, shall be planted. For projects with 2 or more trees, a minimum 50 percent of trees planted shall be shade trees. a. Trees planted in pots on the ground floor shall not be counted towards the tree requirement.
11. Common Open Space Credit. PAOS in excess of the minimum may count towards a maximum of 30 percent of the Common Open Space requirement at a 1:1 ratio.
17.34.090-Parking
These standards are intended to:
• Reduce the visual impacts of parkinQ;
• Reaulate appropriate parkino supply and location in a manner that prioritizes pedestrian access and multi-modal activity; Encourage change of use and adaptive reuse of existing buitdirLqsJhrough parking reductions and exemptions;
Promote a more efficient use of parking spaces through shared parking among multiple uses within a project; and
Increase design standards for parking structures by ensuring habitable floor area and screening between parking and street frontage.
A. Minimum Parking
1_ Number of Spaces. Projects shall provide off-street automobile parking spaces per Table NLSP-9 based on general use classifications, and subject to the sta n dards of Section 17.46.
52 XCOEFMLOOD1QKJ
Exhibit 1
a. For projects within one-half mile of a Metro station, reductions in parking and a maximum number of parking spaces shall apply per Section 17.50.340. b. For projects within 500 feet of a Metro station, projects may be permitted up to a 30% reduction in the number of parking spaces.
c. Bicycle parking shall be required per Section 17.46.320.
Table NLSP-9: Minimum Parking by Land Use
Use Classification1Number of
Spaces
Exceptions
Residential
^1-bed: 1 per unit
s2-bed: 1.5 per unit
Guest: 1 per 10 units
Guest parking may be shared
with commercial parking in
mixed-use projects 2
Live/Work Unitsl,5j)erynit
Recreation, Education & Public
Assembly
Section 17.46.040
Office, Professional & Business
Support
2 per 1,000 sf
No parking required for first 5,000 sf
of a project and 500 sf of outdoor
dining pertenant
Retail Sales (including Restaurants)2 per 1,000 sfNo parking required for first 5,000 sf of a project and 500 sf of outdoor
dining per tenant
Services (exdudina Lodainq)2 per 1,OOP sfNo parking required for first 5,000 sf of a project and 500 sf of outdoor
dining per tenant
0,5j)errpomNo parking required for first 15,000 sf
of banquet space
Industry, Manufacturina &
Processino
2 per 1,000 sfRecycling Centers: plus 1 space per
bin
Transportation, Communications.&
Utility
Section 17.46.040
Other Exceptions
No new parking required for:
• Projects within desianated historic resources (excluding additions) • Changes of use in structures built prior to 1970
Notes:
1 Use classifications correspond to Qeneral_yse categories in Table NLSP-1. The number of spaces listed above shall apply toall uses listed under these general categories, with the exception of specific uses where the parking requirement is lower per Section 17.46.040. 2 No shared parking aoreement is required; each guest space shall count as 1 commercial space.
2. Shared Parking. Parking may be shared among multiple uses per Section
17.46.050.
53 XCOEFMLOOD1QKJ
Exhibit 1
3_ Unbundled Parking. For any buildino with new residential units, any automobile parking spaces shall be leased or sold separately from the rental or purchase fees^ych that renters or buyers have the option of rentjnfl or buying the unit at a lower price than if the parking was included. Tenants shall not sublease their parking spaces.
a, Fondeed-restricted affordable units, one parking sp_ace shall be offered at no cost, unless otherwise required by law. Nothing herein shall be interpreted as regyirina parkinq to be built or obtained.
b. Renters or buyers have the right of first refusal to parking _built for their unit.
Any remaining spaces may be leased to other users on a month-to-month basis. New occupants shall have the opportunity to lease or purchase parking built for their unit.
c_ Unbundled parking is not required for a residential property or unit with an individual ciarage that is functionally a part of the property or uniLCe^,, certain townhome and row houses).
B. Vehicle Access
1. Driveways. For Projects with less than 200 feet of primary street frontage, a maxinium of 1 two-lane driveway shall be permittecl_For sites with more than 200 feet of primary street frontage, a maximum of 2 two-lane driveways shall be permitted.
a. Driveways shall be prohibited on primary frontages of less than 200 feet where there is access from a secondary street or alley. b. The Zonina Administrator shall determine the primary frontage for purposes of compliance with this subsection.
2. Gates. Controlled entrances to parking shall be located a minimum of 20 feet from the Dropertv line to allow for a queuing vehicle without blocking the public right-of-way.
a_ Gates at parking entrances shall be designed to conceal associated mechanical equipment from the public right-of-way in compliance with Section 17.40.150.
54 XCOEFMLOOD1QKJ
Exhibit 1
C. Layout & Design
1. Surface Parking. Parking lots shall comply with Section 17.46.230,wrt}rthe following excepti o n s:
a. Parking lots shall be set back a minimum of 30 feet from the primary frontacie, a minimum of 10 feet from any secondary frontaqe, and a minimum of 5 feet from RM/RS zoning.
b. Parking lots shall be buffered bv permitted non-parking uses or a landscaped setback adjacent to the sidewalk line, except for driveways or pedestrian access to the parking area.
{11 Landscaped setbacks shall include hedges or shrubs with a minimum height of 3 feet at the time of planting that form a continuous visual screen to block vehicle headlights.
2. Entrances to Structured Parking. For structured and subterranean parking, vehicular entrances shall employ the same materials and architectural style as the primary building.
a. Exterior building materials shall wrap into parking entrances/exits for a minimum of 20 feet from the building facade, except areas not visible from public streets.
b. Entrances shall not be larger than the necessary clearance area.
3. Structured Parking. The following standards apply to structured parking, including podium parking.
a. Along the primary frontage, all floors of structured parking shall be lined with building floor area (e.o. commercial or residential uses) for a minimum of 35 feet in depth. Pedestrian access and driveways in and out of the structure are excluded from this requirement.
b. Parkina structure facades visible from public streets, excluding alleys, shall employ the same materia!s_and architectural style as the primary buildino. 55 XCOEFMLOOD1QKJ
Exhibit 1
c. Open areas on the facade shall be designed as windows or screened usinc] heavv-flaufle metal, precast concrete panels, laminated glass, green walls. photovoltaic panels, or other material per review authority. d. A parking structure shall not exceed the height of the tallest building it serves.
4. Underground Parkina. Subterranean parking shall be set back a minimum of 3 feet from all street property lines (excluding alleys) and 5 feet from RM/RS zoning.
17.34.100-Definitions
This Section provides definitions of terms and phrases used in the NLSP that are technical or specialized or that may not reflect common usage. In case of conflict with other provisions of the Zoning Code, these definitions shallcontrol for the purposes of the NLSP. If a word is not defined in this Chapter, the definitions shall be those adopted in Charter 17.80, and the Zoning Administrator shall otherwise determine the correct definition.
Amenity Zone. The portion of the sidewalk located above and adjacent to the curb, providina space for amenities such as parkways, outdoor dining, seating, trees, licihtina, bicycle racks, bus stops, etc.
Building Frontage. The horizontal distance, measured at arade, of building wall facino the street.
Building Frontage Zone. The portion of the sidewalk immediately adjacent to the building facade, providina space for planters, outdoor dining, sidewalk sicinage, etc. This zone may not be present on every street or block.
Curb Zone. See 'amenity zone'
Facade. Any exterior wall plane of a building, ground level tojop of j:oof, Floor Area Ratio. Numerical value obtained by dividing the above-ground area of a building or buildinas located on a lot by the total area of the lot.
Footprint. The total around floor area of the combined structures on a site or project area defined bv the perimeter of the buildinq(s), including parking structures but excluding parking lots and non-occupancy structures. 56 XCOEFMLOOD1QKJ
Exhibit 1
Frontage Zone. See 'buildinq frontage zone'
Gross Floor Area (GFA). The total enclosed area of all floors of a buildino measured to the inside face of the exterior walls including halls, stairways, elevator shafts at each floor level, service and mechanical equipment rooms and basement or attic areas havina a height of more than seven feet, but excludinq area used exclusively for parking or loadina of vehicles or bicycles.
Ground Floor. The first habitable floor of a building closest to sidewalk elevation.
Mixed-Use Project. The combination of commercial and residential uses in the same structure, where the residential component is located either above (vertical mixed-use) or behind (horizontal mixed-use) the non-residential component.
Non-residential uses are typically commercial uses.
Parkway. Landscaped or permeable areas located within the amenity zone of the sidewalk.
Paseo. A publicly accessible open space that functions as a pedestrian passageway connecting a public street to another public street, alley, or internal public space. Subject to minimum dimension and design requirements established by the NLSP.
Plaza. A publicly accessible open space with access from a public street. Subject to minimum dimension and design requirements established by the NLSP.
Primary Curb Line. The face of the predominant curb of an individual block forming the edge of the street.
Primary Frontage. The Dortion of a site adjacent to the street. For a site with multiple street frontaaes, the primary frontage is determined by the Zonina Administrator. There shall be only one primary frontage per site.
Residential Common Space. Those portions of a residential use building not dedicated to residential units that provide common services for residents. This may include spaces such as, but is not limited to, lobby or common building entry, leasina center, avms/exercise space, shared kitchen, recreation center, screeninq or living room, business center, mail room, or library. These spaces/portions of the building may be permitted on the ground floor where residential units are not permitted subject to the NLSP standards. 57 XCOEFMLOOD1QKJ
Exhibit 1
Setback. The horizontal distance by which a structure, parking area, or development feature is required to be separated from the property line or the sidewalk tine where applicable. In some cases superseded by Setback range.
Setback Range. Minimum and maximum horizontal distances by which a structure or development feature is reauired to be separated from the sidewalk line. This measurement is similar to a "build-to" line.
Sidewalk Line. The line parallel to the property line accommodatinci the required sidewalk width, measured from the curb face. Where a sidewalk width is not specified, the sidewalk line is the property line.
Sidewalk Zones. The three portions of a sidewalk that together comprise the public realm between a building and the street. Sidewalk zones are defined by the Pasadena Street Design Guide and regulated by the NLSP.
Shared Property Line. The property line separating adjacent parcels.
Stepback. The horizontal distance by which an upper story structure or development feature is required to be separated from the property line or the sidewalk line where applicable. Regulated above a specified vertical distance.
Street Frontage. The horizontal distance along the street, measured at grade, between property lines (or sidewalk line where applicable) that are perpendicular to the adjacent street.
Streetwall. Any building facade that faces a street within 10 feet of the minimum sidewalk line.
Subterranean. The level of a buildind, inclusive of parking or habitable space, located primarily below the around level with a top plate of two feet or less above sidewalk elevation.
Transparent Openings. Buildina openings (windows or doors) or transparent alazina that provide visual access into the structure.
Unbundled Parking. Parkinq spaces, in any permitted configuration, rented or sold separately from the lease or purchase price.
Walk Zone. The portion of the sidewalk dedicated to pedestrian movement, clear of any obstructions.
58 XCOEFMLOOD1QKJ
Exhibit 2
Figure 1: North Lake Specific Plan Boundary and Zonina Districts*
ELIZABETH ST
E HOWARD ST
LADERAST
^WSHINGTON BLVD
RIO GRANDS ST
^b g
^ §PERKINSALY
m
E CLAREMONT ST
^LU
s LU
zs s§
§3 g^
g ^
z BELVIDERE STu
§s 0<BELL ST
c s 0^1
51 2UJ
§ alg.
2-
s
'E.MOUNT^IN ST
MERRETT DRJ
BOYLSTONfSJl
ELMIRAST!—
L
EI®RANQE GROVE.BLVD
•
EARLHAM ST
SANTA BARBARA ST
I
E VILLA ST
g
a.s
s Wi
mIg
^£^^^
Si
<
<I>
EVELYN PL
EMERSON ST
Metro A Line Lake Station
I I NLSP Boundary
• NL-MU-C
NL-MU-N
• NL-RM-48
ir NL-RM-32
NL-RS-6
os
PS
RM-32
• RM-12-LD-1
RS-6
*NOTE: Parcels with a LD overlay will maintain the overlay where the base district 1 XCOEFMLOOD1QKJ
Exhibit 2
Parcel within the 2003 East Colorado Specific Plan
Figure 2: Virqinia Ave near Weir Alley Property
?
RM-32-
HL-1
SOS. Virginia Ave.
LP-MU-N
RM-32 HL-1
2 XCOEFMLOOD1QKJ
Exhibit 3
Chapter 17.30 - Central District Specific Plan
17.30.030 Allowable Land Uses
A. Definitions. Definitions of specific land uses are found in Section 17.80.020.
B. Permit Requirements. Table CDSP-1 identifies the uses of land allowed, the land use permit required to establish each use, and limitations that may apply for a particular use.
C. Standards for Specific Land Uses. Additional standards may apply to specific land uses; refer to the Section noted in Table CDSP-1.
1. Section 17.50. 160 shall not apply to Mixed-Use Projects.
2. Section 17.50.350 shall not apply to Multi-Family Housing.
D. Ground Floor Frontages. In Mixed-Use zoning districts, additional commercial requirements and residential unit restrictions on the ground floor shall apply per Section
17.30.070.A.
1. Limitations shall not apply for affordable housing developments on religious facility sites proposed in compliance with Section 17.50.230.F.
E. Major Construction. For all non-residential uses with a gross floor area of 25,000 square feet or greater, a Conditional Use Permit shall be required per Section 17.61.050.J.2.
F. Prohibited Uses. Those uses not listed in Table CDSP-1 are prohibited by this Specific Plan, except as otherwise provided by Section 17.21.030.A.
G. Nonconforming Uses. Existing uses which are made nonconforming by the CDSP shall be subject to Section 17.71.
H. Limited Hours of Operation. Uses limited in Table CDSP-1 shall comply with limited hours of operation as required by Section 17.40.070.
Table CDSP-1: Allowable Land Uses
SymbolDescription
Permitted use, Code Compliance Certificate required.
Section
p17.61.020
MCConditional use, Minor Conditional Use Permit required.17.61.050 AMCConditional use. Administrative Minor Conditional Use Permit required.
cConditional use, Conditional Use Permit required.
ACConditional use, Administrative Conditional Use Permit required.
EConditional use, Expressive Use Permit required.17.61.060 TUPTemporary use, Temporary Use Permit required.17.61.040 Use not allowed.
(L1)Use is not permitted on the ground floor within 35 feet of the sidewalk line. Entries to upper floor or ground floor spaces behind the 35 feet are allowed; these spaces shall not qualify as required commercial uses for the purposes of Section
17.30.070.A.
(L2)Use is not permitted on the ground floor within 35 feet of the sidewalk line along Colorado Boulevard, Green Street, or 1 Exhibit 3
Lake Avenue. Entries to upper/lower floors or ground floor spaces behind the 35 feet are allowed; these spaces shall not qualify as required commercial uses for the purposes of Section 17.30.070.A.
Land Use1Permit Requirement
CD-
CL
CD-
MU-C
CD-
MU-G
CD-
MU-N
CD-RM-
87 Section/
Notes
RESIDENTIAL USES
Accessory Dwelling Unitpppp17.50.275
Junior Accessory Dwelling
Unit
pppp17.50.275.E.
Boarding Houses2pppp
Dormitoriesppp
Fraternities/Sororitiesppp
Home Occupationspppp17.50.110
Mixed-Use Projectsppp
Multi-Family Housingpppp
Residential Accessory Uses
and Structures
pppp17.50.250
Residential Care, Generalcccc
Residential Care, Limitedpppp
SingIe-Room Occupancyppp17.50.300
Supportive Housingpppp
Transitional Housing3pppp
COMMERCIAL USES
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Clubs, Lodges, Private
Meeting Halls
cccc
Colleges, Nontraditional
Campus Setting
ppp
Colleges, Traditional
Campus Setting
cc
with safe parkingMCMC
Commercial EntertainmentEEEE17.50.130
Commercial Recreation,
Indoor
pppp
Commercial Recreation,
Outdoor
cccc
Conference CentersC(L1)c
Cultural Institutionspppp
Electronic Game Centerspppp17.50.100
Park and Recreation
Facilities
ppppp
Religious FacilitiesppppMC17.50.230
with Affordable Housingppppp
with ColumbariumMCMCMCMCMC
with Temporary HomelessMCMCMCMCMC
2 Exhibit 3
Shelter
with safe parkingMC | MCMCMCMC
Schools, Public and Privateccc17.50.270
Schools, Specialized
Education and Training
P(L1) | P(L1)P(L1)p
OFFICE, PROFESSIONAL & BUSINESS SUPPORT USES
Automated Teller Machines
(ATMs)
pppp17.50.060
Banks and Financial
Services
pppp
with Walk-Up Servicespppp17.50.060
Business Support Services | Pppp
Offices, AccessoryP(L1) | P(L1)pp
Offices, Administrative
Business Professional
P(L1) |P(L1)pp
Offices, GovernmentP(L1) | P(L1)pp
Offices, MedicalP(L1) |P(L1)pp
Research and Development | P(L2)4 | P(L2)4 | Pp17.50.240 Work/Live Unitsppp17.50.370
RETAIL SALES
Alcohol Sales, Beer and
Wine
cccc
Alcohol Sales, Beer and
Wine at Restaurants
(including fast food)
ACACACAC
Alcohol Sales, Full Alcoholcccc
Alcohol Sales, Full Alcohol
at Restaurants (including
fast food)
ACACACAC
17.50.040,
17.61.050.J
Animal Retail Salespppp
Bars/Tavernscccc17.50.040,
17.61.050.J
with Live Entertainmentcccc17.50.130
Convenience Storespppp
Food Salespppp
Liquor Storescccc17.50.040,
17.61.050.J
Restaurants, Fast Foodpppp17.50.260
Restaurants, Formula Fast
Food
pppp17.50.260
Restaurantspppp
with Limited Live
Entertainment
pppp
with Walk-Up Window'-5MCMCMCMC
17.50.260
Retail Salespppp
Significant Tobacco
Retailers
cccc17.50.330
Vehicle Services,ppp
3 Exhibit 3
Automobile Showrooms3
SERVICES
Adult Day Care, GeneralC(L2) | C(L2)
Adult Day Care, LimitedP(L2)P(L2)p
Animal Services, Grooming | Ppp
Animal Services, Hospitalsppp17.50.050
Catering ServicesP(L1) | P(L1) | P(L2)p
Charitable Institutionspppp
Child Day Care Centersppp17.50.080
Child Day Care, Largepppp
Child Day Care, Smallpppp
Emergency SheltersMC | MCMCMC
Emergency Shelters,
Limited
ppppp17.50.105
LaboratoriesP(L2) | P(L2)
Life-Care FacilitiesMCMC17.50.120
Lodging, Bed and Breakfast
Inns
ccc17.50.140
Lodging, Hotels and Motels | Ccc17.50.150
Les Low Barrier Navigation
Centers
pppp
Massage Establishments I C(L1) | C(L1)cc17.50.155
Medical Services, Extended
Care
MC(L
2L
MC(L2)
Neighborhood Gardensppppp
Personal Improvement
Services
pppp
Personal Servicespppp
Personal Services,
Restricted
cccc17.50.200
Printing and Publishingcc
Printing and Publishing,
Limited
pppp
Public Safety Facilitiescccc
Vehicle Services,
Automobile Rental
cccc
Vehicle Services,
Washing/Detailing, Small-
Scale
pp17.50.290
INDUSTRY, MANUFACTURING & PROCESSING USES
Alcohol Beverage
Manufacturing
pppc
with Accessory Tasting
Room
MCMCMCc
17.50.040,
17.61.050.J
Custom
Manufacturing/Artisan
Production
pppp
Industry, Restricted, Small- | P(L2) | P(L2) | P(L2) | P(L2) 4 Exhibit 3
scale
Recycling Collection
Facilities, Small
cccc
TRANSPORTATION, COMMUNICATIONS & UTILITY USES
Accessory Antenna Arrayppppp
Alternative Fuel /
Recharging Facilities
pp
Commercial Off-Street
Parking
MCMCMCMC
Communications Facilitiesccccc
Heliportsc
Transportation Terminalsccccc
Utilities, Majorccccc
Utilities, Minorppppp
Wireless Telecom Facilities,
Minor
MCMCMCMCMC17.50.310
Wireless Telecom Facilities,
SCL
ppppp
TEMPORARY USES
Filming, Long-termccccc
Filming, Short-termppppp
Personal Property Salespppp.17.50.190
Seasonal Merchandise
Sales
pppp17.50.180
Street Fairsppppp
TentsTUP I TUPTUPTUPTUP17.50.320
Other Temporary UsesTUP I TUPTUPTUPTUP
Notes:
1 See Section 17.80.020 for definition of the listed land uses. 2 Includes Co-living facilities, which may include more than one shared kitchen per building.
Separation requirements of Section 17.50.065 shall not apply. 3 Defined as a use where storefronts are used as showroom space for five (5) or fewer vehicles and limited to a maximum of 8,000 square feet. Internet vehicle sales are permitted where on-site vehicle storage/sales is not present/allowed. 4 Research & Development use is permitted within 35 feet of the sidewalk line along Green Street.
5 Minor Conditional Use Permit not required if WaIk-Up Window complies with Section
17.50.260.
5 Exhibit 3
17.30.080 Open Space
These standards are intended to:
Provide a variety of open space types for gathering, recreation and respite that contribute to enhanced livability within an urban setting; Give residents access to light, air, and pleasant views from their living spaces; Improve building design and site planning through the integration of open space throughout the development; and
Correlate open space requirements with number of residents and size of buildings.
A. Minimum Area.
1. Private and Common Open Space. Projects shall provide the minimum area of Open Space based on use and size. Areas used regularly for parking, loading or storage shall not count towards minimum Open Space requirements. a. Residential. Projects with dwelling units shall provide the minimum area of Open Space per Table CDSP-6 as a combination of Private and/or Common Open Space.
b. Non-residential. Projects with more than 40,000 square feet of non- residential floor area shall provide a minimum of 5 percent of the gross non- residential floor area as Common Open Space.
(1) Research and Development uses may reduce Open Space area requirements by a maximum of 60 percent. Research and
Development projects (or the Research and Development portion of a project with multiple uses) shall exclude mechanical space from floor area for the required Open Space.
c. Mixed-use. Projects shall comply with requirements applicable to each type of use.
Table CDSP-6: Residential Open Space by Unit Type
Number of Bedrooms0123+
Per Unit, sq ft200225250275
2. Publicly Accessible Open Space (PAOS). Projects with more than 80,000 square feet of gross floor area (GFA) and with frontage identified on Figure CDSP-23 shall provide PADS based on a percentage of GFA set in Table CDSP-
7. a. Exception: Projects with less than 80,000 square feet of GFA and selected for plaza development at the northwest corner of Lake Avenue and California Boulevard shown in Figure CDSP-23 shall provide a minimum of 400 square feet of PAOS as a corner plaza.
(1) For projects that provide at least 600 square feet of PAOS and which comply with all standards in Section 17.30.080.D, other development standards in the CDSP may be modified with review authority approval.
b. Research and Development uses may reduce PAOS area requirements by a maximum of 60 percent. Research and Development projects (or the 6 Exhibit 3
Research and Development portion of a project with multiple uses) shall exclude mechanical space from floor area for the required PAOS. c. PAOS shall be provided in addition to Private and Common Open Space requirements.
d. Projects shall comply with PADS standards per Section 17.30.080.D and Paseo standards per Section 17.30.080.E where relevant. (1) PAOS and Paseo standards may be modified through the Design Review process, if the review authority finds that the modified design continues to be accessible to the public, functional, and includes features such as landscaping, trees, and outdoor seating.
Figure CDSP-23: Publicly Accessible Open Space
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•si a
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—-» Put^i^A,^»^ibt*OSt«tui«m<rrf*
^itid^ p*<t»sti:U)n€<?R *^i>.'tt
R<^tt*<E p<tt*es tecattoft
R^qui^d pt<usa kicotton
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tubj^i to Pulitlie^ A^,<ft(^fek0(!im^po<*
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it
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Table CDSP-7: Publicly Accessible Open Space by Project Size & Location
Project Size
(GFA)
80,000—
119,999 sq ft
120,000—
159,999 sq ft
160,000—
199,999 sq ft
200,000+ sq ft
Per Project, sq ft | 2%3%4%5%
Exception: Per Section 17.30.080.A.2.a, projects with less than 80,000 square feet ofGFA and
selected for plaza development at the northeast corner of Lake Avenue and California Boulevard shown in CDSP Figure-23 shall provide a minimum of 400 square feet of PAOS as a corner plaza.
7 Exhibit 3
B. Private Open Space.
1. Dimensions. A minimum area of 40 square feet with a minimum dimension of 5 feet in each direction shall be required for Private Open Space.
2. Distribution. A maximum of 40 percent of the required residential Open Space set in Table GOSP-7- CDSP-6 shall be Private Open Space. a. All Private Open Space shall be outdoors.
b. Private Open Space may be located within a required setback.
C. Common Open Space.
1. Dimensions. A minimum area of 400 square feet with a minimum dimension of 15 feet in each direction shall be required for Common Open Space.
2. Distribution. A minimum of 60 percent of the required residential Open Space set in Table CDSP-7 CDSP-6 shall be Common Open Space shared among tenants.
a. A minimum of 70 percent of Common Open Space shall be outdoors, and a minimum of 80 percent of outdoor Common Open Space shall be open to the sky.
b. A maximum of 30 percent of Common Open Space may be indoors. Indoor Common Open Space shall not include spaces used primarily for circulation.
3. Access. Common Open Spaces may be accessible to the public.
4. Hardscape. A maximum of 25 percent of Common Open Space may be paved in standard concrete. Remaining areas shall use one of the following enhanced paving techniques: brick, natural stone, unit concrete pavers, textured and colored concrete, concrete with exposed or special aggregate. Alternative paving may be allowed per review authority approval.
5. Landscape. A minimum of 25 percent of Common Open Space shall be planted area with a minimum dimension of 30 inches in length and width. Landscaping shall comply with Section 17.44.050.
6. Trees. A minimum of one 24-inch box tree per project or for every 500 square feet of outdoor Common Open Space, whichever is greater, shall be planted within the Common Open Space. For projects with 2 or more trees, a minimum of 50 percent of trees planted shall be shade trees.
7. Water Features. Fountains, reflecting pools, or other decorative water features shall not exceed 5 percent of the required Common Open Space. Swimming pools are not considered water features for the purposes of this standard.
D. Publicly Accessible Open Space (PAOS)
1. Area. Minimum PAOS requirements are set in Section 17.30.080.A.2 and Table CDSP-7, and may be contiguous or noncontiguous, subject to the dimension and elevation standards below.
2. Paseos. Projects that are required to provide PAOS per Section 17.30.080.A.2 and located on parcels that include a paseo opportunity area on Figure CDSP- 23, shall be required to meet the minimum area requirement by providing a 8 Exhibit 3
paseo, defined as a pedestrian passageway that connects a public street to another public street, alley, or internal public space. a. Paseos shall meet the standards set in Section 17.30.080.E; design standards Section 17.30.080.D.4 through Section 17.30.080.D.12 shall not apply.
b. No additional paseo shall be required in opportunity areas where a paseo exists. The existing paseo shall be subject to standards in Section
17.30.080.E. The standards may be modified through the Design Review process, if the review authority finds that the modified design continues to be accessible to the public, functional, and includes features such as landscaping, trees, and outdoor seating.
3. Plazas. Projects selected for plaza development on Figure CDSP-23 shall meet the minimum area requirement by providing a comer plaza. a. PAOS design standards shall apply.
4. Dimensions. A minimum area of 400 square feet with a minimum dimension of 20 feet in each direction is required for PAOS.
5. Access. A maximum of 20 percent of the PAOS may be used as outdoor dining for a restaurant subject to review authority approval; a minimum of 80 percent of the PADS shall be accessible to the general public.
6. Signage. PAOS shall have signage visible from the adjacent sidewalk identifying the space as a publicly-accessible amenity and listing accessible hours.
7. Hours. At a minimum, PAOS shall be open to the general public from Sam to 8pm. Any gated ingress or egress points shall not be closed or locked during these hours.
8. Elevation. A minimum of 3,000 square feet of PAOS shall be at the sidewalk elevation. If less square footage is required, then all required PAOS shall be at the sidewalk elevation.
9. Hardscape. A maximum of 25 percent of PADS shall be paved in standard concrete. Remaining areas shall use one of the following enhanced paving techniques: brick, natural stone, unit concrete pavers, textured and colored concrete, concrete with exposed or special aggregate. Alternative paving may be allowed per review authority approval.
10. Seating. Seating shall be provided at a minimum of 1 seat per 300 square feet of required PAOS. Fractions shall be rounded down to the nearest whole number. a. Benches shall be calculated as 1 seat per 24 linear inches.
11. Landscape. A minimum of 25 percent of PAOS shall be planted area with a minimum dimension of 30 inches in length, width, and depth. Landscaping shall comply with Section 17.44.
12. Trees. A minimum of one 24-inch box tree per project or for every 750 square feet of PAOS, whichever is greater, shall be planted. For projects with 2 or more trees, a minimum 50 percent of trees planted shall be shade trees. a. Trees planted in pots on the ground floor shall not be counted towards the tree requirement.
9 Exhibit 3
13. Blank Walls. PADS shall adhere to the blank wall standards defined in Section
17.30.070.C, or provide one of the following mitigations:
a. Green wall, vines, or other vertical landscaping element that covers a minimum of 75 percent of non-conforming blank wall area. b. Public art including, but not limited to, murals.
14. Common Open Space Credit. PADS in excess of the minimum may count towards a maximum of 30 percent of the Common Open Space requirement at a 1:1 ratio.
E. Paseos.
1. Dimensions. Paseos shall have an average width of 20 feet, minimum width of 15 feet, and be a minimum of 75 percent open to the sky. Paseos shall have a walk zone with a minimum width of:
a. 10 feet for commercial / mixed-use paseos.
b. 8 feet for residential-only paseos.
2. Access. Paseos shall be physically and visually accessible from the connecting public sidewalk.
a. Fences, walls, and/or entry gates are permitted; however, these features shall not block passage through the paseo during public hours. b. Bollards (fixed or removable) shall be provided at all entry points of paseos to restrict vehicular access during public hours.
c. Emergency vehicular access shall be provided.
3. Signage. Paseos shall have signage visible from the adjacent sidewalk identifying the space as a publicly-accessible amenity and listing public hours. In paseos that have commercial frontages, a directory shall be provided at each entry. Specific sign guidelines shall be created for all properties with building facades immediately adjoining the paseos.
4. Hours. At a minimum, paseos shall be open to the general public from Sam to 8pm. Commercial loading shall be limited to non-public hours.
5. Elevation. Paseos shall be at ground level and ADA accessible.
6. Programming. A maximum of 10 percent of required paseo area may be used by adjacent restaurants or food sales uses as a space restricted to customers only. Any additional programming must be non-transactional and without financial barriers to entry.
a. Exception: Paseos may be closed to public access for private events no more than one day per month.
7. Hardscape. A maximum of 25 percent of paseos shall be paved in standard concrete. Remaining areas shall use one of the following enhanced paving techniques: brick, natural stone, unit concrete pavers, textured and colored concrete, concrete with exposed or special aggregate. Alternative paving may be allowed per review authority approval.
8. Stormwater Management. A minimum of 25 percent of the total paved area shall be permeable paving to allow for stormwater infiltration. Depending on soil 10 Exhibit 3
and site conditions, infiltration and/or flow-through planters shall be installed to capture and treat 100 percent of the stormwater run-off on-site.
9. Seating. Seating shall be provided within the paseo at a minimum of 1 seat per 300 square feet of required space. Fractions shall be rounded down to the nearest whole number.
10. Landscape. A minimum of 25 percent of paseo area shall be planted area a minimum of 30 inches in length, width, and depth. Landscaping shall comply with Section 17.44.
11. Trees.A minimum of one 24-inch box tree per project or per each 750 square feet of paseo area, whichever is greater, shall be planted. For projects with 2 or more trees, a minimum 50 percent of trees planted shall be shade trees. a. Trees planted in pots, on the ground floor, shall not be counted towards the tree requirement.
12. Blank Walls. Paseos shall adhere to the blank wall standards defined in Section
17.30.070.C, or provide one of the following mitigations:
a. Green wall, vines, or other vertical landscaping element that covers a minimum of 75 percent of non-conforming blank wall area. b. Public art including, but not limited to, murals.
13. Common Open Space Credit. When the area needed to facilitate the connection of a public street to another public street or alley and meet Section
17.30.080.E.1 is greater than the minimum PAOS requirement, the additional required paseo area may count towards the Common Open Space requirement at a 1:1 ratio.
a. Paseo area in excess of the minimum may count towards a maximum of 50 percent of the Common Open Space requirement at a 1:1 ratio. 11