Agenda, second session — Ventura City Council, July 10, 2023

Date: June 19, 2023
Council Action Date: July 10, 2023
TO: Honorable Mayor and City Council
FROM: Charles B. Conners, Acting City Manager
Neda Zayer, Interim Community Development Director
SUBJECT: ADVANCE ITEM – Residential and Mixed-Use Overlay Development Code and M-X-D (Mixed Use Zone) Zoning Text Amendment

SUMMARY
On January 31, 2022, the City Council adopted the 2021 -2029 Housing Element. The Housing Element requires the rezoning of eight properties to ensure the City can meet its required Regional Housing Needs Assessment (RHNA) allocation. There were several new housing sites that were identified in the Housing Element, one on Telegraph Road and seven on Johnson Drive. These sites are required to be rezoned to allow housing and the density and capacity identified in the Housing Element.

As part of that rezoning effort, text amendments to the Zoning Ordinance are necessary to amend the M-X-D (Mixed Use Zone) and create new form -based code overlay. The City’s current zoning districts, outside of the form -based code Specific Plan areas such as the Downtown Specific P lan or Midtown Corridor Plan, have limited development regulations and do not include sufficient design standards to ensure that buildings will be high quality and well -designed. The Form -Based Code Overlays were developed to be placed on these sites to pr ovide objective design standards to achieve the community’s design goals.

The attached Zoning Text Amendments amend the Mixed-Use Zone and creates a new Residential and Mixed -Use Overlay Development Code for these rezoned properties.

These Zoning Text Amendments will be presented to the City Council on July 10, 2023, in conjunction with applications to rezone the subject properties , and are being provided in advance of the hearing to allow time for the Council and community to review the documents.

Prepared by: Rachel Dimond, Interim Assistant Community Development Director ATTACHMENT(S):

A. Chapter 24.244 MXD Mixed Use Zone Revisions
B. Overlay Zones with Tracked Changes from Previous Public Draft DIVISION 24 ‐ ZONING REGULATIONS
Chapter 24.244 M‐X‐D Mixed‐Use Zone
San Buenaventura, California, Code of Ordinances Created: 2022‐09‐26 14:50:29 [EST] (Supp. No. 54)

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Chapter 24.244 M‐X‐D Mixed‐Use Zone
Sec. 24.244.010. Chapter description.

Chapter 24.244 establishes the MXD Mixed‐Use Zone, also known as the "MXD" zone, and prescribes use types and other regulations for this zone. The provisions of this chapter are further intended to set forth development standards for each land use type within the MXD zone, and provide for feasible use of buildings for selected combined uses, including opportunities for development of combined live/work spaces.

Any applicable overlay zo nes described in chapters 24.300 through 24.399 may impose regulations in addition to those prescribed by this chapter for the MXD zone. In addition, Subpart 24.F (Ventura Residential and Mixed‐Use Overlay Development Code (LM and MU Overlays) provides development and design standards that replace and/or are in addition to those prescribed in this chapter for the MXD zone. (Code 1971, § 15.244.010)
Sec. 24.244.020. Uses—Permitted.

The following use types are permitted subject to the provisions of this chapter:

1. Residential.

Family Residential: Large Multi‐Family
Family Residential: Mobile Home
Family Residential: Single Family
Family Residential: Small Multi‐Family
Family Residential: Two Family
Residential Care
Residential Condominiums

2. General.

Administrative, Business, and Professional Services
Animal Sales and Services: Grooming and Pet Stores
Animal Sales and Services: Veterinary
Automotive and Accessories: Automotive Rentals
Automotive and Accessories: Automotive Repairs, Systems Automotive and Accessories: Automotive Sales, Retail
Automotive and Accessories: Automotive Sales, Wholesale Automotive and Accessories: Parking
Boating and Ha
rbor Activities: Boat Sales and Services
Business and Professional Support

ATTACHMENT A

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Construction Sales and Services: Building Supply Stores Cultural and Library Services
Dining Establishments: Ancillary Service
Dining Establishments: Fast Counter Service
Dining Establishments: Full Service
Dining Establishments: Take Out
Drinking Establishments
Educational Services: Commercial
Equipment Rentals, Sales, and Services: Light
Food and Beverage Retail Sales
Funeral and Interment Services
Government Services
Laundry Services
Light Industrial
Lodging Services: Bed and Breakfast Inns
Medical Services: Consulting
Medical Services: Mobile Equipment
Nursery Sales
Oil Equipment Services: Light
Personal Services
Personal Storage
Property Maintenance Services
Recreation Services: Public Parks and Playgrounds
Recycling Services: Consumer Recycling Collection Points Repair Services
Retail Sales
Safety Services
Shopping Center: Large
Shopping Center: Small
Utility or Equipment Substations
Wireless Telecommunications Facilities: Mini
Wireless Telecommunications Facilities: Minor
Wireless Telecommunication Services: Major

3. Agricultural.

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None
(Code 1971, § 15.244.020; Ord. No. 2000‐04, § 42, 1‐24‐00; Ord. No. 2002‐05, § 11, 3‐18‐02) Sec. 24.244.030. Same—Subject to a use permit.

The following use types may be permitted subject to the provisions of this chapter and further provided that a use permit is approved pursuant to chapter 24.520:

1. Residential.

Group Residential

2. General.

Auction Sales
Automotive and Accessories: Cleaning
Automotive and Accessories: Gasoline Sales
Community Meeting
Construction Sales and Services: Building Contractor Yards Construction Sales and Services: Lumber Yards
Day Care Centers
Day Services Facility
Dining Establishments: Fast Service, Drive‐Up
Education Services: General
General Industrial
Group Care
Helicopter Landing Services
Lodging Services: Hotels and Motels
Recreational Services: Amusement Centers
Recreational Services: Indoor Entertainment
Recreational Services: Indoor Sports and Recreation
Recreational Services: Outdoor Entertainment
Recreational Services: Outdoor Sports and Recreation
Research or Laboratory Services
Swap Meets
Transportation Services
Wholesaling and Distribution

3. Agricultural.

None

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(Code 1971, § 15.244.030; Ord. No. 2011‐010, § 18, 8‐1‐11; Ord. No. 2012‐024, § 15, 12‐17‐12; Ord. No. 2017‐008, § 8, 4‐17‐17)
Sec. 24.244.035. Same—Subject to a director's permit.

The following use types may be permitted, subject to the provisions of this chapter and further provided that a director's permit is approved pursuant to chapter 24.505:

1. Residential.

None

2. General.

Farmers' Market, Certified
Thrift stores

3. Agricultural.

None
(Ord. No. 2010‐006, § 8, 4‐26‐10; Ord. No. 2012‐024, § 16, 12‐17‐12) Sec. 24.244.040. Same—Incidental.

Incidental uses as defined in chapter 24.110 may be permitted. (Code 1971, § 15.244.040)
Sec. 24.244.050. Same—Special provisions.

Uses listed in sections 24.244.020 through 24.244.40 must also comply with the following special provisions:

1. Reserved.

2. Design review. Design review approval must be obtained as required by chapter 24.845.

3. Planned development permit. Approval of a Planned Development Permit pursuant to chapter 24.525, or amendment pursuant to chapter 24.570, is required for any construction of new structures or additions or alterations to existing structures in conjunction with, or in any way related to the use types listed in sections 24.244.020 and 24.244.030 except for the Recycling Services: Consumer Recycling Collection Points and Wireless Telecommunications Facilities: Mini and Minor use Types.

4. Temporary uses. Temporary uses may be conducted in the MXD zone only to the extent permitted by chapter 24.120.

5. Home occupations. Home occupations may be conducted in the MXD zone only to the extent permitted by chapter 24.125.

6. Factory‐built homes. Factory‐built homes may be used for residential purposes in the same manner as conventional site‐built housing subject of the provisions of this chapter.

7. Group Care. All Group Care uses must comply with the provisions of chapter 24.435.

8. Dining Establishments: Fast Service, Drive‐Up. Dining Establishments: Fast Service, Drive+Up uses must comply with the provisions of chapter 24.475.

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9. Domestic animals.
(a) Domestic animals, as defined in chapter 24.110, are permitted in the MXD zone, provided that, in conjunction with uses other than those uses within the Animal Sales and Services: Grooming and Pet Stores use type, only four adult animals over the age of four months are permitted per dwelling unit or establishment and, further provided that, no more than three adult dogs shall be permitted per dwelling unit or establishment.
(b) Notwithstanding paragraph (a) of this subsection 9., for uses conducted in the MXD zone that are classified in the Family Residential: Single‐Family; Family Residential: Mobile Home; Family Residential: Two‐Family; and Residential Condominiums use types, up to six adult animals over the age of four months are permitted, provided that, no more than three adult dogs shall be permitted per dwelling unit.

10. Livestock animals. Livestock animals are not permitted in the MXD zone.

11. Wild animals. Wild animals are not permitted in the MXD zone, except in conjunction with the Animal Sales and Services: Grooming and Pet Stores use type.

12. Recycling Services: Consumer Recycling Collection Points. Uses classified in the Recycling Services:

Consumer Recycling Collection Points use types must comply with the provisions of chapter 24.485.

13. Assembly uses. All Assembly uses must comply with the provisions of chapter 24.480.

14. Wireless Telecommunications Facilities: Minor. Uses classified in the Wireless Telecommunications Facilities: Minor uses type shall require a director's permit pursuant to chapter 24.505.

15. Emergency Shelter. Emergency shelters must comply with the provisions of Chapter 24.437. (Code 1971, § 15.244.050; Ord. No. 2000‐04, § 43, 1‐24‐00; Ord. No. 2011‐010, § 19, 8‐1‐11; Ord. No. 2021‐017 , § 23, 12‐13‐21)
Sec. 24.244.060. Standards—Density.

For building and lots in the MXD zone not used exclusively for residential purposes, there shall be no general lot area, lot width, or lot coverage standards. For buildings or lots used exclusively for residential purposes, the lot area, lot width, and lot coverage standards for the R‐3 zone. The standards for minimum lot area per dwelling unit of the R‐3‐3 subzone, shall apply with the following exceptions:

A. , except iIn the Downtown Specific Plan Area where the residential dwelling unit density for the each zone shallwithin the Plan shall apply. not be more or less than allowed by the Plan.

B. In the Residential and Mixed‐Use Overlay zones (MU‐3, MU‐4, MU‐5, and MU‐6) the residential dwelling unit density per each overlay shall apply (See Subpart 24F (Residential and Mixed‐Use Overlay Development Code (LM and MU Overlays)).
(Code 1971, § 15.244.060)
Sec. 24.244.070. Same—Height.

The following height standards apply, with the exception of parcels in the Residential and Mixed‐Use Overlay zones where the maximum height and stories per each overlay shall apply.

A. Height determination. The height of buildings and other structures in the MXD zone shall be determined in accordance with section 24.405.040.

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B. Maximum number of stories. Buildings and other structures in the MXD zone shall not exceed six stories in height.

C. Maximum height. Regardless of the number of stories comprising a building or structure, no portion of a building or other structure in the MXD zone shall be not exceed 75 feet in height except as provided in section 24.405.030.
(Code 1971, § 15.244.070)
Sec. 24.244.080. Same—Yards.

Fences, walls, and other uses of yards in the MXD zone shall comply with the yard requirements contained in chapter 24.410 with the exception of Section 24.410.030 for parcels in the Residential and Mixed‐Use Overlay zones where the yard and projection standards per each overlay shall apply. (Code 1971, § 15.244.080)
Sec. 24.244.090. Same—Setbacks.

Buildings and other structures, not including fences or walls, on a lot in the MXD zone shall comply with the following setback requirements with the exception of parcels in the Residential and Mixed‐Use Overlay zones where the setback standards per each overlay shall apply:

1. Front setbacks. There shall be no general front setback in the MXD zone, provided that, buildings or lots used exclusively for residential purposes shall comply with the front setback regulations of the R‐3 zone.

2. Side setbacks. There shall be no side setback requirement in the MXD zone, except as provided in this subsection 2.:
(a) Where the side of a lot in the MXD zone not used exclusively for residential purposes abuts any residential zone, there shall be a side setback of not less than ten percent of the width of the lot; provided that, such side setback shall not be less than three feet, and need not exceed five feet in width.
(b) Buildings or lots used exclusively for residential purposes shall comply with the side setback regulations for the R‐3 zone.

3. Rear setbacks.
(a) Each lot in this zone not used exclusively for residential purposes shall have a required rear setback of not less than 20 percent of the depth of the lot; except that such rear setback need not exceed 20 feet.
(b) Buildings and lots used exclusively for residential purposes shall comply with the rear setback regulations of the R‐3 zone.
(Code 1971, § 15.244.090)
Sec. 24.244.100. Same—Accessory structures.

Accessory structures, as defined in chapter 24.110, shall only be allowed to the extent such accessory structures comply with subsections 1. through 4. of this section. : In addition, the Residential and Mixed‐Use

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Overlay Zones as described in Subpart 24.F (Residential and Mixed‐Use Overlay Development Code (LM and MU Overlays)) provide accessory structure standards in addition to those prescribed in this chapter.

1. The portion of any accessory structures used for required parking (e.g., garage, carport), shall provide for adequate ingress and egress as determined by the director.

2. The portion of any accessory structure that contains a habitable room shall not be located closer than three feet to any lot line, regardless of the location of the accessory structure on the lot.

3. All accessory structures are subject to compliance with all Uniform Building Code requirements, including, but not limited to, separation between structures.

4. In addition to the applicable provisions of subsections 1. through 3. of this section, a detached accessory structure may be located in the required yard areas only to the extent allowed by this subsection 4. as follows:
(a) Detached accessory structures may be entirely or partially located in a required rear yard as long as these accessory structures do not occupy more than 50 percent of that required rear yard; (b) Detached accessory structures may be partially or entirely located in the portion of the required side yard which overlaps the required rear yard;
(c) Detached accessory structures may be partially or entirely located in one of the required front yards of a through lot, provided that, such accessory structure is set back from the nearest front lot line a distance of not less than ten percent of the depth of the lot, but need not exceed a setback of 25 feet, and at least five feet from any side lot line; (d) Where the average natural grade of a required front setback line is more than eight feet above the average established curb grade of the street upon which the lot abuts, a garage may be erected so as to extend into the required front yard or required side yard, but not so as to extend closer than five feet to any street property line; and
(e) All detached accessory structures located in required yard areas shall not exceed one story in height and shall be no more than 14 feet in height.
(Code 1971, § 15.244.100; Ord. No. 2021‐017 , § 23, 12‐13‐21) Sec. 24.244.110. Same—Attached patio covers.

A covering for a patio in any required rear yard may be attached to a main building used exclusively for residential purposes, subject to all of the following provisions:

1. Width of covering. The width of such patio cover shall not exceed one‐half of the width of the lot upon which it is located.

2. Location of supports. Supports shall be a minimum of 12 feet from the rear lot line and a minimum of five feet from the side lot lines.

3. Overhang allowable. Eave overhangs shall be a minimum of ten feet from the rear lot line and a minimum of three feet from each of the side lot lines.

4. Side enclosure prohibited. No enclosure of any kind shall be permitted on any non‐attached side of such structure.

5. Coverage of building area limited. The area of covering combined with the area of all other buildings and structures on the lot shall not exceed the maximum lot coverage permitted in this chapter. (Code 1971, § 15.244.110)

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Sec. 24.244.120. Same—Other.

The following development regulations and standards shall also apply within the MXD zone:

1. Parking. Off‐street parking shall be provided for all uses as may be required by chapter 24.415 or chapter 24.345 where applicable, or per Subpart 24F for parcels in the Residential and Mixed‐Use Overlay zones; however, if a dwelling unit is designed as a combined live/work space, incorporating both a residential use type and a general use type, the off‐street parking space requirement shall be calculated based solely on the parking requirement for the applicable general use type existing or proposed at the site and no additional parking for the residential use type shall be required, but only if the following standards are met:
(a) The living space shall be contiguous with and made an integral part of the work space, with direct access between the living and working areas to be provided and maintained at all times. If the living space is not contiguous and integral with the work space and the required direct access is not provided, the off‐street parking space requirement shall be based on the general use type and residential use type requirements combined, unless a director's permit is obtained in accordance with chapter 24.505 to indicate the director's determination that the design of the live/work use complies with the intent of this standard. (b) Living and working areas within one live/work space shall not be rented separately. (c) All regulations, requirements, and conditions of the city's building and safety division and fire department shall be met.
(d) The residential dwelling unit density for the zone shall not be exceeded. However, within the Downtown Specific Plan Area the residential dwelling unit density for the zone shall not be more or less than allowed by the plan.

2. Signs. All signs must comply with the provisions of chapter 24.420. Sign allowance for general use types shall be based on section 24.420.140. The maximum sign allowance for residential uses shall be based on section 24.420.120.

3. Coastal development. All development within the CP Overlay Zone must comply with the provisions of chapter 24.310 and chapter 24.515;

4. Flood Plain Overlay Zone. All development within a designated Flood Plain (FP) Overlay Zone must comply with the provisions of chapter 24.320 and chapter 24.530;

5. Displays for uses in the Automotive and Accessories use type category. Outdoor display of merchandise in conjunction with uses classified within the Automotive and Accessories: Gasoline Sales, and Automotive and Accessories: Automotive Repairs, Systems use types may be permitted provided that all the following standards are met:
(a) Lubricating materials. Not more than one day's supply of lubricating materials, computed on the basis of average daily sales, may be placed upon the pump island or within two feet of the pump island or primary building. All such lubricating materials must be displayed in appropriate racks. (b) Tire display. Not more than two enclosed tire storage or display cabinets are permitted. In lieu of tire cabinets, not more than four individual new tires in appropriate open racks or stands may be displayed, provided that such racks or stands are located within two feet of the perimeter of the pump island or primary building.
(c) Vending machines. Vending machines, including but not limited to, soft drink dispensers or cigarette or candy vending machines, may be displayed within two feet of the perimeter of the primary building. Not more than four such machines are permitted.

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6. Open storage. Except for outdoor displays of merchandise conditionally allowed by subsection 5. of this section, open storage in the front yard of any lot is prohibited. Open storage area in side or rear yard area is subject to a director's permit for existing uses or a planned development permit for new development. The following standards shall be met:
(a) Such storage shall be located on the rear one‐half of the lot and shall be confined to an area not to exceed 3,000 square feet;
(b) No power‐driven excavating or road‐building equipment shall be stored on the lot; (c) The storage area shall be completely enclosed by a solid wall or fence not less than six feet in height and which may include a solid gate;
(d) No materials or equipment shall be stored to a height greater than the height of the required fence or wall; and
(e) The director or planning commission, in approving an application that would allow open storage in a side or rear yard may impose such conditions as deemed necessary or desirable to insureensure that the proposed project will be compatible with, and not adversely impact, the surrounding vicinity and uses.

7. Equipment repair and reconditioning. All new and used automobile, trailer, and boat sales, services, or repairs shall comply with the following standards:
(a) All outdoor display areas related to such uses shall be entirely surfaced with concrete or asphaltic concrete.
(b) No repair or reconditioning of automobiles, trailers, or boats shall be permitted unless conducted entirely within an enclosed building.

8. Mobile homes. Uses classified as Family Residential: Mobile Home use types must be located on a permanent foundation system and must comply with the following architectural standards:
(a) Roofing and siding materials shall be nonreflective; and (b) Roofs shall have a minimum roof overhang of 16 inches.

9. Swap Meets. Except for properties within the boundaries of the Downtown Specific Plan Area, uses classified within the Swap Meets use type may be conducted in the MXD zone, provided that, all such uses must obtain a use permit pursuant to chapter 24.520, and further provided that, any such use may be conducted only for a maximum of 48 hours within any seven day consecutive period. 109. Vehicle repair. No vehicles may be repaired on sites occupied by residential land uses unless all the following conditions are met:
(a) The vehicle under repair must be owned by the current resident of the property upon which the repairs are being made.
(b) Registration or proof of current ownership of the vehicle being repaired shall be available for inspection on the premises at all times while the vehicle is under repair. (c) Vehicle repairs may be conducted only between the hours of 7:00 a.m. and 10:00 p.m. (d) Repair of a particular vehicle shall be conducted and completed in no more than 30 days. (e) Storage of any vehicle under repair, or storage of parts of a vehicle, upon a public street or alley or upon an unpaved yard area, other than a driveway, is prohibited. (f) Body work on a vehicle is prohibited.
(g) Painting of a vehicle or any portion of a vehicle is prohibited.

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(Code 1971, § 15.244.120)
Sec. 24.244.130. Density review.

Prior to issuance of building permits, floor plans may be reviewed by the director to determine that density standards will not be exceeded. In order to preclude or lessen the possibility that density standards will be exceeded, or that unlawful density increases will occur in the future, no more than one kitchen shall be allowed per dwelling unit. In the density review process, additional changes may be required in the placement of exterior doors, windows, stairways, hallways, utility connections, or other fixtures or architectural features when determined by the director to be necessary or desirable to preclude or lessen the likelihood of unlawful density increases.
(Code 1971, § 15.244.130)
Sec. 24.244.140. Nonconformance.

All nonconforming uses, nonconforming structures, and nonconforming parcels are subject to the provisions of chapter 24.465.
(Code 1971, § 15.244.140)

Ventura Housing Residential and Mixed‐Use Overlay Zones Adoption Draft_06‐2023 1
Subpart 24F: Housing Residential and Mixed‐ Use Overlay Zones Development Code (LM and MU Overlays)
Chapter 24F.100 Zone Standards
24F.100.010 Low‐Moderate Density/Rowhouse Overlay Zone (LM) A. Description.

The Low‐Moderate Density/Rowhouse (LM) overlay zone
supports small lot detached and attached single‐family homes (bungalow courts, cottage clusters, etc.),
duplexes/triplexes/quadplexes, and rowhouse development at

14.1 – 20 dwelling units per acre.

B. Building Types.

Only the building types shown in the table below are allowed in the LM ove rlay zone, on lots of the minimum widths shown.

Each allowed building type shall be designed in compliance with Section 24F.200.010 (Building Type Design Standards).

Figure Table 24F.100.010‐1. Allowed Building Type Table Allowed Building Types
Single Family House
Duplex, Triplex, Quadplex
Bungalow Court
Rowhouse
Courtyard Housing
C. Building Placement.

1. Primary Buildings.
a. Front Setback: 10 feet minimum; 20 feet maximum
b. Side Street Side Setback: 10 feet minimum; 20 feet maximum c. Interior Side Setback: 5 feet minimum
d. Rear Setback: 15 feet minimum
D. Accessory Structures.

An accessory structure shall be placed on a lot in compliance with the following. For carriage houses/ADUs, refer to Chapter 24.430 (Accessory Dwelling Unit Regulations) of the Zoning Ordinance.

1. Front and S
treet Side Setback: Same as for primary structure

2. Interior Side Setback: 4 feet minimum

ATTACHMENT B
Ventura Housing Residential and Mixed‐Use Overlay Zones Adoption Draft_06‐2023 2

3. Rear Setback: 4 feet minimum
E. Encroachments: Encroachments shall comply as follows:

Table 24F.100.010‐1. Allowed Encroachments into Setbacks Projection Front/Street
Side Setback
Interior Side
Setback
Rear
Setback
Limitations/Additional Regulations
All projections  Unless otherwise specified, no projection may extend closer than three feet to an interior lot line, into the public right‐of‐way, or or into a public utility easement.

Architectural Features (Eaves,
Cornices, Bay Windows,
Chimneys)
3 ft 3 ft 3 ft  In no circumstances shall they project closer than 3 feet to the property line. Aggregate
width of oriel or bay windows shall not exceed
50% of the length of the wall in which they are
located and the width of any individual oriel or
bay window shall not exceed 10 feet.
 Upper‐floor architectural projections shall
have a minimum vertical clearance of 8 feet
above grade.

Weather Protection (awnings,
canopies)
5 ft To within 3 feet of rear and
side property lines.

Weather protection shall have a minimum
vertical clearance of 8 feet above grade.

Open, unenclosed fire escapes,
and stairways
Prohibited

3 ft May be covered but not enclosed.

Uncovered and unenclosed
stairs, porches, landings, decks,
patios, stoops, and similar
features < 18 inches in height
Allowed without restrictions
Uncovered and unenclosed
stairs, porches, landings, decks,
patios, stoops, and similar
features 18 inches to 3 feet in
height
8 ft 5 ft 8 ft In no circumstances shall these encroach closer than 2 feet to the property line.

Uncovered and unenclosed
stairs, porches, landings, decks,
patios, stoops, and similar
features > 3 feet in height
6 ft 3 ft 6 ft In no circumstances shall these features encroach closer than 2 feet to the property line.

Upper‐level balconies and
decks
6 ft 10 ft

Balconies shall not be closer than 10 feet to any
side or rear property line.

Covered patios and porches
attached to main structure
5 ft 0 ft 10 ft In no circumstances shall these features encroach closer than 5 feet to the property line.

May be covered but not fully enclosed.

Outdoor fireplaces (not wider
than 8 feet measured in the
general direction of the wall of
which it is a part)
Not allowed 5 ft
Planting boxes or masonry
planters not exceeding 42
inches in height
6 ft 0 ft 3 ft
Ponds, waterfalls, and other
water features
No closer than
3 feet from a
property line
Allowed without restrictions The height of water features shall not exceed 6 feet when adjacent to a residentially zoned
property.

Evaporative coolers, air
conditioners, and compressors
Prohibited To within 3 feet of rear and
side property lines.

Cannot be located in front of any building or on
any street side yard when not concealed behind
a solid fence.

Inground and above ground
pools and spas, and pool
equipment
Prohibited To within 5 feet of rear and
side property lines.

Ventura Housing Residential and Mixed‐Use Overlay Zones Adoption Draft_06‐2023 3

F. Building Profile and Frontage.

1. Height. Height shall be measured pursuant to Chapter 24.405 (Height Regulations) of the Zoning Ordinance.Maximum height shall be measured from adjacent finish grade to roof ridge or top of parapet.
a. Primary Buildings: 2.5 stories; 28 feet max.
b. Accessory Structures: 14 feet
c. ADUs: See Chapter 24.430 (Accessory Dwelling Unit Regulations)

2. Attics. Attic space may be occupied and not count as a story when applying the height limits of the applicable zone. Occupiable attic space shall not exceed 75% of the ground floor footprint.

3. Allowed Frontage Types. Only the following frontage types are allowed within the LM overlay zone.

The primary facade of each primary building shall be designed as one of the following frontage types, in compliance with Chapter 24F.300 (Frontage Type Standards). a. Stoop
b. Porch and Fence
G. Parking and Services.

1. Parking and Services Placement.
a. Detached garages shall comply with the minimum setbacks for accessory structures. b. Attached garages shall comply with the setbacks for the primary building, except that garages facing the primary street frontage shall be set back a minimum of 5 feet from the primary façade.
c. Garage doors shall not extend across more than 60% of the street facing façade of the primary residential building. This limitation does not apply to frontages along alleys.

2. Parking Access. Where standard‐width alley occurs, vehicular access is permitted only from the alley.

3. Parking Requirements. Each site shall be provided off‐street parking as follows, designed in compliance with the requirements in Chapter 24.415 (Off‐Street Parking Regulations) of the Ventura Zoning Ordinance.
a. Residential: 2 on‐site spaces per unit; at least 1 space must be in a garage.

H. Open Space.

1. Single‐Family Housing.
a. Each dwelling shall be provided with a private or semi‐private yard of at least 300 square feet with a minimum dimension of 15 feet. Yard must be of a regular geometry (e.g., rectangular).

This yard shall be exclusive of shared open space (if provided) and may be located in a side yard and/or the rear yard.
b. Required open space should be enclosed by a fence, wall, or hedge.

2. Duplex/Triplex/Quadplex.

Ventura Housing Residential and Mixed‐Use Overlay Zones Adoption Draft_06‐2023 4

a. Each ground floor dwelling unit shall be provided with a usable, outdoor yard with an area of at least 200 square feet with a minimum dimension of 10 feet. This could also be provided as common usable open space.
b. Dwellings accessed at the first floor should provide outdoor space at‐grade that is enclosed by a fence, wall, landscaping.
c. Upper floor dwelling units shall have usable, private open space with an area of at least 60 square feet with a minimum dimension of six five feet. Outdoor space may be accommodated in balconies, loggias, and/or roof decks. Minimum outdoor space area requirement may be accommodated in two separate locations (e.g., in a balcony facing the front yard plus a loggia facing the rear yard).

3. Rowhouses.
a. Each dwelling shall be provided with a private or semi‐private yard of at least 300 square feet with a minimum dimension of 15 feet. Yard must be of a regular geometry (e.g., rectangular).

This yard shall be exclusive of any common usable open space and may be located in a side yard and/or the rear yard. Up to 100 square feet per unit may be provided as common usable open space.

4. Bungalow Courts.
a. A minimum of 300 square feet of open space shall be provided per unit, of which 150 square feet per unit shall be private. The rest shall be provided in a common central courtyard. b. See Section 24F.400.050.B (Common Open Space) for minimum courtyard dimensions. c. Private open space shall have a minimum dimension of 10 feet. Yards must be of a regular geometry (e.g., rectangular). This yard shall be exclusive of the courtyard and is allowed to be located in a side yard and/or the rear yard.
d. Required private open space should be enclosed by a fence, wall, or hedge.

5. Courtyard Housing.
a. A minimum of 300 square feet of open space shall be provided per unit. A minimum of 50% of the units shall have 150 square feet of private open space with a minimum dimension of 10 feet. The rest shall be provided in one or more common central courtyards. b. Courtyards shall have a minimum dimension of 30 feet in any direction. Private patios may be provided in side and rear yards.
c. Courtyards shall be connected to the public way and/or to each other by zaguans, or paseos. i. Zaguans shall be a minimum of 10 feet wide, or 8 feet if the zaguan is no longer than 20 feet in length.
ii. Paseos shall be a minimum of 15 feet wide.
d. Architectural pProjections such as unenclosed stairs and patios are allowed to encroach into the courtyard per the interior side setback encroachments listed in Table 24F.100.010‐1. (Allowed Encroachments into Setbacks).

I. Allowed Land Uses.

Only a land use identified as permitted or conditional in the base zone per the Ventura Zoning Ordinance shall be established on a lot in the LM overlay zone.

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24F.100.020 3‐Story Multi‐Family Residential/Mixed‐Use Overlay Zone (MU‐3) A. Description.

The 3‐Story Multi‐Family Residential/Mixed‐Use (MU‐3) overlay zone is intended for lower‐scale multi‐family housing and mixed use development blending residential, commercial, and retail uses and public spaces in a walkable urban environment.

Buildings may be vertical or horizontal mixed use at 20.1 to 30 dwelling units per acre.

A.B. Building Types.

Only the building types shown in the table below are allowed in the MU‐3 overlay zone, on lots of the minimum and maximum widths shown. Each allowed building type shall be designed in compliance with Section 24F.200.010 (Building Type Design Standards).

Table 24F.100.020‐1. Allowed Building Type and Lot Widths Allowed Building Types Lot Width (min/max)
Duplex/Triplex/Quadplex 50 ft min., 100 ft max.

Row House 25 ft min.

Courtyard Housing 75 ft min.

Stacked Dwellings 50 ft min.

Commercial Block 50 ft min.

B.C. Building Placement.

1. Primary Buildings. A primary building shall be placed on a lot in compliance with the following requirements , within the hatched area as shown in the diagram above, unless specified otherwise by the standards for an allowed building type in Section 24F.200.010 (Building Type Design Standards).
a. Front and Side Street Side Setback: Per Allowed Frontage Type below; 20 feet max. i. Dooryard – 10 feet min.
ii. Porch & Yard – 10 feet min.
iii. Stoop – 10 feet min.
iv. Forecourt – 15 feet min. for recessed portion (shall be used in conjunction with a storefrontshopfront and awning, gallery, or arcade frontage, wherein a portion of the facade is recessed from the building frontage)
v. Shopfront & Awning – 5 foot min.
vi. Gallery – 5 foot min.
vii. Lobby – 5 feet min.
b. Interior Side Setback: 5 feet min.
c. Rear Setback:

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i. With Alley: 5 feet min. to any 1‐ or 2‐story buildings, 10 feet min. to 3‐story buildings. ii. Without Alley: 15 feet min; 20 feet min abutting single‐family residential property.

2. Accessory Structures. An accessory structure shall be placed on a lot in compliance with the following. For carriage houses/ADUs, refer to Chapter 24.430 (Accessory Dwelling Unit Regulations) of the Ventura Zoning Ordinance.
d.a. Front and Street Side Setback: Same as for primary structure e.b. Interior Side Setback: 4 feet minimum
f.c. Rear Setback: 4 feet minimum
B.D. Encroachments. Encroachments shall comply as follows:

Table 24F.100.020‐2. Allowed Encroachments into Setbacks Projection Front/Street
Side Setback
Interior Side
Setback
Rear
Setback
Limitations/Additional Regulations
All projections  Unless otherwise specified, no projection may extend closer than three feet to an interior lot line, into the public right‐of‐way, or into a public utility easement.  Architectural Features (Eaves,
Cornices, Bay Windows,
Chimneys)
3 ft 3 ft 3 ft  In no circumstances shall they project closer than 3 feet to the property line. Aggregate
width of oriel or bay windows shall not
exceed 50% of the length of the wall in
which they are located and the width of any
individual oriel or bay window shall not
exceed 10 feet.
 Upper‐floor architectural projections shall
have a minimum vertical clearance of 8 feet
above grade.

Weather Protection (awnings,
canopies)
5 ft To within 3 feet of rear and
side property lines.

Weather protection shall have a minimum
vertical clearance of 8 feet above grade.

Open, unenclosed fire escapes,
and stairways
Prohibited

3 ft May be covered but not enclosed.

Upper‐level balconies and
decks
6 ft 10 ft

Balconies shall not be closer than 10 feet to
any side or rear property line.

Covered patios and porches
attached to main structure
5 ft 0 ft 10 ft In no circumstances shall these features encroach closer than 5 feet to the property
line. May be covered but not fully enclosed.

Outdoor fireplaces (not wider
than 8 feet measured in the
general direction of the wall of
which it is a part)
Not allowed 5 ft
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Projection Front/Street
Side Setback
Interior Side
Setback
Rear
Setback
Limitations/Additional Regulations
Planting boxes or masonry
planters not exceeding 42
inches in height
6 ft 0 ft 3 ft
Ponds, waterfalls, and other
water features
No closer than
3 feet from a
property line
Allowed without restrictions The height of water features shall not exceed 6 feet when adjacent to a residentially zoned
property.

Evaporative coolers, air
conditioners, and compressors
Prohibited To within 3 feet of rear and
side property lines.

Cannot be located in front of any building or
on any street side yard when not concealed
behind a solid fence
Inground and above ground
pools and spas, and pool
equipment
Prohibited To within 5 feet of rear and
side property lines.

C.E. Building Profile and Frontage.

1. Height. Each structure shall comply with the following height limits. Height shall be measured pursuant to Chapter 24.405 (Height Regulations) of the Zoning Ordinance. a. Maximum height: 3 stories/40 feet *
b. Minimum Floor to floor: 15 feet min. for a non‐residential ground floor c. Accessory Structures: 14 feet
d. ADUs: See Chapter 24.430 (Accessory Dwelling Unit Regulations) *Note: Exclusive of architectural projections, rooftop equipment, rooftop decks, trellises, rooftop stair access and elevator shafts, and other approved projections.

2. Allowed Frontage Types. Only the following frontage types are allowed within the MU‐3 overlay zone. The primary facade of each primary building shall be designed as one of the following frontage types, in compliance with Chapter 24F.300 (Frontage Type Standards). a. Dooryard
b. Porch & Yard
c. Stoop
d. Forecourt
e. Shopfront & Awning
f. Gallery
g. Lobby
D.F. Parking and Services.

1. Parking and Services Placement.
a. Attached SFR (Rowhouse, Duplex/Triplex/Quadplex).
i. Parking is not allowed in the front or street side setback area, except within approved driveways.
ii. Detached garages shall comply with the minimum setbacks for accessory structures. iii. Attached garages shall comply with the setbacks for the primary building, except that garages facing the primary street frontage shall be set back a minimum of five feet from the primary façade.

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iv. Garage doors shall not extend across more than 60% of the street facing façade of the primary residential building. This limitation does not apply to frontages along alleys. b. Multi‐Family Housing Types (Courtyard Housing, Stacked Dwellings, Commercial Block). i. Parking is not allowed in the required front or street side setback area. ii. Surface parking shall be located to the rear or side of buildings. iii. No more than 30% of the street frontage shall be occupied by surface or structured parking.

See additional parking standards in Section 24F.400.030 (Parking). iv. Subterranean parking is below grade or partially below grade parking. Subterranean parking may extend to an average height of three feet max. above finished grade, provided that the garage perimeter wall aligns with face of building and is screened. Subterranean parking may extend more than three feet above finished grade provided that it is not visible or fully wrapped by ground floor uses.

Figure 24F.100.020‐1. Maximum Parking Frontage Along Street

Note: This graphic does not represent a fully designed building applying all standards.

2. Parking Requirements. Each site shall be provided off‐street parking as follows, designed in compliance withpursuant to the requirements in Zoning Ordinance Chapter 24.415 (Off‐Street Parking Regulations).
a. Residential uses.
i. 1‐2 Family Dwelling Units: 2 on‐site spaces per unit; at least 1 space must be in a garage ii. Multi‐Family Dwelling Units.
a.) Studio or 1 bedroom unit: 1 space/unit
b.) 2 bedroom unit: 1.5 spaces/unit
c.) 3+ bedroom unit: 2 spaces/unit
d.) Minimum 0.5 spaces per unit shall be covered
e.) Plus 0.2 guest spaces per unit
b. Non‐Residential: 1 parking space per 300 square feet of gross floor Parking shall be provided for the appropriate non‐residential use type(s) pursuant to Zoning Ordinance Chapter 24.415 (Off‐Street Parking Regulations).area.

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E.G. Open Space.

1. Duplex/Triplex/Quadplex.
a. Each ground floor dwelling unit shall be provided with a usable, outdoor yard with an area of at least 200 square feet with a minimum dimension of 10 feet. This could also be provided as common usable open space.
b. Dwellings accessed at the first floor should provide outdoor space at‐grade that is enclosed by a fence, wall, landscaping.
c. Upper floor dwelling units shall have usable, private open space with an area of at least 60 square feet with a minimum dimension of fivesix feet. Outdoor space may be accommodated in balconies, loggias, and/or roof decks. Minimum outdoor space area requirement may be accommodated in two separate locations (e.g., in a balcony facing the front yard plus a loggia facing the rear yard).

2. Rowhouses.
a. Each dwelling shall be provided with a private or semi‐private yard of at least 300 square feet with a minimum dimension of 15 feet. Yard must be of a regular geometry (e.g., rectangular).

Up to 100 square feet per unit may be provided as common usable open space.This yard shall be exclusive of any common usable open space.

3. Courtyard Housing.
a. A minimum of 300 square feet of open space shall be provided per unit. A minimum of 50% of the units shall have 150 square feet of private open space with a minimum dimension of 10 feet. The rest shall be provided in one or more common central courtyards. b. See Section 24F.400.050.B (Common Open Space) for minimum courtyard dimensions. c. Private patios may be provided in side and rear yards. d. Courtyards shall be connected to the public way and/or to each other by zaguans, or paseos. i. Zaguans shall be a minimum of 10 feet wide, or 8 feet if the zaguan is no longer than 20 feet in length.
ii. Paseos shall be a minimum of 15 feet wide.
e. Projections are allowed to encroach into the courtyard per the interior side setback encroachments listed in Table 24F.100.020‐1. (Allowed Encroachments into Setbacks).Architectural projections such as unenclosed stairs and patios are allowed to encroach into the courtyard.

4. Stacked Dwellings and Commercial Blocks.
a. A minimum of 200 square feet of usable open space shall be provided per unit. A minimum of 100 square feet of private open space is required for ground‐level units and 60 square feet of private open space for upper‐level units. The rest may be provided as common usable open space within a common courtyard located on the ground or on a podium, and/or a roof deck. b. Courtyards, if provided, shall have a minimum dimension of 30 feet in any direction. c. Setback areas may not be counted towards usable open space unless they are at least 20 feet wide.
d. Private patios may be provided in side and rear yards. Private open space shall have a minimum dimension of six feet in any direction.

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F.H. Allowed Land Uses.

Only a land use identified as permitted or conditional in the base zone per the Ventura Zoning Ordinance shall be established on a lot in the MU‐3 overlay zone.

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24F.100.030 4‐Story Multi‐Family Residential/Mixed‐Use Overlay Zone (MU‐4) A. Description.

The 4‐Story Multi‐Family Residential/Mixed‐Use (MU‐4)
overlay zone supports moderate density multi‐family
residential and mixed use development allowing a broad
range of commercial, office, and residential uses and public spaces serving both surrounding neighborhoods and
visitors from nearby areas. Development may be vertical or horizontal mixed‐use at 30.1 to 54 dwelling units per acre.

Upper floors shall be a percentage of the total building area to reduce building bulk.

B. Building Types.

Only the building types shown in the table below are
allowed in the MU‐4 overlay zone, on lots of the minimum and maximum widths shown. Each allowed building type
shall be designed in compliance with Section 24F.200.010 (Building Type Design Standards).

Table 24F.100.030‐1. Allowed Building Type and Lot Width Allowed Building Types Lot Width
Rowhouse 25 ft min
Courtyard Housing 75 ft min.

Stacked Dwellings 50 ft min.

Commercial Block 50 ft min.

C. Building Placement.

1. Primary Buildings. A primary building shall be placed on a lot in compliance with the following requirements, unless specified otherwise by the standards for an allowed building type in Section 24F.200.010 (Building Type Design Standards). a. Front and Street Side Setback: Per Frontage Type below; 20 feet max. i. Dooryard – 10 feet min.
ii. Stoop – 10 feet min.
iii. Forecourt – 15 feet min. for recessed portion (shall be used in conjunction with a shopfront and awning, gallery, or arcade frontage, wherein a portion of the facade is recessed from the building frontage)
iv. Shopfront & Awning – 5 foot min.
v. Gallery – 5 foot min.
vi. Arcade – 5 foot min.

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vii. Lobby – 5 feet min.
b. Interior Side Yard Setback: 0 feet min.; 10 feet min. abutting single‐family residential zoned property
c. Rear Setback:
i. With Alley: 5 feet min. to any 1‐ or 2‐story buildings, 10 feet min. to 3‐ to 4‐story buildings.
ii. Without Alley: 15 feet min; 20 feet min abutting single‐family residential property.

2. Accessory Structures. An accessory structure shall be placed on a lot in compliance with the following. For carriage houses/ADUs, refer to Chapter 24.430 (Accessory Dwelling Unit Regulations) of the Ventura Zoning Ordinance.
a. Front and Street Side Setback: Same as for primary structure b. Interior Side Setback: 4 feet minimum
c. Rear Setback: 4 feet minimum
C.D. Encroachments. Encroachments shall comply as follows:

Table 24F.100.030‐2. Allowed Encroachments into Setbacks Projection Front/Street
Side Setback
Interior Side
Setback
Rear
Setback
Limitations/Additional Regulations
All projections  Unless otherwise specified, no projection may extend closer than three feet to an interior lot line, into the public right‐of‐way, or into a public utility easement.  Architectural Features (Eaves,
Cornices, Bay Windows,
Chimneys)
3 ft 3 ft 3 ft  In no circumstances shall they project closer than 3 feet to the property line. Aggregate
width of oriel or bay windows shall not
exceed 50% of the length of the wall in
which they are located and the width of any
individual oriel or bay window shall not
exceed 10 feet.
 Upper‐floor architectural projections shall
have a minimum vertical clearance of 8 feet
above grade.

Weather Protection (awnings,
canopies)
5 ft To within 3 feet of rear and
side property lines.

Weather protection shall have a minimum
vertical clearance of 8 feet above grade.

Open, unenclosed fire escapes,
and stairways
Prohibited

3 ft May be covered but not enclosed.

Uncovered and unenclosed
stairs, porches, landings, decks,
patios, stoops, and similar
features < 18 inches in height
Allowed without restriction
Uncovered and unenclosed
stairs, porches, landings, decks,
patios, stoops, and similar
features 18 inches to 3 feet in
height
8 ft 5 ft 8 ft In no circumstances shall these encroach closer than 2 feet to the property line.

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Adoption Draft_06‐2023 13

Projection Front/Street
Side Setback
Interior Side
Setback
Rear
Setback
Limitations/Additional Regulations
Upper‐level balconies and
decks
6 ft 10 ft

Balconies shall not be closer than 10 feet to
any side or rear property line.

Covered patios and porches
attached to main structure
5 ft 0 ft 10 ft In no circumstances shall these features encroach closer than 5 feet to the property
line. May be covered but not fully enclosed.

Evaporative coolers, air
conditioners, and compressors
Prohibited To within 3 feet of rear and
side property lines.

D.E. Building Profile and Frontage.

1. Height. Each structure shall comply with the following height limits. Height shall be measured pursuant to Chapter 24.405 (Height Regulations) of the Zoning Ordinance. a. Maximum Height: 4 stories/50 feet *
b. Height Limit Adjacent to Single Family Homes: Required (See Section 24F.400.010 (Neighborhood Transitions))
c. Bulk Reduction: 4th floor shall be a maximum of 80% of the building footprint/floorplate d. Minimum Floor to floor: 15 feet min. for a non‐residential ground floor e. Accessory Structures: 14 feet
f. ADUs: See Chapter 24.430 (Accessory Dwelling Unit Regulations) of the Zoning Ordinance

*Note: Exclusive of architectural projections, rooftop equipment, rooftop decks, trellises, rooftop stair access and elevator shafts, and other allowed projections.

2. Allowed Frontage Types. Only the following frontage types are allowed within the MU‐4 zone. The primary facade of each primary building shall be designed as one of the following frontage types, in compliance with Chapter 24F.300 (Frontage Type Standards). a. Dooryard
b. Shopfront & Awning
c. Stoop
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Adoption Draft_06‐2023 14

d. Forecourt
e. Gallery
f. Arcade
g. Lobby
E.F. Parking and Services.

1. Parking and Services Placement
a. Attached SFR (Rowhouse, Duplex/Triplex/Quadplex).
i. Parking is not allowed in the front or street side setback area, except within approved driveways.
ii. Detached garages shall comply with the minimum setbacks for accessory structures. iii. Attached garages shall comply with the setbacks for the primary building, except that garages facing the primary street frontage shall be set back a minimum of five feet from the primary façade.
iv. Garage doors shall not extend across more than 60% of the street facing façade of the primary residential building. This limitation does not apply to frontages along alleys.

b. Multi‐Family Housing Types (Courtyard Housing, Stacked Dwellings, Commercial Block). a.i. Parking is not allowed in the front or street side setback area. b.ii. Surface parking shall be located to the rear or side of buildings. c.iii. No more than 30% of the street frontage shall be occupied by surface or structured parking (See Figure 24F.100.020‐1. Maximum Parking Frontage Along the Street). See additional parking standards in Section 24F.400.030 (Parking). iv. Subterranean parking is below grade or partially below grade. Subterranean parking may extend to an average height of three feet max. above finished grade, provided that the garage perimeter wall aligns with face of building and is screened.

Subterranean parking may extend more than three feet above finished grade provided that it is not visible or fully wrapped by ground floor uses. i. Subterranean parking is below grade or partially below grade parking. Subterranean parking may extend to a height of three feet max. above finished grade, provided that the garage perimeter wall aligns with face of building.

2. Parking Requirements. Each site shall be provided off‐street parking as follows, designed in compliance with pursuant to the requirements in Chapter 24.415 (Off‐Street Parking Regulations) of the Ventura Zoning Ordinance.
a. Residential Uses.
d.i. 1‐2 Family Dwelling Units: 2 on‐site spaces per unit; at least 1 space must be in a garage.
i.ii. Multi‐Family Dwelling Units.
a.) Studio or 1 bedroom unit: 1 space/unit
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Adoption Draft_06‐2023 15

b.) 2 bedroom unit: 1.5 spaces/unit
c.) 3+ bedroom unit: 2 spaces/unit
d.) Minimum 0.5 spaces per unit shall be covered
e.) Plus 0.2 guest spaces per unit
e.b. Non‐Residential: Parking shall be provided for the appropriate non‐residential use type(s) pursuant to Zoning Ordinance Chapter 24.415 (Off‐Street Parking Regulations).1 parking space per 300 square feet of gross floor area.

F.G. Open Space.

1. Rowhouses.
a. Each dwelling shall be provided with a private or semi‐private yard of at least 300 square feet with a minimum dimension of 15 feet. Yard must be of a regular geometry (e.g., rectangular). Up to 100 square feet per unit may be provided as common usable open space.

1.2. Courtyard Housing, Stacked Dwellings and Commercial Blocks. a. A minimum of 200 square feet of usable open space shall be provided per unit. A minimum of 100 square feet of private open space is required for ground‐level units and 560 square feet of private open space for upper‐level units. The rest may be provided as common usable open space within a common courtyard located on the ground or on a podium, and/or a roof deck. Up to 40 square feet per unit of the common open space may be provided in an indoor communal space (e.g., common lounge, fitness room, shared kitchen, game room) so long as it opens directly on to a common outdoor space or the primary street frontage.
b. See Section 24F.400.050.B (Common Open Space) for minimum courtyard dimensions.

c. Projections are allowed to encroach into a courtyard per the interior side setback encroachments listed in Table 24F.100.030‐2. (Allowed Encroachments into Setbacks).Architectural projections such as unenclosed stairs and patios are allowed to encroach into the courtyard.
c.d. Setback areas may not be counted towards usable open space unless they are at least 20 feet wide.
d.e. Private patios may be provided in side and rear yards. Private open space shall have a minimum dimension of fivesix feet in any direction.

G.H. Allowed Land Uses.

Only a land use identified as permitted or conditional in the base zone per the Ventura Zoning Ordinance shall be established on a lot in the MU‐4 overlay zone.

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24F.100.040 5‐‐6 Story Multi‐Family Residential/Mixed‐Use Overlay Zone (MU‐5/6) A. Description.

The 5‐6‐ Story Multi‐Family Residential/Mixed‐Use
(MU‐5/6) overlay zone is intended for higher density
multi‐family residential and vertical or horizontal
mixed‐use development with retail, office, and/or
residential. Building may be residential over retail,
commercial (office or office with retail), or stand‐
alone residential. The upper floors shall be a
percentage of the total building area to reduce
building bulk. This overlay zone supports
development at a range of 45 – 6580 dwelling units
per acre.

B. Building Types.

Only the building types shown in the table below are
allowed in the MU‐5/6 overlay zone, on lots of the
minimum and maximum widths shown. Each allowed
building type shall be designed in compliance with
24F.200.010 (Building Type Design Standards).

Table 24F.100.040‐1. Allowed Building Type and Lot Width Allowed Building Types Lot Width
Rowhouse 25 ft min.

Courtyard Housing 75 ft min.

Stacked Dwellings 50 ft min.

Commercial Block 50 ft min.

D.C. Building Placement.

1. Primary Buildings. A primary building shall be placed on a lot in compliance with the following requirements , within the building envelope as shown in the diagram above, unless specified otherwise by the standards for an allowed building type in 24F.200.010 (Building Type Design Standards).
a. Front and Street Side Setback: Per allowed Frontage Type min. i. Stoop: 10 feet min.
ii. Forecourt: 15 feet min. for recessed portion (shall be used in conjunction with a shopfront and awning, gallery, or arcade frontage, wherein a portion of the facade is recessed from the building frontage).
iii. Shopfront & Awning – 5 foot min.

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iv. Gallery: 5 foot min.
v. Arcade: 5 foot min.
vi. Lobby: 7 feet min.
b. Interior Side Setback: 0 feet min.; 10 feet min. abutting single‐family residential zoned property
c. Rear Setback:
i. With Alley: 5’ min. to any 1‐ or 2‐story buildings, 10’ min. to 3‐ to 6‐story buildings. ii. Without Alley: 15’ min; 20’ min abutting single‐family residential property. d. Frontage Coverage: Along Johnson Drive, a minimum of 60% of the primary building frontage shall be between the minimum and maximum setback lines.

2. Accessory Structures. An accessory building shall be placed on a lot in compliance with the following requirements. For carriage houses/ADUs, refer to Chapter 24.430 (Accessory Dwelling Unit Regulations) of the Ventura Zoning Ordinance. a. Front and Street Side Setback: Same as for primary structure b. Interior Side Setback: 4 feet minimum
c. Rear Setback: 4 feet minimum
C.D. Encroachments. Encroachments shall comply as follows:

Table 24F.100.040‐2. Allowed Encroachments into Setbacks Projection Front/Street
Side Setback
Interior Side
Setback
Rear
Setback
Limitations/Additional Regulations
All projections  Unless otherwise specified, no projection may extend closer than three feet to an interior lot line, into the public right‐of‐way, or into a public utility easement.  Architectural Features (Eaves,
Cornices, Bay Windows,
Chimneys)
3 ft 3 ft 3 ft  In no circumstances shall they project closer than 3 feet to the property line. Aggregate
width of oriel or bay windows shall not
exceed 50% of the length of the wall in
which they are located and the width of any
individual oriel or bay window shall not
exceed 10 feet.
 Upper‐floor architectural projections shall
have a minimum vertical clearance of 8 feet
above grade.

Weather Protection (awnings,
canopies)
5 ft To within 3 feet of rear and
side property lines.

Weather protection shall have a minimum
vertical clearance of 8 feet above grade.

Open, unenclosed fire escapes,
and stairways
Prohibited

3 ft May be covered but not enclosed.

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Projection Front/Street
Side Setback
Interior Side
Setback
Rear
Setback
Limitations/Additional Regulations
Uncovered and unenclosed
stairs, porches, landings, decks,
patios, stoops, and similar
features > 3 feet in height
6 ft 3 ft 6 ft In no circumstances shall these features encroach closer than 2 feet to the property
line.

Upper‐level balconies and
decks
6 ft 10 ft

Balconies shall not be closer than 10 feet to
any side or rear property line.

Covered patios and porches
attached to main structure
5 ft 0 ft 10 ft In no circumstances shall these features encroach closer than 5 feet to the property
line. May be covered but not fully enclosed.

Outdoor fireplaces (not wider
than 8 feet measured in the
general direction of the wall of
which it is a part)
Not allowed 5 ft
Planting boxes or masonry
planters not exceeding 42
inches in height
6 ft 0 ft 3 ft
Ponds, waterfalls, and other
water features
No closer than
3 feet from a
property line
Allowed without restrictions Within 3 feet of any property line, the height of water features shall not exceed 6 feet
when adjacent to a residentially zoned
property.

Evaporative coolers, air
conditioners, and compressors
Prohibited To within 3 feet of rear and
side property lines.

D.E. Building Profile and Frontage.

1. Height. Each structure shall comply with the following height limits. Height shall be measured pursuant to Chapter 24.405 (Height Regulations) of the Zoning Ordinance. a. Maximum Height: 56 stories/670 feet *
b. Height Limit Adjacent to Single Family Homes: Required (See Section 24F.400.010 (Neighborhood Transitions))
c. Bulk Reduction: All floors above 4 stories shall be a maximum of 70% of the building footprint/floorplate
d. Minimum Floor to floor: 15 feet min. for a non‐residential ground floor e. Accessory Structures: 14 feet
f. ADUs: See Chapter 24.430 (Accessory Dwelling Unit Regulations) of the Ventura Zoning Ordinance
*Note: Exclusive of architectural projections, rooftop equipment, rooftop decks, trellises, rooftop stair access and elevator shafts, and other approved projections.

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E.F. Allowed Frontage Types.

Only the following frontage types are allowed within the zone. The street facing facade of each primary building shall be designed as one of the following frontage types, in compliance with Chapter 24F.300 (Frontage Type Standards).

1. Stoop

2. Forecourt

3. Shopfront & Awning

4. Gallery

5. Arcade

6. Lobby
F.G. Parking and Services.

1.b. Multi‐Family Housing Types (Courtyard Housing, Stacked Dwellings, Commercial Block). a.i. Parking is not allowed in the front or street side setback area. b.ii. Surface parking shall be located to the rear or side of buildings. c.iii. No more than 30% of the street frontage shall be occupied by surface or structured parking (See Figure 24F.100.020‐1 Maximum Parking Frontage Along the Street). See additional parking standards in Section 24F.400.030 (Parking). iv. Subterranean parking is below grade or partially below grade. Subterranean parking may extend to an average height of three feet max. above finished grade, provided that the garage perimeter wall aligns with face of building and is screened.

Subterranean parking may extend more than three feet above finished grade provided that it is not visible or fully wrapped by ground floor uses. d. Subterranean parking is below grade or partially below grade parking. Subterranean parking may extend to a height of three feet max. above finished grade, provided that the garage perimeter wall aligns with face of building.

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a. Residential Uses.
i. 1‐2 Family Dwelling Units: 2 on‐site spaces per unit; at least 1 space must be in a garage.
i.ii. Multi‐Family Dwelling Units.
a.) Studio or 1 bedroom unit: 1 space/unit
b.) 2 bedroom unit: 1.5 spaces/unit
c.) 3+ bedroom unit: 2 spaces/unit
d.) Minimum 0.5 spaces per unit shall be covered
e.) Plus 0.2 guest spaces per unit
b. Non‐Residential: Parking shall be provided for the appropriate non‐residential use type(s) pursuant to Zoning Ordinance Chapter 24.415 (Off‐Street Parking Regulations).1 parking space per 300 square feet of gross floor area.

G.H. Open Space.

1.2. Courtyard Housing, Stacked Dwellings, and Commercial Blocks. a. A minimum of 150 square feet of usable open space shall be provided per unit. A minimum of 50% of the units shall have 460 square feet of private open space. The rest may be provided as common usable open space within a common courtyard located on the ground or on a podium, and/or a roof deck. Up to 40 square feet per unit of the common open space may be provided in an indoor communal space (e.g., common lounge, fitness room, shared kitchen, game room) so long as it opens directly on to a common outdoor space or the primary street frontage.
b. See Section 24F.400.050B (Common Open Space) for minimum courtyard dimensions. b.c. Projections are allowed to encroach into a courtyard per the interior side setback encroachments listed in Table 24F.100.040‐1. (Allowed Encroachments into Setbacks). c.d. Setback areas may not be counted towards usable open space unless they are at least 20 feet wide.
d.e. Private patios may be provided in side and rear yards. Patios shall have a minimum dimension of six feet in any direction. Balconies shall have a minimum dimension of four feet in any direction. Private open space shall have a minimum dimension of six feet in any direction.

H.I. Allowed Land Uses.

Only a land use identified as permitted or conditional in the base zone per the Ventura Zoning Ordinance shall be established on a lot in the MU‐5/6 overlay zone.

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24F.100.050 6‐Story Multi‐Family Residential/Mixed‐Use Overlay Zone (MU‐6) A. Description.

The 6‐Story Multi‐Family Residential/Mixed‐Use (MU‐
6) overlay zone is intended for higher density multi‐
family residential and vertical or horizontal mixed‐use development with retail, office, and/or residential.

Building may be residential over retail, commercial
(office or office with retail), or stand‐alone
residential. The upper floors shall be a percentage of
the total building area to reduce building bulk. This
overlay zone supports development at a range of 65
– 80 dwelling units per acre.

B. Building Types.

Only the building types shown in the table below are allowed in the MU‐6 overlay zone, on lots of the minimum and maximum widths shown. Each allowed building type shall be designed in compliance with 24F.200.010 (Building Type Design StandardsBuilding Type Design Standards).

Table 24F.100.050‐1. Allowed Building Type and Lot Width Allowed Building Types Lot Width
Courtyard Housing 75 ft min.

Stacked Dwellings 50 ft min.

Commercial Block 50 ft min.

C. Building Placement.

1. Primary Buildings. A primary building shall be placed on a lot in compliance with the following requirements unless specified otherwise by the standards for an allowed building type in 24F.200.010 (Building Type Design StandardsBuilding Type Design Standards). a. Front and Street Side Setback: Per allowed Frontage Type min. i. Stoop: 10 feet min.
ii. Forecourt: 15 feet min. for recessed portion (shall be used in conjunction with a shopfront and awning, gallery, or arcade frontage, wherein a portion of the facade is recessed from the building frontage).
iii. Shopfront & Awning – 5 foot min.
iv. Gallery: 5 foot min.
v. Arcade: 5 foot min.
vi. Lobby: 7 feet min.
b. Interior Side Setback: 0 feet min.; 10 feet min. abutting single‐family residential zoned property

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c. Rear Setback:
i. With Alley: 5’ min. to any 1‐ or 2‐story buildings, 10’ min. to 3‐ to 6‐story buildings. ii. Without Alley: 15’ min; 20’ min abutting single‐family residential property. d. Frontage Coverage: Along Johnson Drive, a minimum of 60% of the primary building frontage shall be between the minimum and maximum setback lines.

2. Accessory Structures. An accessory building shall be placed on a lot in compliance with the following requirements. For carriage houses/ADUs, refer to Chapter 24.430 (Accessory Dwelling Unit Regulations) of the Ventura Zoning Ordinance. a. Front and Street Side Setback: Same as for primary structure b. Interior Side Setback: 4 feet minimum
c. Rear Setback: 4 feet minimum
D. Encroachments. Encroachments shall comply as follows:

Table 24F.100.050‐2. Allowed Encroachments into Setbacks Projection Front/Street
Side Setback
Interior Side
Setback
Rear
Setback
Limitations/Additional Regulations
All projections  Unless otherwise specified, no projection may extend closer than three feet to an interior lot line, into the public right‐of‐way, or into a public utility easement.

Architectural Features (Eaves,
Cornices, Bay Windows,
Chimneys)
3 ft 3 ft 3 ft  In no circumstances shall they project closer than 3 feet to the property line. Aggregate
width of oriel or bay windows shall not
exceed 50% of the length of the wall in
which they are located and the width of any
individual oriel or bay window shall not
exceed 10 feet.
 Upper‐floor architectural projections shall
have a minimum vertical clearance of 8 feet
above grade.

Weather Protection (awnings,
canopies)
5 ft To within 3 feet of rear and
side property lines.

Weather protection shall have a minimum
vertical clearance of 8 feet above grade.

Open, unenclosed fire escapes,
and stairways
Prohibited

3 ft May be covered but not enclosed.

Upper‐level balconies and
decks
6 ft 10 ft

Balconies shall not be closer than 10 feet to
any side or rear property line.

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Projection Front/Street
Side Setback
Interior Side
Setback
Rear
Setback
Limitations/Additional Regulations
Covered patios and porches
attached to main structure
5 ft 0 ft 10 ft In no circumstances shall these features encroach closer than 5 feet to the property
line. May be covered but not fully enclosed.

Outdoor fireplaces (not wider
than 8 feet measured in the
general direction of the wall of
which it is a part)
Not allowed 5 ft
Planting boxes or masonry
planters not exceeding 42
inches in height
6 ft 0 ft 3 ft
Ponds, waterfalls, and other
water features
No closer than
3 feet from a
property line
Allowed without restrictions Within 3 feet of any property line, the height of water features shall not exceed 6 feet
when adjacent to a residentially zoned
property.

Evaporative coolers, air
conditioners, and compressors
Prohibited To within 3 feet of rear and
side property lines.

E. Building Profile and Frontage.

1. Height. Each structure shall comply with the following height limits. Height shall be measured pursuant to Chapter 24.405 (Height Regulations) of the Zoning Ordinance. a. Maximum Height: 6 stories/70 feet *
b. Height Limit Adjacent to Single Family Homes: Required (See Section 24F.400.010 (Neighborhood Transitions))
c. Bulk Reduction: All floors above 4 stories shall be a maximum of 70% of the building footprint/floorplate
d. Minimum Floor to floor: 15 feet min. for a non‐residential ground floor e. Accessory Structures: 14 feet
f. ADUs: See Chapter 24.430 (Accessory Dwelling Unit Regulations) of the Ventura Zoning Ordinance
*Note: Exclusive of architectural projections, rooftop equipment, rooftop decks, trellises, rooftop stair access and elevator shafts, and other approved projections.

F. Allowed Frontage Types.

1. Stoop

2. Forecourt

3. Shopfront & Awning
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4. Gallery

5. Arcade

6. Lobby
G. Parking and Services.

1. Parking and Services Placement.
a. Parking is not allowed in the front or street side setback area. b. Surface parking shall be located to the rear or side of buildings. c. No more than 30% of the street frontage shall be occupied by surface or structured parking (See Figure 24F.100.020‐1. Maximum Parking Frontage Along StreetFigure 24F.100.02‐1. Maximum Parking Frontage Along Street). See additional parking standards in Section 24F.400.030 (Parking).
d. Subterranean parking is below grade or partially below grade. Subterranean parking may extend to an average height of three feet max. above finished grade, provided that the garage perimeter wall aligns with face of building and is screened.

Subterranean parking may extend more than three feet above finished grade provided that it is not visible or fully wrapped by ground floor uses.

2. Parking Requirements. Each site shall be provided off‐street parking as follows, designed in compliance with the requirements in Chapter 24.415 (Off‐Street Parking Regulations) of the Ventura Zoning Ordinance.
a. Residential Uses.
i. Multi‐Family Dwelling Units.
a.) Studio or 1 bedroom unit: 1 space/unit
b.) 2 bedroom unit: 1.5 spaces/unit
c.) 3+ bedroom unit: 2 spaces/unit
d.) Minimum 0.5 spaces per unit shall be covered
e.) Plus 0.2 guest spaces per unit
b. Non‐Residential: Parking shall be provided for the appropriate non‐residential use type(s) pursuant to Zoning Ordinance Chapter 24.415 (Off‐Street Parking Regulations).

H. Open Space.

1. Courtyard Housing, Stacked Dwellings, and Commercial Blocks. a. A minimum of 150 square feet of usable open space shall be provided per unit. A minimum of 50% of the units shall have 40 square feet of private open space. The rest may be provided as common usable open space within a common courtyard located on the ground or on a podium, and/or a roof deck. Up to 40 square feet per unit of the common open space may be provided in an indoor communal space (e.g., common lounge, fitness room, shared kitchen, game room) so long as it opens directly on to a common outdoor space or the primary street frontage.

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b. See Section 24F.400.050B (Common Open Space) for minimum courtyard dimensions. c. Projections are allowed to encroach into a courtyard per the interior side setback encroachments listed in Table 24F.100.050‐1. (Allowed Encroachments into Setbacks). d. Setback areas may not be counted towards usable open space unless they are at least 20 feet wide.
e. Private patios may be provided in side and rear yards. Patios shall have a minimum dimension of six feet in any direction. Balconies shall have a minimum dimension of four feet in any direction.

I. Allowed Land Uses.

Only a land use identified as permitted or conditional in the base zone per the Ventura Zoning Ordinance shall be established on a lot in the MU‐6 overlay zone.

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Chapter 24F.200 Building Design Standards
24F.200.010 Building Type Design Standards
A. Detached Single‐Family Residential (single family homes, bungalow courts/cottage clusters, small‐lot single‐family).

1. Access and Orientation.
a. Entries.
i. Dwelling units that abut a public right‐of‐way shall orient the primary entryway toward the public
street. Deviations from this requirement may be
approved by the Director for projects where the
project site is located on a fast‐moving roadway of
four lanes or wider, provided the facade facing the
public street is designed with similar details and
treatments to those of the front facade.
ii. Dwelling units located in the interior of a development shall orient the primary entryway toward and be visible from a private street, pedestrian pathway, or courtyard/common open space that is connected to a public right‐of‐way or private street.
iii. The main entrance shall be through an allowed frontage type, and shall comply with the appropriate frontage standards per Chapter 24F.300 (Frontage Type Standards).

2. Massing and Articulation.
a. Architectural Variability. For all developments involving four or more contiguous lots/homes, there shall be multiple “distinctly different” front facade designs. No more than two houses shall be of the same front facade design as any other house directly adjacent along the same block face and side of the street. Mirror images of the same configuration do not meet the intent of “distinctly different.” “Distinctly different” shall mean that a single‐family dwelling’s elevation must differ from other house elevations in the following (see Section 24F.200.010A.3 (Facade Modulation and Articulation) below):
i. Number of stories (optional);
ii. Modulation strategies ‐ at least one;
iii. Articulation strategies ‐ at least one; and,
iv. Variation in materials ‐ different material palette, with a different primary material; and;.
iv.v. Architectural style – different architectural styles (optional).

The number of required different front facade designs shall be in accordance with

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Table 24F.200.010‐1. Architectural Variability
Table 24F.200.01‐1. Architectural Variability.

Table 24F.200.010‐1. Architectural Variability
Total number of Dwelling Units Minimum Number of Facade Designs 4 – 6 2
7 – 12 3
13– 20 4
21 – 30 5
31 – 40 6
41 – 60 7
>60 8

3. Facade Modulation and Articulation.
a. Modulation. Residential units shall employ at least two of the following building modulation strategies:
i. Varied roof forms, including but not limited to changes in roof height, offsets, change in direction of roof slope, dormers, parapets, etc.; ii. Use of balconies, front porches, overhangs, or covered patios; and/or, iii. Projections, offsets, and/or recesses of the building wall at least two feet in depth, such as bay windows.
b. Articulation. All building elevations that face a street or a shared driveway shall employ varied facade articulation of wall surfaces. Facades shall incorporate at least three of the following features, consistent with the design style, which provide articulation and design interest:
i. Variation in texture or material, provided all exterior wall textures and materials are consistent with the overall architectural style of the dwelling; ii. Building base (typically bottom three feet) that is faced with a stone or brick material, or is delineated with a recess or projection; iii. Railings with a design pattern and materials such as wood, metal, or stone which reinforces the architectural style of the building;

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iv. Decorative trim elements that add detail and articulation, such as door surrounds with at least a two‐inch depth, decorative eave detailing, belt courses, etc.; v. Decorative window elements such as, lintels, shutters, window boxes, etc.; and/or, vi. Roof overhangs at least 18 inches deep.
c. End Units. Any unit where the primary façade and building entry is perpendicular to a public street right‐of‐way, private street, or publicly‐accessible pathway is considered an End Unit. The End Unit (side facade facing the public right‐of‐way, private street, or publicly‐accessible pathway) shall meet the following standards:
i. The End Unit shall provide a covered entrance porch facing and directly connected to the public sidewalk by a paved path with a minimum width of six feet. ii. If the End Unit also abuts a common open space, it shall provide an additional covered porch entrance with a minimum area of 30 square feet and a minimum depth of 6 feet facing and directly connected to the common open space. iii. The End Unit building facade shall have a fenestration area greater than 15% of the façade area.
iv. The End Unit building façade shall have at least one architectural projection that projects a minimum of two feet from the street facing façade (e.g., bay windows) with a minimum width of two feet.
v. Parking shall not be located on the End Unit façade.

B. Rowhouses.

1. Site Planning/Configuration. Rowhouses
shall be configured in one of the following
ways:
a. In a row facing the front parcel line.
b. In a row or series of rows
perpendicular to the front parcel line
meeting the following standards:
i. A minimum 30‐foot wide (from
building face to building face)
common open space/path
connecting from a public right‐of‐
way to each individual units or
private street/flex space with a
minimum width of 40 feet inclusive
of pedestrian paths. Building
projections are allowed to encroach
within the minimum width of the common open space/path per Table 24F.100.01 1 (Allowed Encroachments into Setbacks), as long as a minimum 15‐foot wide clear path is maintained.

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ii. End Units shall include a primary building entry facing the street frontage. End Units shall follow Section 24F.200.010B.3.b (End Units) below.

2. Access and Orientation.
a. Entries.
i. Dwelling units that abut a public right‐of‐way shall orient the primary entryway toward the public street. Deviations from this requirement may be approved by the Director for projects where the project site is located on a fast‐moving roadway of four lanes or wider, provided the facade facing the public street is designed with similar details and treatments to those of the front facade. ii. Dwelling units located in the interior of a
development shall orient the primary
entryway toward and be visible from a private
street, pedestrian pathway, or open space that
is connected to a public right‐of‐way or private
street.
iii. The main entrance shall be through an allowed
frontage type, and shall comply with the
appropriate frontage standards per Chapter
24F.300 (Frontage Type Standards).
b. Pathways. A shared pedestrian pathway shall provide access from the public right‐of‐ way through a shared courtyard/common open space area (if provided) to each dwelling unit.

3. Massing and Articulation.
a. Facade Modulation and Articulation.
i. Modulation. Residential units shall employ at least two of the following building modulation strategies:
a.) Varied roof forms, including but not limited to changes in roof height, offsets, change in direction of roof slope, dormers, parapets, etc.; b.) Use of balconies, front porches, overhangs, or covered patios; and/or, c.) Projections, offsets, and/or recesses of the building wall at least two feet in depth, such as bay windows.
ii. Articulation. All building elevations that face a street or a shared driveway shall employ varied facade articulation of wall surfaces. Facades shall incorporate at least three of the following features, consistent with the design style, which provide articulation and design interest:
a.) Variation in texture or material, provided all exterior wall textures and materials are consistent with the overall architectural style of the dwelling;

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b.) Building base (typically bottom three feet) that is faced with a stone or brick material, or is delineated with a recess or projection; c.) Railings with a design pattern and materials such as wood, metal, or stone which reinforces the architectural style of the building; d.) Decorative trim elements that add detail and articulation, such as door surrounds with at least a two‐inch depth, decorative eave detailing, belt courses, etc.;
e.) Decorative window elements such as, lintels, shutters, window boxes, etc.; and/or,
f.) Roof overhangs at least 18 inches deep.

b. End Units. Any rowhouse where the
primary façade and building entry is
perpendicular to a public street right‐of‐
way, private street, or publicly‐accessible
pathway is considered an End Unit. The
End Unit (side facade facing the public
right‐of‐way, private street, or publicly‐
accessible pathway) shall meet the
following standards:
i. The End Unit building facade shall have a fenestration area greater than 150% of the façade area.
ii. The End Unit building façade shall have at least one architectural projection that projects a minimum of two feet from the street facing façade (e.g., bay windows) with a minimum width of two feet.
iii. Parking shall not be located on the End Unit façade. iv. Maximum Units in Row. There shall be a maximum of six units per building/row.

C. Duplex/Triplex/Quadplex.

1. Site Planning/Configuration. Duplexes, triplexes,
and quadplexes may be stacked or side‐by‐side
flats.

2. Access and Orientation.
a. Entries.
i. Dwelling units that abut a public right‐of‐
way shall orient at least one primary
entryway toward the public street. Exceptions to this requirement may be approved by the Director for projects where the project site is located on a fast‐moving roadway of four lanes or wider, provided the facade facing the public street is

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designed with similar details and treatments to those of the front facade. Other entries may include a side entrance which shall be visible from the street. ii. Dwelling units located in the interior of a development shall orient at least one primary entryway toward and be visible from a private street, pedestrian pathway, or open space that is connected to a
public right‐of‐way or private street.

Other entries may include a side
entrance which shall be visible from the
private street, pedestrian pathway, or
open space.
iii. The primary entrance shall be through
an allowed frontage type and shall
comply with the appropriate frontage
standards per Chapter 24F.300 (Frontage
Type Standards).
b. Access to Upper Units. Access to second floor dwellings shall be by a stair, which may be open, roofed, or enclosed.

3. Massing and Articulation.
a. Duplexes/triplexes/quadplexes shall be massed as large houses, composed principally of two‐ to three‐story volumes.
b. Modulation. Buildings shall employ at least two of the following building modulation strategies:
i. Varied roof forms, including but not limited to changes in roof height, offsets, change in direction of roof slope, dormers, parapets, etc.; ii. Use of balconies, front porches, overhangs, or covered patios; and/or, iii. Projections, offsets, and/or recesses of the building wall at least two feet in depth, such as bay windows.
c. Articulation. All building elevations that face a street or a cluster driveway shall employ varied facade articulation of wall surfaces. Facades shall incorporate at least three of the following features, consistent with the design style, which provide articulation and design interest:
i. Variation in texture or material, provided all exterior wall textures and materials are consistent with the overall architectural style of the dwelling; ii. Building base (typically bottom three feet) that is faced with a stone or brick material, or is delineated with a recess or projection; iii. Railings with a design pattern and materials such as wood, metal, or stone which reinforces the architectural style of the building;
iv. Decorative trim elements that add detail and articulation, such as door surrounds with at least a two‐inch depth, decorative eave detailing, belt courses, etc.; v. Decorative window elements such as, lintels, shutters, window boxes, etc.; and/or, vi. Roof overhangs at least 18 inches deep.

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D. Courtyard Housing.

1. Description. A group of multi‐family dwelling
units arranged to share one or more common
courtyards upon a qualifying lot. Dwellings take
access from the street or the courtyard(s). The
courtyard is intended to be a semi‐public space
that is an extension of the public realm.

2. Access and Orientation.
a. Entries.
i. Dwelling units shall orient the primary
entryway(s) toward and be visible from the street or courtyard/common open space.
ii. The main entryway(s) shall be through an allowed frontage type, and shall comply with the appropriate frontage standards per Chapter 24F.300 (Frontage Type Standards).
b. Pathways. A shared pedestrian pathway shall provide access from the public right‐of‐ way through the shared courtyard/common open space area to each dwelling unit.

3. Massing and Articulation.
a. Buildings shall be massed as large houses, composed principally of two‐ to three‐story volumes.
b. Modulation. Buildings shall employ at least two of the following building modulation strategies:
i. Varied roof forms, including but not limited to changes in roof height, offsets, change in direction of roof slope, dormers, parapets, etc.; ii. Use of balconies, front porches, overhangs, or covered patios; and/or, iii. Projections, offsets, and/or recesses of the building wall at least two feet in depth, such as bay windows.
c. Articulation. All building elevations that face a street or courtyard/common open space shall employ varied facade articulation of wall surfaces. Facades shall incorporate at least three of the following features, consistent with the design style, which provide articulation and design interest:
i. Variation in texture or material, provided all exterior wall textures and materials are consistent with the overall architectural style of the dwelling; ii. Building base (typically bottom three feet) that is faced with a stone or brick material, or is delineated with a recess or projection; iii. Railings with a design pattern and materials such as wood, metal, or stone which reinforces the architectural style of the building;
iv. Decorative trim elements that add detail and articulation, such as door surrounds with at least a two‐inch depth, decorative eave detailing, belt courses, etc.;

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v. Decorative window elements such as, lintels, shutters, window boxes, etc.; and/or, vi. Roof overhangs at least 18 inches deep.
d. End Units. Any building where the primary façade and building entry is perpendicular to a public street right‐of‐way, private street, or publicly‐accessible pathway is considered an End Unit. The End Unit (side facade facing the public right‐of‐way, private street, or publicly‐accessible pathway)court shall meet the following standards:
i. The End Unit building façade shall have a fenestration area greater than 10% of the façade area.
ii. The End Unit building façade shall have at least one architectural projection that projects a minimum of two feet from the street facing façade (e.g., bay windows) with a minimum width of two feet.
iii. Parking shall not be located on the End Unit façade.

E. Stacked dwellings/Commercial Block.

1. Description. A residential building
comprised of stacked flats, or a mixed‐
use building designed for occupancy by
retail, service, and/or office uses on the
ground floor street frontage with
residential units above units.

2. Access and Orientation.
a. Entries.
i. Primary Shared Entries. Primary entries
shared by multiple units (e.g., leading to
upper stories) along street frontages
shall meet the following standards
(excludes individual residential entries):
a.) At least one pedestrian entry is
required for each building on each
primary street frontage, unless a
greater number is required by the
adopted Building or Fire Codes. A
single corner entry may be provided to fulfill this requirement. b.) Primary shared building entries shall face or be directly visible from the public right‐of‐way or a publicly‐accessible path/open space. This may be through a lobby, front porch, or forecourt (or combination), and shall comply with the appropriate frontage standards per Chapter 24F.300 (Frontage Type Standards).

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ii. Primary Individual Residential Entries.
a.) A minimum of 50% of the ground floor residential units that face a public right‐of‐way, publicly‐accessible path, or open space shall have unit entries that face the street, path, or open space (Senior units or other deed‐restricted units for special populations are exempt.).
b.) Primary ground‐floor entrances serving individual residential units shall be through a porch, dooryard, or stoop, and shall comply with the appropriate frontage standards per Chapter 24F.300 (Frontage Type Standards). iii. Primary Individual Commercial Entries. Each commercial/retail tenant shall have its own primary ground‐floor entrance through a shopfront and awning, arcade, gallery, and/or forecourt frontage and shall comply with the appropriate frontage standards per Chapter 24F.300 (Frontage Type Standards).

3. Massing and Articulation.
a. Facade Rhythm and Pattern. Multi‐family
residential and residential mixed‐use
buildings shall express a repeating rhythm
and pattern of lines, shapes, forms and/or
colors that reflects the size and scale of a
housing unit and/or individual rooms and
spaces. This may be achieved with
building modulation to create vertically oriented facades (height greater than the width of the façade), façade articulation, and repeating vertically oriented patterns of fenestration.
i. Residential facades shall use vertical patterns of building modulation, façade articulation, and fenestration. This rhythm shall be between 20 to 50 feet in width for housing units or 10 to 20 feet in width for individual rooms and spaces. ii. Ground floor shopfrontstorefront uses shall express a vertical rhythm not to exceed 20 to 50 feet in width.

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Figure 24F.200.010‐1. Façade Rhythm and Pattern

Note: This graphic does not represent a fully designed building applying all standards. b. Building Length. Buildings shall not exceed 380 feet in length or width.

c. Vertical Modulation ‐ Massing Breaks.
i. Major Massing Breaks. Buildings greater
than three stories in height with primary
building facades greater than or equal to
150 feet in length shall have a minimum of
one major massing break. Major massing
breaks shall be a minimum depth of five
feet and a minimum width of 10 feet and
shall extend the full height of the building
including a break in the roofline. Primary
building façades greater than or equal to
300 feet in length shall include at least two
major massing breaks, with one major
break with a minimum depth of 10 feet and
minimum width of 20 feet (the other break
may be at the smaller size ‐ minimum depth
of five feet and a minimum width of 10
feet).
ii. Minor Massing Breaks. All continuous building facades greater than or equal to 75 feet in length shall have at least one minor massing break (vertical shift modulation). Minor breaks shall be a minimum of two feet deep and four feet wide and extend at minimum the full height of the building above the ground floor, including a break in the roofline.

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Figure 24F.200.010‐2. Massing Breaks

Note: This graphic does not represent a fully designed building applying all standards. d. Facade Articulation. All facades shall include a minimum of two of the following façade articulation strategies to create visual interest:
i. Recesses. Vertical and horizontal recesses such as a pattern of recessed grouping of windows, recessed panels, or similar strategies. The recess shall be a minimum four inches in depth.
ii. Projections. Vertical and horizontal projections such as shading and weather protection devices, decorative architectural details, or similar strategies. Shading and weather protection projections shall be a minimum of two feet in depth.

Architectural projections shall be a minimum of four inches in depth. iii. Datum Lines. Datum lines that continue the full length of the building, such as cornices, with a minimum four inches in height, and a minimum two inches in depth with a change in material.

Figure 24F.200.010‐3. Datum Lines

iv. Balconies. Balconies or Juliet balconies (every 20 to 50 feet). Balconies shall be a minimum of six feet in depth; Juliet balconies shall be a minimum of eight inches in depth.

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v. Screening Devices. Screening devices such as lattices, louvers, shading devices, perforated metal screens, or similar strategies.
e. Fenestration. Fenestration shall meet the following standards:
i. Fenestration shall reinforce vertical proportions and patterns with windows that shall not exceed a 2:1 horizontal‐to‐vertical ratio.
ii. Windows that are flat or “flush” with the facade are prohibited unless applied to a portion of a building that is part of a recessed facade modulation as identified in horizontal or vertical shift modulation strategies in Section 24F.200.010.E.3.d (Façade Articulation) above. See also Section 24F.200.020.B (Windows). iii. Curtain walls, if used, shall have a vertical orientation of mullions, joints, or solid panels that create a vertical pattern that does not exceed a 2:1 horizontal‐to‐vertical ratio.

Figure 24F.200.010‐4. Fenestration

f. Treatment of Corner Buildings. Buildings
located at street corners that are three
stories and higher shall include the
following special features:
i. The building façade shall be located at
the minimum front and street side yard
setback or build‐to line on both facades
for a minimum aggregated length of 50
feet meeting at the corner, OR the
building shall be set back at the corner to provide a publicly‐accessible open space/plaza or outdoor seating area for public dining with a minimum dimension of 20 feet and minimum area of 400 square feet.

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ii. The entry to ground floor retail or the primary building entrance shall be located within 25 feet of the corner of the building.
iii. The corner of the building shall include one or more of the following features:
a.) A different material application and/or fenestration pattern from the rest of the façade.
b.) A change in total height of at least four feet greater or less than the height of the abutting primary façade.
c.) A special architectural feature such as a rounded or cut corner, tower/cupola, or similar.

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24F.200.020 General Building Design Standards and Guidelines A. Side and Rear Elevations. Side and rear facades facing a street or courtyard/open space shall be articulated per the building type standards in Section 24.090.060 (Building Type Standards). All other side and rear facades shall include details which are compatible with those on the front facade, with similar types and treatments of roofs, windows, shutters, and other architectural elements.

B. Windows.

1. Window Trim or Recess. Windows shall be recessed at least three inches from the plane of the surrounding exterior wall, or shall provide a combination of trim and recess with minimum one inch recess. Curtain walls are exempt. Trim at least two inches in depth shall be provided around all windows, or windows shall be recessed at least two inches from the plane of the surrounding exterior wall.

Figure 24F.200.020‐1. Window Trim or Recess

C. Materials and Colors.

1. Variation in Materials. At least two materials shall be used on any building frontage, in addition to glazing and railings. Any one material must comprise at least 20% of the building frontage, excluding windows, railings, base bulkheads, and trim.

1.2. Variation in Colors. Colors shall be used as follows:
a. Primary colors shall be used on the majority of the building surface; b. Secondary colors shall be used to accentuate façade elements or upper floors; and c. Accent colors shall be limited to moldings, trims, bulkheads, doors, and/or signage.

Up to two additional colors may be used on the base to distinguish between upper and lower floors or as an additional secondary color.

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Figure 24F.200.020‐2. Variation in Materials

2.3. Change in Materials. A change in material must be offset by a minimum of six inches in depth. Material changes shall not occur at corners. The same material shall continue around corners for a minimum distance of four feet. If feasible, the same material should continue to the next change in the wall plane.

Figure 24F.200.020‐3. Material Changes at Corners

3.4. Building Component Colors. All vents, gutters, downspouts, flashing, electrical conduits, etc., shall be painted to match the color of the adjacent surface.

4.5. Prohibited Colors. High chroma (over 75% saturation) and neon colors are prohibited.

5.6. Durable Materials. Buildings shall incorporate durable finish and/or accent materials, including masonry, tile, stone, stucco, architectural grade wood, brick, glass, and finished metal.

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6.7. Prohibited Materials. Plain untextured block, plywood, vinyl, plastic (and plastic laminate), and mill‐finish (non‐colored) aluminum metal windows or door frames are prohibited as materials.

D. Architectural Guidelines.

1. Architectural Integrity. This document does
not prescribe any particular style.

Whichever architectural style is selected,
buildings should be designed using
elements that are authentic to that
architectural style in regard to building
form, detailing and decorative features,
colors, materials, etc.

2. Building Components (Base/Middle/Top).

This standard applies to buildings that are designed using a traditional architectural style (e.g., Mediterranean,
Spanish, etc.). Buildings four stories and higher should be designed to differentiate a defined base, a middle or body, and a top, cornice, or parapet cap. Buildings three stories or less should include at minimum a defined base and top.

Each of these elements should be distinguished from one another for a minimum of 75% of the façade length
through use of the following:
a. Horizontal facade modulation which could include
upper floor or ground floor step backs.
i. Ground floor step backs shall include a horizontal
shift of the ground floor facade with a minimum depth of two feet to create an overhang or arcade.
ii. Upper floor step backs shall include at minimum a five‐foot step back from the primary façade for a minimum of 75% of the length of the façade. b. And two or more of the following:
i. Horizontal façade articulation and/or variation in façade articulation strategy (see Section 24F.200.010.E.3.d (Facade Articulation)).
ii. Variation in façade rhythm and pattern (see Section 24F.200.010.E.3.a (Facade Rhythm and Pattern)).
iii. Variation in fenestration strategy (size, proportions, pattern, and depth or projection) (see Section 24F.200.010.E.3.e (Fenestration)). iv. Variation in material (façade material, material size, texture and/or pattern) and color.

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Figure 24F.200.020‐4. Building Components (Base/Middle/Top)

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Chapter 24F.300 Frontage Type Standards
24F.300.010 Purpose.

This Section identifies the frontage types allowed within the Housing Overlay Zones and provides design standards for each type to ensure that proposed development relates to its street frontage as necessary to appropriately form the public realm of the street. Each proposed building shall be designed to incorporate a frontage type designed in compliance with the standards of this Section for the applicable type. Frontage types are required for all buildings within each zone as shown in Table

24.090.08024F.300.020‐1 Frontage Types.
24F.300.020 Applicability.

Each proposed building shall be designed to incorporate a Private Frontage Type designed in compliance with these regulations. A property’s permitted and/or required Private Frontage Types shall be limited to those specified by Zone. Permitted frontage types may be combined within a single building. Private frontage regulations apply along the full length of the property frontage, even where there is no building façade. Private frontage includes: 1.) Portions of a property between the back‐of‐sidewalk line and the primary building façade along any Street; and 2.) All primary building facades up to the top of the first or second floor, including building entrances, located along and oriented toward streets as shown in Figure

24.090.080‐124F.300.020‐1 (Private Frontage).

Figure 24F.300.020‐1. Private Frontage

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Table 24F.300.02‐1. Frontage Types

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24F.300.030 Frontage Types
A. Porch and Yard.

1. Description. A frontage wherein the facade may be set back from the property line/frontage line to create a yard. An encroaching porch is appended to the facade. A fence or wall at the property line may be used to define the private space of the yard. A great variety of porch and fence designs are possible including a raised front yard with a retaining wall at the property line with entry steps to the yard.

2. Design Standards.
a. Setbacks. Setback areas shall be landscaped.
b. Porches shall be five feet minimum deep (clear), eight feet minimum wide (clear) and eight feet minimum tall (clear).
c. Porches shall be raised 18 inches minimum and three feet maximum from the adjacent finished grade, and located at the first story.
d. Fences.
i. Fences enclosing the front yard shall not exceed three feet, six inches in height from the adjacent sidewalk.
ii. Chain link fencing, barbed‐wsired, razor‐wire, and corrugated metal fencing shall not be permitted.

Public Private
R.O.W. Lot
Setback

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B. Door Yard/Terrace.

1. Description. Dooryards are elevated
gardens or terraces that are set back from the
frontage line. This type can effectively buffer
residential quarters from the sidewalk, while
removing the private yard from public
encroachment. The terrace is also suitable for
restaurants and cafes as the eye of the sitter is level with that of the standing passerby.

2. Design Standards.
a. Dooryards/Terraces shall be a minimum of 10
feet deep, and raised a minimum of 12 inches and a maximum of three feet above the finished grade.
b. Dooryards that face and/or encroach into a courtyard shall be a minimum of 10 feet wide.
c. Retaining Walls.
i. A retaining wall may be built around the dooryard or terrace. ii. The retaining wall may not be higher than structurally necessary. iii. The retaining wall may be constructed of stucco, brick, or stone, alone or in combination.
d. Weather Protection. The primary entry shall include weather protection that is a minimum four feet wide and three feet deep by recessing the entry, providing an awning or canopy, or using a combination of these methods.

Setback
Private
Lot
Public
ROW

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C. Stoop.

1. Description. Stoops are elevated entry porches/stairs placed close to the frontage line with the ground story elevated from the sidewalk, securing privacy for the windows and front rooms. The stoop is suitable for ground‐floor residential use at short setbacks. A shed roof may also cover the stoop. This type may be interspersed with the Shopfront & Awning frontage type.

2. Design Standards.
a. Stoops shall be raised 18 inches minimum and 36 inches maximum from the finished grade.
b. Stoops must correspond directly with the building entry(s) and be perpendicular to or parallel with the adjacent walk.
c. Stoops shall be three feet wide minimum and 10 feet wide maximum. d. Multiple stoops may be combined to increase the scale of the entrance. e. Weather Protection. The primary entry shall include weather protection that is a minimum three feet wide and three feet deep by recessing the entry, providing an awning or canopy, or using a combination of these methods. f. Setbacks. Setback areas shall be landscaped.

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D. Forecourt.

1. Description. Forecourts are uncovered courts within a storefrontshopfront and awning, gallery, or arcade
frontage, wherein a portion of the facade is recessed
from the building frontage. The court is suitable for
outdoor dining, gardens, vehicular drop‐offs, and
utility offloading. The court may also be raised from
the sidewalk, creating a small retaining wall at the
property line with entry steps to the court. This type
may be combined with other frontage types, such as
Lobby and Shopfront & Awning frontage types.

2. Design Standards
a. A forecourt shall be 10 feet deep minimum (clear) and 30 feet deep maximum (clear). b. A forecourt shall be 10 feet wide minimum and 50 feet wide maximum or 50% of lot width, whichever is less.
c. Forecourts between 10 feet and 15 feet in depth shall be substantially paved, and enhanced with landscaping. Forecourts between 15 feet and 30 feet in depth shall be designed with a balance of paving and landscaping.
d. A fence or wall at the property line, not to exceed three feet, six inches, may be used to define the private space of the court.
e. If the forecourt is raised above the adjacent sidewalk grade, it should not be more than three feet above the grade of the sidewalk.
f. When used for retail, restaurant, or service uses, all three sides of the courtyard shall feature shopfront entrances and display windows.
g. Shared entries shall be provided through a lobby frontage that complies with the standards in Section 24.090.080.K (Lobby).

Public
Private

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E. Shopfront and Awning.

1. Description. Typically, the Shopfront & Awning
frontage type applies to storefronts. Shopfronts are
like small buildings with their own base, “roofline”,
and pattern of window and door openings.

Shopfronts are facades placed at or close to the
right‐of way line, with the entrance at sidewalk
grade. They are conventional for retail frontage
and are commonly equipped with cantilevered
shed roof(s) or awning(s). Recessed shopfronts are
also acceptable. It has substantial glazing on the
sidewalk level and defines the primary treatment
for ground‐level commercial uses oriented to
display and access directly from public sidewalks.

2. Design Standards.
a. Shopfronts shall be between 12 and 16 feet tall, as measured from the adjacent walk. b. Shopfront width shall be a minimum of 10 feet and maximum of 50 feet. Multiple shopfronts may be combined to create a large retail space if needed. c. Storefronts Shopfronts may be set back up to 12 feet for up to 25 feet of the building frontage in order to create a covered Alcove, in which outdoor dining or merchandising can occur within the volume of the building.
d. Openings and Windows. Storefronts Shopfronts in new mixed‐use developments shall contain clear openings and windows for a minimum of 60% of the linear length of the first floor facades facing sidewalks, pedestrian walks, or publicly‐accessible outdoor space areas. Dark tinted, reflective, mirror, or opaque glazing is not permitted for any required wall opening along street level retail facades.

Public Private

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Figure 24F.300.030‐1. Shopfront/Awning Design

e. Door swings shall not encroach into the public right‐of‐way. e.f. Bulkheads and Solid Base Walls. If provided, bulkheads and solid base walls shall not be less than 12 inches or higher than 30 inches from finished grade. f.g. Weather Protection. Primary ground floor entrances shall include weather protection that is a minimum six feet wide and four feet deep by recessing the entry, providing an awning/canopy, or using a combination of those methods. g.h. Transom Windows. Commercial clerestory and transom windows are recommended to provide a continuous horizontal band or row of windows across the upper portion of the storefrontshopfront.
h.i. Awning and Canopies.
i. Awnings and canopies shall provide a minimum of eight feet of vertical clearance over the sidewalk.
ii. When transom windows are provided above display windows, awnings, canopies, or similar weather protection elements shall be installed between the transom and display windows. These elements should allow for light to enter the storefront through the transom windows and allow the weather protection feature to shade the display window.
iii. Awnings may be fixed or retractable.
iv. Awnings, canopies, and other weather protection elements shall not extend across more than 80% of the facade. Instead, individual segments shall be divided into sections to reflect the major vertical divisions of the façade, and shall be installed over each storefront shopfront entry or set of storefront shopfront windows.

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Awnings shall not extend across wall sections, across multiple sets of windows, or over columns or structural piers/pilasters.
v. Awnings and canopies shall be made of fabric, glass, wood (synthetic or weather treated), metal or a combination of such materials. Vinyl and plastic awnings are prohibited.

F. Gallery.

1. Description. A gallery is an attached,
cantilevered shed or a lightweight colonnaded
space resulting in a covered walkway or dining
space. This frontage type requires the ground floor
to be constructed at or close to sidewalk grade,
and is not appropriate for buildings with ground‐
level residential use.

2. Design Standards.
a. Placement: 1st and 2nd stories.
b. Galleries shall be no less than 10 feet wide
clear in all directions.
c. The gallery shall be treated as an extension of the sidewalk space (publicly accessible). d. Galleries generally extend along the entire width of a lot. e. Along primary frontages, the gallery column spacing shall correspond to storefront shopfront openings.
f. Openings and Windows. Storefronts Shopfronts shall contain clear openings and windows for a minimum of 60% of the linear length of the first floor facades facing sidewalks, pedestrian walks, or publicly‐accessible outdoor space areas. Dark tinted, reflective, mirror, or opaque glazing is not permitted for any required wall opening along street level retail façades.
g. Ceiling beams and light fixtures that are located within the column spacing geometry greatly enhance the quality of the space and are recommended.

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G. Arcade.

1. Description. Arcades are facades with an
attached colonnade that is covered by upper
stories.

2. Design Standards.
a. The arcade shall be treated as an extension
of the sidewalk space (publicly accessible).
b. Arcades shall be no less than 10 feet wide
clear in all directions.
c. Along primary frontages, the arcade column
spacing shall correspond to storefront
shopfront openings.
d. Openings and Windows. Storefronts Shopfronts shall contain clear openings and windows for a minimum of 60% of the linear length of the first floor facades facing sidewalks, pedestrian walks, or publicly‐accessible outdoor space areas. Dark tinted, reflective, mirror, or opaque glazing is not permitted for any required wall opening along street level retail façades.
e. Arcades generally extend along the entire width of a lot.

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H. Lobby.

1. Description. A lobby entry is an
entrance with a significant architectural
expression. A lobby entrance should be
prominent and easy to identify. This frontage
type is appropriate for office and shared multi‐
family residential uses accessed from a common
lobby. It is also intended for limited use in
Commercial Block buildings featuring ground
level shopfronts, to provide access to lobbies
serving upper level residential, office, or hotel
uses. This frontage may be used in combination
with other frontage types, such as Shopfront and
Awning, Forecourt, Stoops, and Dooryards.

2. Design Standards.
a. Entries. Primary shared building entries shall include weather protection that is a minimum eight feet wide and six feet deep by recessing the entry, providing an awning/canopy, or using a combination of these methods. In no case shall the width of the weather protection be less than that required to completely cover the entry doors. b. Setback areas may be landscaped, paved, or be a combination of landscaping and paving.

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Chapter 24F.400 General Site Design Standards
24F.400.010 Neighborhood Transitions
A. Transition to Lower Density Building Types. When a
building over three stories in height has an interior
(rear or side) property line abutting a single‐family
residential zoned parcel or existing single‐family
home, starting from the third floor up, each
subsequent floor shall be stepped back by 15 feet
for every two floors.

Figure 24F.400.010‐1. Transitions to Lower Density Building Types

B. Privacy.

1. Window Placement. When a residence is located within 10 feet of a side property line, windows on the residence shall be offset a minimum of three feet from windows of the nearest building on the adjacent property.

2. Balcony Placement. Upper‐story balconies shall be offset a minimum of 10 feet opposite windows of adjacent single‐family residences.

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24F.400.020 Site Design and Circulation
Large sites should be broken up into smaller blocks with new public or private streets and pedestrian pathways to facilitate access and connectivity, as follows.

A. Block Size. The maximum block size for new blocks shall be no greater than 1,600 feet in perimeter. No block shall be greater than 400 feet in length without a publicly‐accessible path or street connecting from one public right‐of‐way to another public right‐of‐way or turn around point. Alleys do not count as a connecting street or publicly‐accessible path.

B. Private Streets. If new private streets are created, they shall meet the following standards.

1. Minimum right‐of‐way width shall be 52 feet.

2. The ROW from curb to curb shall be a minimum of 32 feet wide and may be arranged in a number of ways with travel lanes, parking/loading and/or bicycle facilities depending on the street function and adjacent development.
a. Parallel parking or loading zone – minimum 8 feet wide b. Travel lane – minimum 9 feet wide
c. Bike lane – minimum 4 feet wide

3. Sidewalks shall include a minimum 6‐foot wide clear throughway with a 4‐foot wide planter/planting strip or furnishing zone that includes trees, lighting, street furniture, etc.

4. The planter/planting strip shall be planted with low lying, drought tolerant ground covers and shrubs. Trees planted within the planter/planting strip shall meet the standards in Section 24F.400.080 (Street Trees).

5. Pedestrian‐scale decorative street lighting shall be provided within the planter strip/furnishing zone at a maximum spacing of 90 feet on‐center. Lighting shall be a maximum of 16 feet in height.

C. External Connectivity. Wherever possible, new streets shall:

1. Align with existing street intersections.

2. Be located along existing parcel boundaries.

3. Be located and aligned to allow for future direct connections to other streets.

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D. Cul‐de‐sacs and Dead End Streets. Cul‐de‐sacs and dead‐end streets are prohibited unless topographical constraints prohibit through streets. Alleys may be dead‐end if they allow for future connection to adjacent parcels.

E. Flag Lots. Flag lots are prohibited.

24F.400.030 Parking
A. Access and Driveways.

1. Parking shall be accessed from new internal streets, alleys, or driveways (preferably from alleys, where possible). Garage doors shall face alleys or driveways.

2. Along all streets, the maximum number of curb cuts associated with a single building is one two‐lane curb cut or two one‐lane curb cuts.

3. The maximum width of driveways/curb cuts is 12 feet for a one lane and 24 feet for a two‐ lane driveway.

4. The total width of parking access openings on the ground level of structured parking may not exceed 30 feet.

4. Driveways shall be set back a minimum of three feet from side property lines. Parking entrances to subterranean garages and/or driveways shall be located as close as possible to the side or rear of each lot.

5. Driveways/curb cuts shall follow City Engineering Standards.

B. Screening.

1. Parking Structure Design and Screening. New
structured parking shall be designed to meet the
following standards:
a. Ground Level. Except for garage entrances, any
ground floor parking level facing a public right‐of‐
way or publicly‐accessible open space or path
(including partially subgrade parking visible
above grade) shall:

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i. Be lined/wrapped with residential or
commercial uses (where allowed by zoning)
with a minimum depth of 20 feet or the
required active frontage depth for that
location; or
ii. Be designed and treated with the same level
of detail, material quality, and façade
articulation as other façade areas and/or
screened with landscape screening (e.g.,
shrubs, landscaped trellises) and/or crafted ornamental metal screens. b. Upper Levels. Parking levels above the ground level may extend to the building facade but shall be designed and treated with the same level of detail, material quality, and façade articulation as other facade areas (e.g., facade articulation and modulation, use of real windows with glazing or false windows defined by frames, lintels, or sills). No more than two upper levels of parking shall extend to the building facade.

2. Surface Parking Screening. All surface parking areas designed to accommodate five or more vehicles shall be
screened from view from public streets, publicly‐accessible open spaces, and adjacent lots in a more restrictive zone, according to the following standards.
a. Height. The maximum height of a fence or wall along
street frontages and walkways/sidewalks shall be no
taller than three feet when used to screen the parking
lot. Alley frontages are exempt from this standard.

Screening of parking lots along interior lot lines that abut residential zones shall be six feet in height,
except within the required front setback of the
applicable zone, where screening shall be three feet in height. b. Fences and Walls. Screening shall consist of one the following:
i. Walls. Low‐profile walls consisting of brick, stone, stucco, or other quality durable material approved by the Director. Plain concrete blocks are not allowed as a screening wall material unless capped and finished with stucco or other material approved by the Director.
ii. Fences. An open fence of manufactured wood, wrought iron, or similar material combined with plant materials to form an opaque screen. iii. Planting. In addition to a fence or wall, screening shall be landscaped with plant materials consisting of compact plants that form an opaque screen. Such plant materials must achieve a minimum height of two feet within 18 months after initial installation and must be permanently maintained.

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24F.400.040 Utilities and Services
A. Location of Service Areas, Storage, Utilities, and Equipment. All above‐ground utilities and equipment (e.g., electric and gas meters, fire sprinkler valves, irrigation backflow prevention devices, etc.), service areas, and storage areas shall be integrated into building and landscape design and located to minimize impact on the pedestrian experience and neighboring properties by following the standards below (except as required by building and fire codes):

1. Utilities and equipment, service, storage, and non‐passenger loading areas shall be located inside of buildings or on non‐primary street frontages, alleys, parking areas, and/or at the rear or side of buildings and shall be fully screened from view per Section 24F.400.040.B (Service, Storage, Utility, and Equipment ScreeningService, Storage, Utility, and Equipment Screening) below.

2. Utilities and equipment, service, storage, and non‐passenger loading areas shall not be located within the front or street side setback area of the lot or development site.

Additionally, utilities and equipment, service, storage, and non‐passenger loading areas for multi‐family and mixed‐use developments shall not be located within setback areas, along mid‐block pedestrian connections, within the public right‐of‐way, and/or within 25 feet of a street corner.

B. Service, Storage, Utility, and Equipment Screening. All service and storage areas, utilities, and equipment not housed inside buildings shall meet the following screening standards:

1. Screening shall be equal to or higher than the height of the equipment to be screened, unless specified otherwise.

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2. Screening shall be made of a primary exterior finish material used on other portions of the
building/residential units, architectural grade wood
or masonry, metal, or landscape screening that forms
an opaque barrier when planted.

3. All vents, flashing, electrical conduits, etc., shall be painted to match the color of the adjacent surface.

C. Location and Screening of Rooftop Equipment. Rooftop elements on multi‐family and mixed‐use buildings, including roof access, mechanical equipment, and other features needed for the function of the building, shall be located to minimize visual impact by meeting the following requirements. Mechanical equipment less than two feet in height, solar panels, wind generators, or green roof features shall be exempt from these requirements.

1. Mechanical equipment shall be set back a minimum of 10 feet from the roof edge or screened through the use of parapet walls, towers, or other architectural features such that it is not visible from any point at or below the roof level of the subject building (see Section 24F.400.040.B (Service, Storage, Utility, and Equipment ScreeningService, Storage, Utility, and Equipment Screening)).

2. If equipment will be visible from adjacent taller buildings or from higher grades, it shall be painted to match the rooftop in color and should be grouped together where practical.

D. Refuse and Recycling.

1. For single‐family or multi‐family/residential mixed‐use development projects that do not necessitate communal or shared refuse and recycling areas/containers, no enclosure structure shall be required. However individual trash, recycling, and green waste containers shall be stored in such a manner that containers are not visible or screened from public view from the front of the property. Containers may be placed in public view for purposes of collection.

2. For single‐family or multi‐family/residential mixed‐use projects that necessitate communal or shared refuse and recycling areas, and accessible enclosures for the storage of refuse and recyclable materials shall be provided.
a. Location. Refuse and recycling collection and trash compactor areas shall be located inside of buildings or inside of enclosures located along alleys or in parking areas at the rear or side of buildings. Refuse collection areas shall be prohibited within any required front setback, street side setback, any required parking spaces, landscape areas, and open space areas. Refuse and recycling collection areas, to the extent possible, shall be

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located as far as possible from the residential portion of mixed‐use buildings and open space areas.
b. The design, construction, and accessibility of enclosures shall conform to the requirements of the City of Ventura Trash Enclosure Guidelines 2020.

24F.400.050 Open Space
A. Private Open Space. Private open space areas are
intended for private use for each dwelling unit and may include balconies (covered or uncovered), private
gardens, private yards, terraces, decks, and porches,
among others. Private open spaces shall meet the
following standards:

1. Be directly accessible from a residential unit;

2. Minimum Dimensions:
a. Private yards: Minimum 15 feet in any direction.
b. Ground‐floor private outdoor space (e.g., terrace): Minimum 10 feet in at least one direction.
c. Upper‐floor private outdoor space (e.g., balconies): Minimum six feet in any direction.

3. Minimum clear height dimension of eight feet, measured from the ground‐level floor or decking.

4. May be covered but cannot be fully enclosed (i.e., at least one side must be open to the air).

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B. Common Open Space. Common open spaces are shared and accessible only to building residents and their visitors. They can be located at the ground level, on parking podiums, or on rooftops,
provided they are adequately landscaped. Common
open spaces may include courtyards, gardens, play
areas, outdoor dining areas, recreational amenities,
rooftop amenities, and community rooms, among
others. Up to 30% of required common open space
may be provided as publicly‐accessible open space (see
Section 24F.400.050.C. (Publicly‐Accessible Private
Open Space (PAPOS)).

1. Design and Dimensions. Common open spaces shall meet the following standards. Entry porches and required setback areas with a dimension less than 20 feet shall not be counted toward common open space requirements.
a. Minimum dimension of 20 feet in any direction;
b. A maximum of 50% of the common outdoor space square footage may be covered by a shading device or roof structure;
c. Courtyards enclosed on three sides shall have a minimum dimension of 30 feet in all directions. Courtyards enclosed on four sides shall have a minimum dimension of 40 feet and have a minimum courtyard width to building height ratio of 1.25:1; d. The open space shall include places to sit and shade structures; e. A minimum of 20% of the open space area shall be planted with trees, ground cover, and/or shrubs;
f. Slopes shall not exceed 10% .

2. Amenities. All multi‐family and residential mixed‐use developments with five or more dwelling units shall provide recreational amenities within the site which may include but are not limited to a swimming pool; spa; clubhouse; tot lot with play equipment; picnic shelter – barbecue area; court game facilities; improved softball or baseball fields; exercise equipment; or day care facilities. The number of amenities shall be provided pursuant to Table 24F.400.050‐1. Required Open Space Amenities.

Table 24F.400.050‐1. Required Open Space Amenities
Number of Units Number of Open Space Amenities
0‐4 0
5‐20 1
21‐50 2
51‐100 3
101‐200 4
201‐300 * 5

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Number of Units Number of Open Space Amenities
*Add 1 amenity for each 100 additional units or fraction thereof.

C. Publicly‐Accessible Private Open Space (PAPOS). This section applies to publicly‐accessible private open spaces (PAPOS), when provided. If provided, it may count towards 30% of the required common open space for a project. Publicly‐accessible open space may include: plazas, courtyards, seating areas, parklets, play areas, recreational facilities or equipment, dog parks, and usable green space, among others.

1. PAPOS Design and Dimensions. PAPOS shall be designed to create usable open space for public use. PAPOS shall meet the following standards:
a. Minimum dimension of 20 feet in one direction with a minimum of 15 feet in any other direction. Minimum total area of 400 square feet .
b. A maximum of 50% of the open space may be covered.
c. Minimum 20% landscape area as per Section 24F.400.050.C.3 (PAPOS Landscaping) below.
d. The space shall be publicly accessible for a minimum of 12 consecutive hours per day. e. The space shall be directly accessible from a public right‐of‐way or from a publicly‐ accessible lobby; or if the PAPOS is not directly accessible and visible from a public right‐of‐way, clear signage shall be visible from the public right‐of‐way directing users to the PAPOS and well as identifying the PAPOS, open space type, hours of access, and amenities.

2. PAPOS Amenities. PAPOS shall include seating options (e.g., seat walls, planter ledges, benches, picnic tables, and seating steps) and shade structures ((e.g., awnings, trellises, umbrellas), and at least one of the following amenities and features:
i. Water features
ii. Public art
iii. Drinking fountains
iv. Public restrooms

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3. PAPOS Landscaping. PAPOS shall provide a combination of trees, shrubs, and ground cover as follows:
a. A minimum of 20% of the open space area shall be planted with ground cover and/or shrubs.
b. A minimum of one tree shall be planted per 400 square feet of the open space area.

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24F.400.060 Lighting
A. Fixture Height. Fixture mounting height shall be appropriate for the project and the setting, as follows:

1. Abutting Single‐Family Residential Homes or Zones. The maximum height of freestanding outdoor light fixtures
abutting residential zones is 16 feet.

2. Pedestrian Areas. The maximum height of pedestrian‐
scale light fixtures for pathways, private outdoor space, publicly‐accessible outdoor space and other areas of
high pedestrian activity is 16 feet.

3. Parking Lots. The maximum height for freestanding
outdoor light fixtures in parking lots shall be 20 feet.

4. All Other Locations. In all other locations, the maximum height for freestanding outdoor light fixtures shall be 20 feet.

B. Light Trespass. All lights shall be directed, oriented, and shielded to prevent light trespass or glare onto adjacent properties. All luminairies shall meet the most recently adopted criteria of the Illuminating Engineering Society of North America (IESNA) for “Cut Off” or “Full Cut Off” luminairies.

C. Design. All light fixtures for non‐residential projects visible to the general public shall be consistent with the overall architectural style of the project with respect to design, materials, color, and color of light.

D. Attachment. Lighting fixtures on buildings shall be attached only to walls or eaves, and the top of the fixture shall not exceed the height of the parapet, roof, or eave of the roof.

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24F.400.070 Alleys
A. Alley Design and Dimensions.

1. All alleys shall be two‐way.

2. Alley width from building face to building face
should be at least 30 feet at ground level.

Minimum width from property line to property
line shall be 20 feet.

3. Minimum alley paving shall be 12 feet.

4. Balconies or overhangs at a minimum
clearance height of 10 feet may extend to the ROW line.

B. Alley Access and Visibility.

1. At alley intersections shall provide a 15‐foot clear visibility triangle, above vegetation 24 inches in height, , a 15‐foot triangle of clear visibility, above vegetation 24 inches in height, over pavement should be maintainedor per the American Association of State Highway and Transportation Officials (AASHTO) minimum sight distance criteria. Turning for trucks can be accommodated through unpaved but stabilized surfaces at corners.

2. No linear alley should be greater than 300 feet. When an alley does extend over 300 feet, it shall be curved or jogged to prevent high traffic speeds.

C. Alley Entrances.

1. Are discouraged on streets facing public green spaces.

2. Are encouraged to align with each other when across a street or should be separated by a minimum of 75 feet.

3. Should be a minimum of 75 feet from an intersection measured from the ROW.

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24F.400.080 Street Trees
A. Location. Street trees shall be planted within the furnishing zone on commercial streets and within the parkway, between the sidewalk and the street curb, on residential streets.

B. Size and Spacing.

1. Size. Street trees shall be a minimum 24‐inch box size.

2. Spacing. Tree spacing shall be a minimum of 30 feet and a maximum of 45 feet on center, depending on the
species of tree and canopy size at maturity. Street trees may be alternating spacing from one side of the street to the other, on narrow streets.

C. Species.

1. Drought‐tolerant canopy trees shall be selected.

2. Trees planted within five feet of a street, sidewalk, paved trail, parking area, or walkway shall be a deep‐rooted species or shall be separated from hardscapes by a root barrier to prevent physical damage to public improvements.

3. Tree species shall be selected such that minimum height of base of canopy is eight feet, at time of maturity, for vertical clearance of pedestrians and vehicles. On retail streets, the base of the canopy should be a minimum of 10 feet so as to not obscure windows and signage.

4. Retail/commercial streets should be lined with a single uniform type of tree.

5. On residential streets, street tree species should be consistent within a given street but should vary from street to street.

D. Tree Planters, Wells, and Grates.

1. Street trees shall follow all City engineering standards pursuant to the Ventura Public Works Engineering Design Standards.

1.2. Street trees along residential streets shall be planted within a parkway or planter with a minimum width of four feet.

2.3. Street trees along retail/commercial streets shall be grated. Tree grating shall be made of metal.

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4. Maintenance. Street trees shall be provided with permanent irrigation. Tree pruning shall be a part of regular maintenance and shall be performed by a licensed California landscape contractor in accordance with industry International Society of Arboriculture (ISA) standards (International Society of Arboriculture or ANZI 1). Severe trimming, pruning, or other maintenance that results in significant alteration of the natural shape of a tree or modification of the central leader (including “lollipopping,” “heading,” or similar techniques) is prohibited, except in conjunction with public utility maintenance.

Ventura City CouncilJuly 10, 2023

Ventura City Council
July 10, 2023