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HomeMy WebLinkAboutMixed-Use Section 9102.01.160 – Mixed-Use Objective Development Standards A. Purpose. The purpose of these design standards is to provide the public, building and design professionals, and decision-makers with objective development standards for mixed-use development in the City. The intent is to provide clear design direction that enhances an area’s unique character and sense of place, respects existing neighborhood compatibility and privacy, and ensures a high-quality living environment. B. Background. In 2017, the Governor signed into law multiple housing bills, including Senate Bill 35 and SB 330 which provide for streamlined, ministerial approval processes for eligible multifamily and mixed-use residential development, subject to certain conditions which may include affordability requirements, and consistent with objective zoning and design standards. C. Applicability. The provisions of this chapter apply to all newly constructed residential projects, in all zones, that qualify for streamlined, ministerial processing per the Housing Accountability Act (HAA), and which meet the definition of “housing development projects” under California Government Code §69988.5(h)(2). These include mixed-use projects with up to two-thirds of the project dedicated to residential square footage. Eligible residential projects shall comply with all objective development standards, City policies, thresholds of significance, zoning regulations, and design standards. 1. Modification. Residential projects seeking a modification(s) to any development standards set forth in the Arcadia Development Code shall not be eligible for streamlined, ministerial processing per SB 35. 2. Waiver on Objective Development Standards. Up to three (3) objective development standards from all of the individual sub-items under each category may be waived for any eligible mixed-use residential project without the requirement for an additional application. The applicant must provide an explanation as to why the development standard is not applicable or cannot be achieved. The waiver is subject to review and approval by the Director or designee. These decisions are not appealable. 3. Conflicting Standards. Projects must meet objective standards in this Division, in addition to all pertinent sections of the Arcadia Development Code and the California Building Code (CBC). If there is any conflict between these objective standards and existing City and/or State requirements, the more restrictive objective standard applicable to the project shall apply. 4. Severability. In the event that a development standard is found to be unenforceable, invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Division, and all other development standards will remain enforceable. D. Site and Building Design. 1. Site Design. a. Existing mature trees shall be preserved and incorporated into development proposals. b. Decks and balconies shall be recessed and/or incorporated into the massing of the building, rather than protruding out of the building, to enhance privacy. c. Where applicable, active commercial uses, including retail, restaurant, and personal services shall be located on the ground floor fronting the sidewalk. d. Where applicable, private amenities, such as plazas and open space shall be located in the interior of the site or otherwise away from the street. CITY OF ARCADIA MIXED-USE OBJECTIVE DESIGN STANDARDS APRIL 2022 Page 2 2. Building Form, Massing, and Articulation. Building form, massing and façade articulation facilitates the distinction of individual units, or groups of units, through varied heights, projections, setbacks, and recesses. Materials and colors emphasize changes and hierarchy in building form. a. Massing. For projects over two stories in height, portions of the upper stories shall be recessed at least two feet from the front façade to reduce the overall massing of the building at the pedestrian level. b. Wall Plane Variation. All exterior walls must have a minimum two-foot variation in depth at least every 40 feet of wall length to provide relief along the wall plane. In addition, all walls must include at least two of the following features: windows, trellises, arcades, balconies, different exterior material, or awnings. c. Four-sided Architecture. Buildings shall be designed and articulated with details, articulation, materials, and elements on all sides. The street-facing façade(s) shall feature additional elements or materials. Entirely blank walls are not allowed along any façade. 3. Setbacks Facing Primary Street. Setbacks facing the primary street shall be landscaped and/or be publicly accessible except where used for outdoor dining (subject to a separate permit). These setbacks shall contain at least two public amenities per 50 linear feet such as benches, shade structures, public art pieces, planters, or other design element. 4. Ground Floor Character. a. Ground Floor Transparency. Exterior walls facing a public street must include windows and doors for at least 50 percent of the building wall area. Parking garages are not required to meet this requirement. b. Weather Protection. Awnings or similar weather protection elements may be fixed or retractable. 5. Corner Buildings. Corner buildings greater than 30 feet in height shall include at least one of the following features: a. A to building entrance should be located within 40 linear feet of the corner of the building. b. A different material application and window arrangement from the rest of the building façade for the corner of the building. c. At the building corner, there must be a break in the building wall or it must be stepped back to break-up the straight plane. 6. Building and Unit Entries. a. Street-Facing Entry. Mixed-use buildings located within 20 feet of the primary street right- of-way shall provide a ground-level primary building entry directly from the public sidewalk. Primary building entries shall provide one or more of the following: i. Entry flanked by columns, decorative fixtures, or other similar elements. ii. Entry recessed within a large arch or cased decorative opening. iii. Entry emphasized by a change in roofline of at least 12 inches, a tower, or a break in the wall façade. iv. Entry covered by a large portico projecting at least 6 feet from the wall façade. v. Entry covered by an awning. CITY OF ARCADIA MIXED-USE OBJECTIVE DESIGN STANDARDS APRIL 2022 Page 3 vi. Entry accessed from a common open space area such as a landscaped courtyard, plaza, or paseo. b. Entry designs greater than one story are not allowed. c. Every building shall contain at least one primary building entrance that does not require access through a parking garage. d. Corinthian columns are prohibited. 7. Roofs. Roofs must consist of a single style and slope throughout the project. 8. Parapets. a. Parapets shall be capped with precast treatment, continuous banding, or projecting cornices, dentils, or similar edge treatment. b. Parapet material shall match the immediately adjacent building façade. 9. Windows. Window materials, color, and style shall be the same on all elevations. a. Windows shall be recessed at least two inches from the face of the exterior wall. b. When utilized, functional and decorative shutters shall be at least one-half the width of the window (for paired shutters), or a matching width (for a single shutter). c. Architectural window detailing, such as sills, trim, and/or awnings shall be provided. d. A single window style and material shall be used throughout the development to provide a coordinated appearance. 10. Materials and Colors. a. Colors and Materials. No more than three exterior paint colors and three façade materials shall be used. Glossy and/or reflective colors and materials are prohibited. b. Restriction on Materials Where Visible from Public Right-of-Way. Bare concrete masonry unit blocks and slumpstone are prohibited on any area of the development visible from a public right-of-way. c. Material Transitions. Changes or transitions in façade treatment, such as veneers or textured materials, shall wrap around the corners of the building and extend at least 6 feet beyond the corners, or terminate at the nearest window or door. d. Architectural Consistency. Affordable units and market rate units within the same development shall be constructed of the same materials and details such that the units are not distinguishable from one another. E. Vehicular Parking and Access. Vehicular parking and access shall comply with the provisions of Chapter 17.38, Parking and Loading, of the Arcadia Development Code. 1. Enhanced Paving for Entry Driveways. The first 15 feet of the primary vehicular driveway, starting from the property line, shall use colored, stamped, or textured concrete, pavers, or permeable paving treatments such as grass-crete. The enhanced paving shall be applied throughout the driveway to break up the appearance of the concrete. 2. Projects with Controlled Entrances. Projects with controlled entrances, including vehicular access gates to parking areas, shall accommodate at minimum the length of one vehicle (20 feet) entering the site without queuing into the street or public sidewalk. CITY OF ARCADIA MIXED-USE OBJECTIVE DESIGN STANDARDS APRIL 2022 Page 4 3. Parking Structure Location. Parking structures and garages shall not be located adjacent to the primary street frontage. See Section 9102.01.150.J, Parking Structure Design. F. Pedestrian Circulation and Access. 1. Pedestrian Walkways. Pedestrian walkways shall be provided according to the following standards: a. Walkway Width. Pedestrian walkways shall be provided with a minimum width of four feet. b. Materials. Pedestrian walkways shall be constructed of firm, stable and slip-resistant materials such as poured-in-place concrete (including stamped and textured concrete), concrete pavers, or permeable pavers. 2. Walkways Adjacent to Driveways. Clear, safe pedestrian access shall be provided from parking areas to building entrances within pedestrian walkways. When all unit entries face a driveway, pedestrian walkways shall be located parallel to the driveway to minimize the need for pedestrians to cross drive aisles. 3. Through-Lot Connections. Through lots located more than 300 feet from an intersecting street or pedestrian walkway shall provide a publicly accessible sidewalk or pedestrian walkway connecting the two streets. G. Common and Private Open Space. Common and private open spaces shall be provided as required by the underlying zone in Division 2, Zones, Allowable Uses, and Development Standards, of the Arcadia Development Code. 1. Common Open Space. Projects providing common open space shall satisfy the requirements below with passive or active recreation amenities as defined below. An applicant may provide common open space through an amenity not on this list if it is readily accessible by all residents for recreation and social purposes. a. Passive Recreation Amenities. Picnic/barbeque area, open courtyard, dog park/dog run, rooftop deck, fire pit area, or other outdoor gathering spaces. b. Active Recreation Amenities. Athletic gyms or courts (e.g. basketball, tennis, bocce ball), swimming pool or spa, playground. c. Common Open Space Requirements. Common open space shall be located and arranged to allow visibility into the space from pedestrian walkways on the interior of the site. 2. Private Open Space. When roof decks are proposed, landscape planters such as planter boxes, potted plants, and/or boxed trees, shall be located along the edges of the roof deck to provide a screening buffer. 3. Mixed Use Developments. Where a project includes both residential and commercial uses, the open space provided for residents must be secured and accessible only from the residential area of the project. Publicly accessible open space such as plazas and courtyards does not count as open space for the residential uses. H. Landscaping. Landscaping shall be utilized for all outdoor areas that are not specifically used for parking, driveways, walkways, patios, or open space. Projects shall utilize native California and drought-tolerant plants selected from the City’s Residential Landscaping Guide. I. Parking Structure Design. CITY OF ARCADIA MIXED-USE OBJECTIVE DESIGN STANDARDS APRIL 2022 Page 5 1. Semi-subterranean parking structures are not allowed. A parking structure shall be considered semi-subterranean if the parking garage/structure is partially underground. 2. Materials and Colors. The parking structure shall utilize the same colors and materials as the residential building of residential portion of the building. 3. Orientation. Parking structure and garage entries shall face away from the primary street where possible. Where a parking garage is proposed, it shall be wrapped with residential units along street frontages to allow for continuation of the street scene. No garage shall face the primary street, unless it is the only point of access or a secondary access is necessary. 4. Parking separation. For mixed-use projects, parking for residents shall be separated from commercial and guest parking. This may be achieved through the implementation of a gate within a parking structure. 5. Access. Where applicable, alleys shall be utilized to provide access to parking and service areas. J. Fences and Walls. Site walls shall be constructed to match the primary building colors and materials. Fences and walls shall be constructed of materials such as wood, vinyl, wrought iron, brick, and stone. Chain link is prohibited. Refer to the Arcadia Development Code for additional regulations associated with fences and walls. 1. Both sides of all perimeter walls and fences shall be architecturally treated. Walls shall be finished with a trim cap. Walls shall be finished and designed to complement the surrounding development. 2. Where fences and walls of different materials or finishes intersect, a natural transition or break (such as a column or pilaster) shall be provided. K. Lighting. Outdoor light fixtures, including pole lights, wall-mounted lights and bollards shall be fully shielded and downward-facing in order to minimize glare and light trespass within and beyond the project site. L. Vents and Exhaust. All wall-mounted utility elements shall be located to ensure they are concealed from public view. All flashings, sheet metal vents, exhaust fans/ventilators, and meter boxes shall be painted to match the building wall material and/or color. M. Rooftop Equipment. Rooftop equipment that is not able to be concealed within the architecture of the building shall be screened from view behind a parapet wall or through the use of screens. Screens must have the same façade treatment as the structure.