Chapter 17.41
DOWNTOWN CODE
Sections:
17.41.010 Purpose, intent, and applicability.
17.41.020 Introduction to the downtown code.
17.41.040 Regulating plan and street typologies and standards.
17.41.060 Development standards.
17.41.070 Building and frontage types.
17.41.100 Architectural and design standards.
17.41.110 Special use regulations.
17.41.010 Purpose, intent, and applicability.
A. Purpose and Intent. The purpose of this chapter is to establish unique allowed use and development standards for subject property within the downtown area of Holtville. It is the intent of these standards to help preserve and protect the existing, historic, and unique character of the downtown by requiring new construction, remodels, and existing construction to complement the existing built environment. Additionally, through the application of these standards, the downtown will continue to be the pedestrian-oriented shopping, dining, entertainment, and living center of the Holtville community. Funding for this project was provided by the State of California Community Development Block Grant.
B. Applicability.
1. Standards and Entitlement Review. The standards of this chapter apply to all property zoned either Downtown-A (D-A) or Downtown-B (D-B) as shown on the regulating plan (HMC 17.41.040). All qualifying projects under HMC 17.63.020 (Applicability) within the D-A or D-B zones shall be subject to design review prior to issuance of building permit. Additionally, those uses that require a use permit as listed in HMC 17.41.050 (Allowed uses) shall obtain a use permit prior to establishment of the use. In addition to the application of the D-A and D-B zoning districts, the downtown is also governed by the regulating plan. The regulating plan addresses how development interacts with the street and how the street is developed. The application of both the zoning district and the regulating plan are described in more detail in HMC 17.41.020(A) (Defining the Downtown Code) and 17.41.040 (Regulating plan and street typologies and standards). Generally, the zoning district designation (D-A or D-B) defines the character and allowed use provisions for the subject site while the regulating plan defines the development standards (setbacks, building typology, street standards).
2. Applicability of Regulating Plan Standards. Generally, the development standards applicable to a property shall be those for the respective zone (either D-A or D-B) as well as the street frontage as reflected in the regulating plan.
C. Compliance Required.
1. If the Holtville planning department finds and determines that a property has not complied or cannot comply with the requirements set forth by this code and thus determines that the activities or improvements constitute a nuisance, the city shall provide property owner with notice and opportunity to comply with the enforcement or abatement order. If, after receipt of the order, (a) property owner fails to comply and/or (b) property owner cannot comply with the requirements, then the matter shall be referred to the appropriate enforcement authority.
2. As between the city and the property owner, any violation of this code may be a nuisance per se. The city may enforce the terms and conditions of this code in accordance with its codified ordinances and/or state law. The provisions of this subsection shall not apply to any claim of nuisance per se brought by a third party.
3. Property owner shall not be permitted to maintain a nuisance, which is anything which:
a. Is injurious to health, or is indecent or offensive to the senses, or an obstruction to the free use of property, so as to interfere with the comfortable enjoyment of life or property; and/or
b. Affects at the same time an entire community or neighborhood, or any considerable number of persons, although the extent of the annoyance or damage inflicted upon individuals may be unequal; and/or
c. Occurs during or as a result of actions or improvements produced by the business. (Ord. 469 § 1 (Exh. A), 2009).
17.41.020 Introduction to the downtown code.
A. Defining the Downtown Code.
1. The downtown code is the regulating document for development within the downtown of Holtville. The basis for this code is in two unique zoning districts – the D-A and D-B zones. The downtown code recognizes the historic character of the downtown and identifies a special set of development standards, allowed use regulations, and other special use regulations that, when applied to new construction and qualifying remodels/expansions (as identified in HMC 17.63.020, Applicability), will ensure that the historic character is positively complemented.
2. The standards in this chapter are presented in a format that is unique to the downtown, through a form-based code. Form-based zoning provides a method of regulating development to achieve a desired urban form. Form-based provisions address the relationship between building facades and the public realm, the form and mass of buildings, and the size, character and type of streets and blocks. The central focus of form-based provisions is the regulating plan that designates the appropriate form (and character) of development rather than only distinctions in land use types, which is the basis of conventional zoning.
3. This downtown code also includes regulations for the street – the space between buildings. Part of the historical context of the downtown includes how individual developments relate and interact with the street. This is because the street acts as a unifying thread across all development.
B. Relationship to Other Zoning Provisions. Generally, the regulations of this chapter shall govern development within the downtown, specifically within the D-A and D-B zoning districts. In cases where there is a conflict between the provisions of this chapter and the regulations elsewhere in the zoning code, this chapter shall prevail. However, with regard to topics that this chapter is silent on, provisions elsewhere in the zoning code shall prevail.
C. Administration of the Downtown Code.
1. Review of Development Applications. Generally, review of development applications (e.g., design review, use permit, variance) located within the downtown (D-A, D-B) zoning districts is the responsibility of the planning commission. The designated approval authority for each planning permit is listed under the regulations for each permit type in the zoning code:
a. Conditional Use Permits, Chapter 17.60 HMC;
b. Variances, Chapter 17.62 HMC;
c. Design Review, Chapter 17.63 HMC.
2. Amendments to the Downtown Code. Amendments to the downtown code shall be processed like any other zoning code amendment as described under Chapter 17.64 HMC.
3. Findings for Approval. When approving an application for a development application and/or amendment to the downtown code, the designated approving authority shall, in addition to any other findings required by this zoning code, make the following findings:
a. Development Application. That the proposed development complies with the regulations of the downtown code, promotes the spirit of the downtown by integrating into the fabric of its public and private built environment (the downtown’s DNA – what makes its unique character) and complementing the architectural quality of the downtown.
b. Amendment to the Downtown Code. The proposed amendments to the downtown code are consistent with the intent of the downtown code by helping to preserve and protect the existing, historic, and unique character of the downtown.
D. How to Use the Downtown Code. The downtown code regulates many aspects of development, but is structured to be as user-friendly as possible. The following outline is intended as an orientation that walks a user through the primary aspects of the code:
1. Determine the district and street typology governing the parcel with HMC 17.41.040. First, refer to the regulating plan in this chapter (see HMC 17.41.040(A)) to determine which district the parcel falls under. The district is necessary for understanding the majority of the document; it determines applicable development standards and allowed uses. Next, use the regulating plan to determine which street typology applies to the parcel. Street typology standards dictate factors such as street widths, lane widths, and right-of-way dimensions. Most private development projects will not affect or need to consider street typology standards. These are primarily for the city to use when it makes larger-scale infrastructure improvements.
2. Determine the allowed uses with HMC 17.41.050. The downtown code specifies which land uses are allowed, conditionally allowed, and prohibited for the two districts established for downtown. Refer to HMC 17.41.050 (Allowed uses) to see which uses are allowed for the parcel and to find definitions of land uses.
3. Determine basic development standards with HMC 17.41.060. For any development to take place on a parcel, it must be done in conformance with the regulations provided in the downtown code. The primary development standards for all development are provided in HMC 17.41.060(B) (Area-Wide Standards) and 17.41.060(C) (Development Standards). HMC 17.41.060(B) applies to all development, regardless of zoning district. HMC 17.41.060(C) provides standards by zoning district, including building height and placement. These regulations essentially create a building envelope for each parcel based on its district, determining the space on the parcel in which development can take place. HMC 17.41.060(D) (Storefront Regulations) also provides storefront standards that provide further regulation on the dimensions of building frontage features; unlike the general development standards, these standards are only applicable to commercial uses with gallery, arcade, and storefront frontage types.
4. Determine form-based requirements with HMC 17.41.070. The downtown code goes beyond the traditional zoning code; whereas traditional zoning codes simply regulate uses and dimensions, the downtown code actually regulates building form and style to work towards an enhanced character and appearance in downtown. It does so by establishing allowed building styles and frontage types for each district. New development not only must comply with the standards established in Chapter 17.32 HMC, but also must comply with the form-based requirements in HMC 17.41.070 (Building and frontage types). Refer to HMC 17.41.070 for descriptions of allowed building and frontage types for each district.
5. Determine sign and parking standards with HMC 17.41.080 and 17.41.090. The downtown code provides regulations that govern allowed sign types and parking standards in the downtown. HMC 17.41.080 (Signs) establishes allowed sign types for each district in downtown, design standards, and limitations for sign size and number based on the size of the building and type of sign. HMC 17.41.090 (Parking) establishes allowed parking types and ratios by district and land use. Parking ratios are expressed as a ratio of parking spots to total square footage of the land use.
6. Determine additional design guidelines with HMC 17.41.100. To ensure that downtown Holtville develops a high-quality aesthetic environment, the downtown code provides additional design considerations. Whereas HMC 17.41.070 (Building and frontage types) provides form-based guidelines for specific structures that are allowed by district, HMC 17.41.100 (Architectural and design standards) provides broader design considerations for all projects in downtown, regardless of the district they fall in. Unlike other standards provided in the downtown code, most of the design guidelines provided in HMC 17.41.100 are guidelines (and not requirements) that provide ways to achieve attractive design. While these are only guidelines, the designated approving authority may still require them as conditions of project approval, so they should still be considered in all design and development. HMC 17.41.100 provides general design guidelines for multiple aspects of design, including architectural styles, building massing, lighting, landscaping, colors and materials, and lighting.
7. Determine regulations specific to special uses in HMC 17.41.110. There are additional uses that may occur in downtown that, due to their unique nature, are not adequately addressed elsewhere in the document. Regulations governing these special uses are provided in HMC 17.41.110 (Special use regulations). These special uses include live/work spaces, public art, and storefront vacancy. Regulations are specific to these uses, and not determined by district. (Ord. 469 § 1 (Exh. A), 2009).
17.41.030 Definitions.
A. General Definitions. The following terms are used throughout the downtown code and are defined as follows:
“Alleys” are narrow public drives serving commercial and residential development. (See HMC 17.41.040(A)(3) for further discussion.)
Arcade Frontage. An arcade frontage is nearly identical in character to the gallery frontage except that the upper stories of the building may project over the public sidewalk and encroach into the public right-of-way. The sidewalk must be fully absorbed within the colonnade so that a pedestrian may not bypass it. (See HMC 17.41.070(E) for further discussion.)
“Awning” is a temporary shelter that is supported from the exterior wall of a building. It is typically constructed of canvas or a similar fabric that is sturdy and flexible.
“Building type” defines the type of structure based on massing, layout, and use. (See HMC 17.41.070(C) for further discussion.)
“Build-to line (BTL)” means an urban setback dimension that delineates the maximum distance from the property line a front or street side building facade can be placed. Typically, build-to lines range from zero to 10 feet.
“Bulkhead” means the portion of a commercial facade located between the ground and the bottom of the street level display windows. It is typically constructed of stone, brick, or concrete.
“Bulkhead height” refers to the height of the bulkhead (see definition of “Bulkhead”). (See HMC 17.41.060(D) for further discussion.)
“Canopy” is a permanent shelter that is supported from the exterior wall of a building and another form of external support, such as columns. Canopies are often constructed of wood.
“Colonnade” is the extension of a building over a public sidewalk, supported by columns and creating a shaded overhang.
“Cornice” means the horizontal projection that crowns or finishes the top of a wall where it meets the edge of the roof; sometimes ornamented.
“Courtyard housing building type” means a group of dwelling units arranged to share one or more common courtyards upon a qualifying lot in any zone. Dwellings take access from the street or the courtyard(s). Dwelling configuration occurs as townhouses, apartments, or apartments located over or under townhouses. The courtyard is intended to be a semi-public space that is accessable to the general public but designed for use by residents. (See HMC 17.41.070(C) for further discussion.)
“Display windows” means tall windows on the ground floor of a building that are designed to display goods or activities inside the building.
DNA. The DNA of an urban environment is composed of the public and private built environment; it is the identity of a place that makes it special and unique. Each environment has a unique DNA code, which is composed of its composite values and connections.
“Dwelling unit” means any room or group of connected rooms that have sleeping, cooking, eating, and bathroom facilities, and are intended for long-term occupation.
“Expression line” is an architectural embellishment that delineates the end of the ground floor and the start of the second floor of a building. (See HMC 17.41.060(D) for further discussion).
“Facade” means the architecturally finished side of a building, typically facing onto a public right- of-way or street.
“Form-based code (FBC)” means a development code emphasizing the regulation of building form, scale, and orientation, rather than zoning and land use. This downtown code is a form-based code.
“Frontage line” means a lot line fronting a street, public right-of-way, paseo, plaza, or park.
“Frontage type” refers to the architectural composition of the front facade of a building; particularly concerning how it relates and ties into the surrounding public realm. (See HMC 17.41.070(E) for further discussion.)
“Front yard housing building type” means a detached building designed as a single-family residence, duplex, triplex, or quadplex. Front yard housing is accessed from the sidewalk adjacent to the street build-to line. (See HMC 17.41.070(C) for further discussion.)
Gallery Frontage. A gallery frontage is characterized by a facade which is aligned close to or directly on the right-of-way line with the building entrance at sidewalk grade, and with an attached colonnade that projects over the public sidewalk and encroaches into the public right-of-way. The sidewalk must be fully absorbed within the colonnade so that a pedestrian may not bypass it. Nearly identical to the arcade frontage, except the building is not allowed to encroach over the public right-of-way. (See HMC 17.41.070(E) for further discussion.)
“Ground floor height” refers to the height of the front facade’s first story as measured from the sidewalk level up to the bottom of the expression line (see “Expression line”). (See HMC 17.41.060(D) for further discussion.)
“Half-block liner building type” means an attached building with a frontage of approximately one-third to one-half the length of a downtown block, and zero side yard setbacks. It is used for mixed use, residential, and commercial development. (See HMC 17.41.070(C) for further discussion.)
“Height” means the vertical distance of a building measured between the point where the final grade intersects a building or its foundation to the highest point of the building directly above that point.
“Infill building type” means an attached building with a frontage that is less than one-third the length of a downtown block. It is used for mixed use, residential, and commercial development. (See HMC 17.41.070(C) for further discussion.)
“Inset of front door from build-to line” refers to the distance from the front door of the building to the build-to line (see “Build-to line”). (See HMC 17.41.060(D) for further discussion.)
“Main Street” is the term applied to 5th Street, which is the historic commercial heart of downtown Holtville and serves as the primary connecting route through town. It is primarily four lanes wide, but where it enters and exits town it narrows to two or three lanes. (See HMC 17.41.040(A) for further discussion.)
“Maximum awning extension from building” refers to the maximum distance allowed between the building and the end of a fully extended awning (see “Awning”) or canopy (see “Canopy”). (See HMC 17.41.060(D) for further discussion.)
“Neighborhood yard frontage” is characterized by deep front yard setbacks. The building facade is set back substantially from the front property line. The resulting front yard is unfenced and is visually continuous with adjacent yards, supporting a common landscape. (See HMC 17.41.070(E) for further discussion.)
“Parking type” refers to the type of parking allowed for motorized vehicles including automobiles, trucks, and motorcycles. (See HMC 17.41.090 for further discussion.)
“Paseos” are local and private pathways serving as alternative pedestrian and bicycle routes that do not accommodate vehicles. These paths are oriented towards the pedestrian, and provide spaces that engage users with their surroundings. Landscaping, street furniture, and pedestrian-scaled features make these engaging routes of travel while offering safe routes separated from vehicular uses. (See HMC 17.41.040(A) for further discussion.)
“Regulating plan” designates building form and streetscape standards based on location, street hierarchy, and character. More specifically, it addresses how development interacts with the street and how the street is developed, and it defines the development standards (through setbacks, building typology, and street standards). (See HMC 17.41.040 for further discussion.)
Secondary Street. The two-lane secondary streets of downtown Holtville display a mix of local retail, light industrial, and residential development. In contrast to other streets, they are characterized by narrower sidewalks and street widths, and an abundance of street trees and landscaping. (See HMC 17.41.040(A) for further discussion.)
“Setback” means the required distance between a property line and a building or ancillary structure.
“Storefront frontage” is characterized by a facade which is aligned close to or directly on the right-of-way line with the building entrance at sidewalk grade. Storefront frontage has substantial window space on the ground floor. Storefront frontages provide awnings or canopies cantilevered over the sidewalk. (See HMC 17.41.070(E) for further discussion.)
“Storefront width” refers to the front facade width as measured from one corner of the front facade to the other. (See HMC 17.41.060(D) for further discussion.)
“Street typology” classifies street, sidewalk, and related standards based on the primary use of the street. (See HMC 17.41.040(B) for further discussion.)
“Surface parking, behind building” means a ground level public or private parking lot located in the rear yard setback behind a building. If possible, access to the parking should be taken from an alley. (See HMC 17.41.090 for further discussion.)
“Surface parking, next to building” means a ground level public or private parking lot located in the side yard setback next to a building. If possible, access to the parking should be taken from an alley. (See HMC 17.41.090 for further discussion.)
“Transom” means a horizontal band of glass that is mounted above the storefront display windows.
“Upper facade” refers to the facade of the upper stories of a building, including the windows, window hoods/lintels, and masonry pier.
“Window hoods/lintels” means ornamentation above a window that surrounds the upper termination of the window, such as a type of hood or pediment.
B. Allowed Use Definitions. The following terms are used throughout the downtown code and are defined as follows:
“Attached single-family residential” means a building designed exclusively for occupancy by one family on a single lot that has zero side yard setbacks, and shares a wall with the adjacent building(s) (e.g., townhouse).
“Commercial recreation and entertainment” means establishments providing indoor or outdoor recreation and entertainment services including: bars, movie theaters, dance halls, electronic game arcades, bowling alleys, billiard parlors, ice/roller skating rinks, health clubs, skateboard parks.
“Detached single-family residential” means a building designed exclusively for occupancy by one family on a single lot. This classification includes manufactured homes (defined in California Health and Safety Code Section 18007).
Government/Institutional. This use includes government agency and service facilities (e.g., post office, civic center, police department, fire department), as well as public educational facilities, and publicly owned parkland.
“Home occupation” means an occupation or business that is conducted within a dwelling unit or residential site and employing occupants of the dwelling, with the business activity being subordinate to the residential use of the property. Examples include, but are not limited to, accountants and financial advisors, architects, artists, attorneys, and real estate sales.
“Hotels and motels” means facilities with guest rooms or suites provided with or without kitchen facilities, and rented to the general public for transient lodging (less than 30 days). Hotels provide access to most guest rooms from an interior walkway, and typically include a variety of services in addition to lodging; for example, restaurants, meeting facilities, personal services, etc. Motels provide access to most guest rooms from an exterior walkway. Also includes accessory guest facilities such as swimming pools, tennis courts, indoor athletic facilities, accessory retail uses, etc.
“Live/work unit” means an integrated housing unit and working space, occupied and utilized by a single household in a structure, either single-family or multifamily, that has been designed or structurally modified to accommodate joint residential occupancy and work activity, and which includes:
1. Complete kitchen space and sanitary facilities in compliance with the city building code; and
2. Working space reserved for and regularly used by one or more occupants of the unit;
3. The “work” component of a live/work unit is secondary to its residential use, and may include only commercial activities and pursuits that are compatible with the character of a quiet residential environment.
“Mixed use facilities” are characterized by commercial retail use on the ground floor, and office, hotel, or residential uses on the upper floors.
“Multifamily residential” means a building designed and intended for occupancy by two or more families living independent of each other, each in a separate dwelling unit, which may be owned individually or by a single landlord (e.g., duplex, triplex, quadplex, apartment, apartment house, condominium).
Offices. This use includes businesses providing direct services to consumers (e.g., insurance companies, utility companies), professional offices (e.g., accounting, attorneys, doctors, dentists, employment, public relations), personal services (e.g., barber and beauty shops, shoe repair, tailors), and offices engaged in the production of intellectual property (e.g., advertising, architectural, computer programming, photography studios). Also includes banks and other financial institutions.
“Retail commercial” means stores and shops selling multiple lines of merchandise. These stores and lines of merchandise include but are not limited to art galleries, bakeries (all production in support of on-site sales), clothing and accessories, collectibles, department stores, drug stores, dry goods, fabrics and sewing supplies, florists and houseplant stores, furniture, home furnishings and equipment, general stores, gift shops, hardware, hobby materials, musical instruments, parts and accessories, newsstands, pet supplies, specialty shops, day spas, sporting goods and equipment, and stationery stores.
“Sit-down restaurant” means a retail business selling food and beverages prepared and/or served on the site, for on-premises consumption where most customers are served food at tables, but may include providing food for take-out. Also includes coffee houses, and accessory cafeterias as part of office and industrial uses. Alcohol sales are allowed for on-site consumption only.
“Warehousing, manufacturing, wholesaling and distribution” means facilities dedicated to the manufacturing, processing, and assembling of materials; the storage of commercial goods of any nature, including cold storage; and those engaged in the selling of merchandise to retailers, to industrial, commercial, institutional, farm, or professional business users, or to other wholesalers, or acting as agents or brokers in buying merchandise for selling merchandise to such companies.
C. Definitions of Sign Types. The following are types of signs referred to within this chapter:
“A-frame sidewalk sign” means a sign made of wood, cardboard, plastic, or other lightweight and rigid material having the capability to stand on its own support(s) and being portable and movable.
“Awning/canopy sign” means a sign that is part of or attached to an awning, canopy, or other material, or structural protective cover over a door, entrance, window, or outdoor service area. For the purposes of the downtown code, awning signs shall be regulated as a type of wall sign.
“Directory sign” means a pedestrian-oriented sign that identifies or lists the names and locations of tenants at a multi-tenant site.
“Monument sign” means a sign constructed upon a solid-appearing base or pedestal (typically stone, brick, or concrete), the total width of which is at least 50 percent of the overall height of the sign.
“Projecting sign” means a sign that projects perpendicular from a structure or is hung beneath a canopy.
“Temporary sign” means a sign not constructed or intended for long-term use. Typically, temporary signs are not physically suitable for display longer than 30 days. If a sign does not qualify as a structure under the building code, it is presumably a temporary sign, but subject to the interpretation of the city planner.
“Wall sign” means a sign attached directly to an exterior wall of a building or dependent upon a building for support with the exposed face of the sign located in such a way as to be substantially parallel to such exterior building wall to which it is attached or supported by. For the purposes of the downtown code, awning signs and window signs shall be regulated as types of wall signs.
“Window sign” means a sign attached to, suspended behind, placed, or painted upon the window or glass door of a building and is intended for viewing from the exterior of such building. This definition does not include merchandise offered for sale on site when on display in a window. For the purposes of the downtown code, window signs shall be regulated as a type of wall sign. (Ord. 469 § 1 (Exh. A), 2009).
17.41.040 Regulating plan and street typologies and standards.
A. Establishment of the Regulating Plan and Street Hierarchy and Character. In addition to the application of the downtown (D-A or D-B) zoning districts, development within the downtown is also governed by the regulating plan. The regulating plan codes development based upon the street it is located along. This plan is based on the following street hierarchy and character, and as illustrated on the regulating plan (see Figure 17.41.040-1 (The Regulating Plan)):
1. Main Street. Main Street/5th Street is the historic commercial heart of downtown Holtville. It serves as a central spine, containing the majority of the city’s major uses and acting as the primary route within town and through town. This area benefits from the presence of retail businesses, restaurants, and other community-serving businesses.
2. Secondary Streets. The secondary streets of downtown Holtville display a mix of local retail uses. They have a more intimate nature, as is reflected in the narrower sidewalks and streets, and abundance of street trees and landscaping. They are primarily oriented around Holt Park.
3. Alleys. Alleys bisect downtown Holtville and provide supplementary forms of access and lively forms of public space, with a confluence of commercial, office, and complementary residential uses. They provide alternative routes between uses, but also provide supplemental service space.
4. Paseos. Paseos are local and private pathways serving as alternative pedestrian and bicycle routes that do not accommodate vehicles. These paths are oriented towards the pedestrian, and provide spaces that engage users with their surroundings. Landscaping, street furniture, and pedestrian-scaled features make these engaging routes of travel while offering safe routes separated from vehicular uses.
Figure 17.41.040-1: The Regulating Plan
B. Street Typologies and Standards. The purpose of this subsection is to provide roadway standards that will facilitate the creation of streets that are inviting, multimodal public places for vehicular traffic, bicyclists, and pedestrians. These streetscape typologies and standards are unique to this chapter and are intended to implement the vision by acting as building blocks for the distinct components and unique street types that compose downtown.
1. Street Typologies. The streetscape typologies allowed in zones D-A and D-B are listed below:
a. Main Street. The “main street” of Holtville is 5th Street. It runs in an east-west direction through the city and serves as the primary arterial and commercial corridor of the community. It also functions as a state highway route. As such, special design considerations and approvals will be necessary for development along the street. Characteristics of the main street include:
i. Street trees should frequently interrupt the parking lanes to soften visual impact of the parked vehicles and to help cool the air heated by the pavement.
ii. Parallel parking and wide sidewalks should create a safe, inviting environment for both pedestrians and motorists.
iii. Primary intersections should provide pedestrians with safe passage. Features may include pedestrian bulbouts, differentiated accent paving within the intersection, and in-street crossing lights (if there is no crosswalk signal).
iv. Turning movements typically occur from within the main travel lanes: however, short (one to two car-lengths) turn pockets may be provided at some intersections in lieu of parking on one side of the street.
v. Because 5th Street is an arterial roadway, it provides unique opportunities for gateway monumentation, as expressed in the vision plan, at the entrances to the downtown area.
b. Secondary Streets. Secondary streets in downtown Holtville are all other neighborhood streets in downtown other than 5th Street, such as Holt Street. These neighborhood streets are home to community-serving retail stores. These streets have a more intimate nature than other areas. Characteristics of secondary streets include the following:
i. Landscaping and larger street trees should frequently interrupt the parking lanes to soften the visual impact of the parked vehicles and to help cool the air heated by the pavement.
ii. Parallel or diagonal parking should be used for convenient store access and to slow traffic. Wide storefront sidewalks should create a walkable, pedestrian-oriented atmosphere.
c. Alleys. Alleys are narrow public drives primarily serving commercial development. Alleys provide the primary service access and loading areas for businesses. Additional characteristics of alleys include the following:
i. Customer entrances may also be located off of alleys. In addition, if it does not obstruct the flow of vehicular and pedestrian traffic, portions of the alley may be used for outdoor retail space, patios, art gardens, and related uses.
ii. Alley street lighting and landscaping should be designed at a pedestrian scale with an emphasis on creating a safe and secure environment. Additionally, landscaping shall not impede automobile or pedestrian visibility within or immediately adjacent to an alley.
iii. For complementary residential development that is adjacent to the primary commercial uses located off of alleys, parking should be accessed via alleys.
d. Paseos. Paseos are local and private pathways serving pedestrians and bicyclists only, and may also provide limited service access during specified periods of the day. Characteristics of paseos include the following:
i. If it does not obstruct the flow of pedestrian traffic, portions of the paseo may be used for outdoor dining, retail space, patios, art gardens, and related uses.
ii. Paseo street lighting and landscaping should be designed at a pedestrian scale. Larger canopy trees should be used where possible for shade.
2. Street Typology Standards. Table 17.41.010-1 (Street Typology Standards) displays standards for each street typology.
|
Main Street |
Secondary Streets |
Alleys |
Paseos |
|
|---|---|---|---|---|
|
Throughfare Type |
Avenue |
Local |
Alley |
Pathway |
|
Right-of-Way Width |
(see note 1) |
15' – 20' |
10' – 20' |
|
|
Through Traffic Lanes |
4 lanes |
2 lanes |
1 lane |
Emergency only |
|
Parking Lanes |
7' – 9' wide, parallel, two sides (see note 2) |
7' – 9' wide, parallel, or 19' – 20' wide, diagonal, one or two sides |
N/A |
N/A |
|
Pedestrian and Landscape Area |
10' – 14' (see note 1) |
8' – 12' (see note 1) |
N/A |
N/A |
|
Curb Radius |
25' |
25' |
25' |
25' |
|
Bike Facilities |
Class II on-street, stripped |
Class III on-street, not stripped |
N/A |
Designated bicycle lane(s), where adequate width exists |
Notes:
1. Main Street varies in width. Refer to the street cross sections for the appropriate road width and through traffic lane standards.
2. On-street parking is only permitted along that section of 5th Street between Pine and Holt Avenues.
3. Street Typology Cross Sections. Figures 17.41.040-2 through 17.41.040-5 depict the street standards for each street typology.
Figure 17.41.040-2: Main Street
Figure 17.41.040-3: Secondary Street
Figure 17.41.040-4: Alley
Figure 17.41.040-5: Paseo
(Ord. 469 § 1 (Exh. A), 2009).
17.41.050 Allowed uses.
A. District Descriptions. The downtown code establishes two districts that will regulate development and drive design standards for downtown Holtville, the D-A and D-B district. These districts are described below.
1. D-A District. This district is the core downtown district. It offers a variety of mixed commercial, retail, and residential uses, oriented around the heart of downtown: Holt Park. This central node offers more potential for unique, boutique storefronts and destination shopping. Oriented around the park, uses are easily accessed through pedestrian travel.
2. D-B District. This district applies to areas of the downtown/central business district not within the D-A district. While also offering a variety of mixed commercial, retail, and residential uses, it offers more opportunity for redevelopment and infill residential development. This district can accommodate larger building footprints. The area is characterized by a predominance of commercial and retail uses, with complementary light industrial use, mixed use, and residential units.
B. Allowed Uses. Table 17.41.050-1 (Allowed Uses) identifies the allowed uses within the downtown. These allowed use regulations are listed by zoning district (D-A or D-B). The uses listed are defined in HMC 17.41.030(B) (Allowed Use Definitions). The symbols in the table are defined as:
P – Permitted use (permitted by right)
C – Conditionally permitted use (conditional use permit required)
N – Not permitted
Uses not listed as allowed are by default prohibited.
|
Uses |
D-A Zone |
D-B Zone |
|---|---|---|
|
Attached Single-Family Residential |
N |
C |
|
Commercial Recreation and Entertainment |
P1 |
P1 |
|
Detached Single-Family Residential |
N |
C |
|
Government/Institutional |
P |
P |
|
Home Occupation |
N |
P |
|
Hotel/Motel |
P |
P |
|
Single-Room Occupancy |
N |
P |
|
Live/Work Space |
P |
P |
|
Mixed Use |
P |
P |
|
Multifamily Residential |
C |
C |
|
Offices |
P |
P |
|
Retail Commercial |
P1 |
P1 |
|
Sit-Down Restaurants |
P |
P |
|
Warehousing, Manufacturing, Wholesaling and Distribution |
N |
C |
Notes:
1. Alcohol sales permitted on premises.
(Ord. 472 § 3, 2010; Ord. 469 § 1 (Exh. A), 2009).
17.41.060 Development standards.
A. Mandatory Conformance. Standards listed in this chapter are mandatory requirements that must be satisfied for all new projects and modifications to existing development. Projects shall be reviewed for conformance with these provisions as part of design review. For qualifying modifications to existing development that only require issuance of a building permit and do not require design review approval, conformance with these standards shall be reviewed as part of plan check during building permit review. “Qualifying modifications” are all modifications to a structure such as repair, restoration, or reconstruction of a structure where such work, as determined by the city planner, maintains the outer dimensions and surface relationships of the existing structure (e.g., repainting, replacement of windows or doors with matching size and style, repair of exterior materials such as stucco and wood).
B. Area-Wide Standards.
1. Area-Wide Height Requirements and Exceptions. Refer to subsection C of this section for district height requirements. The planning commission may approve architectural features such as tower elements, elevator service shafts, and roof access stairwells that extend above the height limit through design review. Telecommunications antennas and service structures located on rooftops may also exceed the maximum building height but shall be hidden to the maximum extent possible using appropriate screening and stealth technologies. As part of design review, the planning commission may approve buildings that exceed the maximum height adopted in the D‑A or D-B zones.
2. Area-Wide Maximum Allowable Residential Development. The maximum allowable residential development in downtown Holtville is 20 dwelling units per acre as determined by the general plan land use plan map.
3. Area-Wide Maximum Allowable Commercial Development. The maximum allowable commercial development in downtown Holtville is a floor area ratio of 1.0:1 as determined by the general plan land use plan.
4. Area-Wide Parking Standards. In an effort to attract retail development to downtown Holtville, parking requirements have been reduced. Please see HMC 17.41.090 for district parking requirements.
C. Development Standards. The development standards are intended to preserve the compact, walkable, historic downtown core while stimulating economic development in the commercial heart of the city. They also serve to enhance social interactions while providing appropriate levels of privacy in residential areas. Used properly, they will rejuvenate the city by creating more visual interest and architectural consistency, facilitating development that relates to the pedestrian and site user, and enhancing the character of downtown. The development standards for the D-A and D-B district are provided below in Table 17.41.060-1 (Development Standards) and displayed in Figure 17.41.060-1 (Building Placement).
|
Development Standard |
D-A Zone |
D-B Zone |
|
|---|---|---|---|
|
Maximum Building Height |
35' |
45' |
|
|
Building Placement |
Build-To Front Line Maximum1 |
0' |
10'2,3 |
|
Minimum Side Yard |
0' |
0' |
|
|
Minimum Rear Yard |
0' |
20' |
|
Notes:
1. “Build-to lines” are defined as the edge where the public right-of-way ends and the private property boundary begins.
2. Through design review, larger sites may provide additional buildings with larger setbacks from the public right-of-way than otherwise permitted by the build-to line standard; provided, that a minimum of 30 percent of the total site frontage is developed with one or more buildings that are developed consistent with this provision.
3. Residential buildings may be constructed with a build-to line between 10 feet and 30 feet, provided all residential buildings are sited in a manner consistent with the setbacks of adjacent properties. The appropriate setback shall be determined through design review to achieve a balance between the existing character of neighborhoods and the desired level of change. Residential uses include attached single-family, detached single-family, and multifamily residential uses. For all other uses, the 10-foot build-to front line maximum applies. For single-family homes, which are exempt from design review, the build-to line determination shall be made as part of plan check.
Figure 17.41.060-1: Building Placement
D. Storefront Regulations. The following storefront standards are intended to provide continuity of building form at street level in downtown Holtville. Additionally, standards are meant to enhance the relationship between buildings and the sidewalk, subsequently encouraging more pedestrian activity.
1. Applicability. Storefront design standards are only applicable to commercial uses with the gallery, arcade, and storefront frontage types. Descriptions of these frontage types can be found in HMC 17.41.070(E) (Frontage Type Descriptions).
2. Standards. Table 17.41.060-2 (Storefront Design Standards) lists the storefront design standards. “Tags” refer to those elements labeled in Figure 17.41.060-2 (Storefront Design Standards) and described in subsection (D)(3) of this section.
|
Storefront Standards |
D-A |
D-B |
|---|---|---|
|
Storefront Width See tag “A” in Figure 17.41.060-2 |
15' – 45' |
15' – 60' |
|
Ground Floor Height See tag “B” in Figure 17.41.060-2 |
10' – 20' |
10' – 20' |
|
Bulkhead Height See tag “C” in Figure 17.41.060-2 |
1' – 3' |
0' – 4' |
|
Inset of Front Door from Build-To Line See tag “D” in Figure 17.41.060-2 |
2' – 6' |
3' – 8.5' |
|
Maximum Awning Extension from Building See tag “E” in Figure 17.41.060-2 |
6' |
6' |
3. Storefront Design Standards Definitions.
“Bulkhead” means the portion of the commercial facade located between the ground and the bottom of the street level display windows. It is typically constructed of stone, brick, or concrete.
“Bulkhead height” refers to the height of the bulkhead which is the portion of a commercial facade located between the ground and the bottom of the street level display windows. It is typically constructed of stone, brick, or concrete.
“Cornice” means the horizontal projection that crowns or finishes the top of a wall where it meets the edge of the roof; sometimes ornamented.
“Display windows” means tall windows on the ground floor of a building that are designed to display goods or activities inside the building.
“Expression line” is an architectural embellishment that delineates the end of the ground floor and the start of the second floor of a building.
“Ground floor height” refers to the height of the front facade’s first story as measured from the sidewalk level to the top of the expression line.
“Inset of front door from build-to line” refers to the distance from the front door of the building to the build-to line. A “build-to line” is an urban setback dimension that delineates the maximum distance from the property line a front building facade can be placed. Typically, build-to lines range from one foot to 10 feet. See Table 17.41.060-1 (Development Standards) for build-to line regulations in downtown Holtville.
“Maximum awning extension from building” refers to the maximum distance allowed between the building and the end of a fully extended awning. An “awning” is a temporary shelter that is supported from the exterior wall of a building. It is typically constructed of canvas or a similar fabric that is sturdy and flexible.
“Storefront width” refers to the front facade width as measured from one corner of the front facade to the other.
“Transom” means a horizontal band of glass that is mounted above the storefront display windows.
“Upper facade” refers to the facade of the upper stories of a building, including the windows, window hoods/lintels, and masonry pier.
“Window hoods/lintels” means ornamentation above a window that surrounds the upper termination of the window, such as a type of hood or pediment.
Figure 17.41.060-2: Storefront Design Standards
(Ord. 469 § 1 (Exh. A), 2009).
17.41.070 Building and frontage types.
A. Overview. This section provides general development standards for maintaining and enhancing the character of downtown Holtville, including building height, setbacks, and storefront standards. This section further guides development in downtown Holtville through a form-based approach by providing building and frontage typologies for all development in downtown Holtville. All new development must comply with these form-based types. HMC 17.41.060 (Development standards) provides the detailed schematics and dimensions for development standards of downtown Holtville, while this section establishes building block typologies that best display the desired building character for downtown Holtville. “Building types” refers to the building massing, layout, and use. “Frontage types” refers to the architectural style of the front facade of a building (the part of the building that faces the street). Together, these two typologies shape building character and the building’s relation to semi-public spaces, areas accessable to the general public but designed for use by residents.
B. Allowed Building Types. The following building types are intended to provide a variety of flexible building styles appropriate for the small-town character of Holtville that can be used to guide future development. These provisions work in coordination with the underlying district and other development standards. Allowed building types in the different districts are listed in Table 17.41.070-1 (Allowed Building Types) and defined below. Building types are organized by intensity from most (half-block liner) to least (front yard housing) intense. An “X” means that the building type is allowed; a blank cell means that the building type is not allowed.
|
D-A Zone |
D-B Zone |
|
|---|---|---|
|
Half-Block Liner |
X |
X |
|
Infill |
X |
X |
|
Terraced |
X |
X |
|
Multifamily Faux House |
X |
|
|
Duplex, Triplex, and Quadplex |
X |
|
|
Side Yard Housing |
X |
|
|
Side Yard House |
X |
|
|
Courtyard Housing |
X |
|
|
Front Yard Housing |
X |
C. Building Type Descriptions.
D. Allowed Frontage Types. Frontage type refers to the architectural composition of the front facade of a building; particularly, the frontage type concerns how the building relates to surrounding semi-public spaces, areas accessible to the general public but designed for use by residents. The downtown Holtville frontage types are intended to enhance social interactions in the historic downtown retail core while simultaneously providing appropriate levels of privacy in residential areas. Allowed frontage types in the different districts are listed in Table 17.41.070-2 (Allowed Frontage Types) and defined below. Frontage types are organized by intensity, from most (arcade) to least (door yard) intense. An “X” means that the frontage type is allowed; a blank cell means that the frontage type is not allowed.
|
Allowed Frontage Types |
D-A Zone |
D-B Zone |
|---|---|---|
|
Arcade |
X |
X |
|
Gallery |
X |
X |
|
Storefront |
X |
X |
|
Neighborhood Yard |
X |
E. Frontage Type Descriptions.
(Ord. 469 § 1 (Exh. A), 2009).
17.41.080 Signs.
The following sign standards are intended to encourage creative sign design as an integral part of a building’s architecture, rather than treating signs as an add-on or afterthought. Additionally, stimulating retail and wayfinding signage in downtown Holtville will increase economic activity and city legibility. While this section addresses permanent signage within the downtown, additional provisions for temporary signs, prohibited signs, and other general provisions may be found in Chapter 17.56 HMC (Signs). Where this section is silent on signage standards, Chapter 17.56 HMC shall prevail. Where the standards of this section and Chapter 17.56 HMC conflict, this section shall prevail.
A. Allowed Sign Types. Allowed types of signs that are permitted by right are listed in Table 17.41.080-1 (Allowable Sign Types) by district. An “A” means that the sign type is allowed; a “P” means that the sign type is preferred and highly encouraged. An “N” means that the sign type is not allowed. Sign types are defined in HMC 17.41.030(C) (Definitions of Sign Types) and also depicted in Figure 17.41.080-1 (Sign Types). Signs that are not specifically listed as allowed or preferred are by default prohibited.
|
Allowed Sign Types |
D-A |
D-B |
|---|---|---|
|
A-Frame Sidewalk Sign |
A1 |
N |
|
Awning Sign |
A |
A |
|
Projecting Sign |
P |
P |
|
Directory Sign |
A |
A |
|
Electronic Message Sign |
A2 |
N |
|
Monument Sign |
A3 |
A3 |
|
Temporary Signs |
A |
A |
|
Wall Sign |
P |
A |
|
Window Sign |
P |
P |
Notes:
1. A-frame signs are permitted; provided, that they do not interfere with activity in the pedestrian right-of- way.
2. Electronic message signs are only permitted when located on city property.
3. Monument signs allowed only if landscaped and shared by two or more businesses on a parcel that is a minimum size of three acres.
Figure 17.41.080-1: Sign Types
B. Sign Size and Number. When a sign type is allowed for a district as established in Table 17.41.080-1 (Allowable Sign Types), the maximum allowed number and size for signs in downtown shall be as follows:
1. Monument Sign. For parcels that are five acres or more, one monument sign (free-standing identification sign) per site allowing one-quarter foot of sign area per foot of lot frontage on which the sign is to be located, not to exceed 20 square feet in area nor eight feet in height on a site where all buildings are set back at least 10 feet from the street curb or street pavement edge on which the use fronts. Where the subject property exceeds three acres in size, the maximum sign area may be increased to 40 square feet and height to 10 feet. Gateway entry signs established in the public right-of-way at entry points to the downtown are exempt from these restrictions. See Figure 17.41.080-2 (Monument Sign) for an example of a monument sign.
Figure 17.41.080-2: Monument Sign
2. Wall Sign. One wall sign per building frontage. Maximum wall sign area is determined as follows, not to exceed 100 square feet:
a. One square foot of area for each lineal foot of property frontage, or portion thereof, shall be permitted on each side of the building fronting on a street, parking lot, or paseo. No more than two total signs are permitted per establishment.
b. Window signs and awning signs shall be subject to the same area rules as wall signs and shall count towards the overall total area allowed.
3. Projecting Signs. One projecting sign per building, in lieu of a wall sign, not to exceed 0.4 square feet for every linear foot of main entrance facade frontage, not to exceed a maximum of 15 square feet. A blade/bracket sign shall be at least eight feet above grade directly below the sign.
4. Directory Sign. One directory wall sign for each primary building entry to identify occupants in a multistory building. The sign may not exceed five square feet in area.
5. A-Frame Signs. One freestanding A-frame sign not exceeding an area of four square feet and three feet in height per establishment. The location of the A-frame sign shall be such that a minimum of four feet of clear pedestrian path is provided.
6. Electronic Message Signs. The maximum area for an electronic message sign shall be 20 square feet. Only one such sign shall be allowed per site.
C. Sign Design. Design, color, materials, size, and placement are all important in creating signs that are architecturally attractive and integrated into the overall site design. Signs that are compatible with the surroundings and effectively communicate a message will promote a quality visual environment. The standards that follow address these issues and others, and are intended to help business owners provide quality signs that add to and support the character of downtown Holtville.
1. General Design Standard Requirements.
a. Design signs in harmony with the style and character of the development and as an integral design component of the building architecture, building materials, landscaping, and overall site development.
b. Sign letters and materials shall be professionally designed and fabricated.
c. Exposed conduit and tubing (raceway) is prohibited. All transformers and other equipment shall be concealed.
d. All signs shall be maintained in good repair, including the display surface, which shall be kept neatly painted or posted.
e. The exposed back of all signs visible to the public shall be suitably finished and maintained.
f. The use of retractable awnings as a signage tool is acceptable.
2. Placement.
a. Signs should be generally free of obstructions when viewed from different angles. However, trees or other landscaping that grow to a point that they obstruct the view of a sign or make it illegible shall not be grounds for removal or trimming of the trees/landscaping.
b. Utilize a consistent proportion of signage to building scale, such as one-third text to two-thirds wall area or one-fourth text to three-fourths wall area. See Figure 17.41.080-3 (Text Scale), which displays a ratio of one-third signage to two-thirds wall area.
Figure 17.41.080-3: Text Scale
3. Materials.
a. Materials should be consistent with the building. See Figure 17.41.080-4 (Sign Materials).
b. Paper and cloth signs are appropriate for interior temporary use only and are not permitted on the exterior of a building.
c. The use of neon is permitted in both the D-A and D-B zones if it fits with the style of the architecture and is not a nuisance (e.g., producing glare) to the surrounding properties.
Figure 17.41.080-4: Sign Materials
4. Sign Legibility. Avoid spacing letters and words too close together. Crowding of letters, words, or lines will make any sign more difficult to read. Conversely, overspacing these elements causes the viewer to read each item individually, again obscuring the message. As a general rule, letters should not occupy more than 75 percent of the sign panel area. See Figure 17.41.080-5 (Sign Legibility).
Figure 17.41.080-5: Sign Legibility
5. Sign Illumination.
a. The light from an illuminated sign shall not be of an intensity or brightness that will create glare or other negative effects on residential properties. See Figure 17.41.080-6 (Sign Illumination).
b. Whenever indirect lighting fixtures are used (fluorescent or incandescent), care shall be taken to properly shield the light source to prevent glare from spilling over into residential areas and any public right-of-way.
c. Internally illuminated plastic box canned signs are prohibited in downtown Holtville. Reverse channel letters are acceptable.
d. Signs shall not have blinking, flashing, or fluttering lights, or other illumination devices that have a changing light intensity, brightness, or color.
e. Light sources shall utilize energy efficient fixtures to the greatest extent possible and shall comply with Title 24 of the California Code of Regulations (California Building Standards Code).
Figure 17.41.080-6: Sign Illumination
(Ord. 469 § 1 (Exh. A), 2009).
17.41.090 Parking.
Parking requirements have been designed to encourage pedestrian activity and economic growth in downtown Holtville. In the design of parking facilities, consideration should be given to locating parking in the back or sides of buildings in order to maintain a continuous retail facade for pedestrians along downtown streets.
A. Allowable Parking Types. Allowable parking types are listed in Table 17.41.090-1 (Parking Types and Ratios) and defined below. An “A” means that the parking type is allowed; a “P” means that the parking type is preferred and highly encouraged. An “N” means that the parking type is not allowed. Parking types are also depicted in Figure 17.41.090-1 (Parking Types).
|
Allowed Parking Types |
D-A Zone |
D-B zone |
|---|---|---|
|
Surface Parking – Behind Building |
P |
P |
|
Surface Parking – Next to Building |
P |
P |
|
Alley Access |
A |
A |
|
Vehicle Parking Ratios |
D-A Zone |
D-B-Zone |
|
Commercial Uses |
1 sp/400 sf1 |
1 sp/400 sf1 |
|
Office Uses |
1 sp/500 sf1 |
1 sp/500 sf1 |
|
Residential Uses |
1.5 sp/unit |
1.75 sp/unit |
Notes:
1. Exceptions to parking requirements are provided by land use in the design review process. Refer to subsection C of this section, Parking Exemptions.
Figure 17.41.090-1 Parking Types
B. Parking Standards.
1. Downtown Holtville should encourage one-stop parking where shoppers park once and visit multiple stores on foot. In addition, reduced parking requirements and shared parking lots will help create a pedestrian-oriented downtown environment.
2. Locating parking lots between the front property line and the building storefront is prohibited. Instead, parking should be located to the rear of buildings.
3. When off-street parking in the rear is not possible, the visual impact of headlight spill and visual impact of the asphalt parking surface shall be minimized by landscaping and/or fences/walls with a maximum height of three feet.
4. Rear parking lots should be designed and located contiguously, or adjacent to alleys, so that vehicles can travel from one private parking lot to the other either directly or via an alley without having to enter a street. This may be achieved with reciprocal shared access agreements.
5. Locate rear parking lots or structure entries on side streets or alleys in order to minimize pedestrian/vehicular conflicts.
6. Create wide, well-lit, landscaped pedestrian walkways connecting on-site pedestrian circulation systems in parking lots to off-site public sidewalks and building entries.
7. In order to minimize conflicting vehicle turning movement along major roadways, the city encourages shared access drives within and between integrated nonresidential developments. This reduces the number of driveway curb cuts. The city also encourages reciprocal access between nonresidential developments to provide for convenience, safety, and efficient circulation. If incorporated, a reciprocal access agreement shall be recorded with the land by the owners of abutting properties to ensure that there will be continued availability of the shared access.
8. The layout of parking areas should be designed so that pedestrians walk parallel to moving cars.
9. Parking areas that accommodate a significant number of vehicles should be divided into a series of connected smaller lots. Landscaping and offsetting portions of the lot are effective in reducing the visual impact of larger parking areas.
10. Demarcation of parking spaces should be legible, and the spaces should be adequately sized.
C. Parking Exemptions. In an effort to encourage desired commercial activity in downtown Holtville, the designated approving authority has the discretion to eliminate, in all or in part, parking requirements for the following uses in either the D-A or D-B district. This is based on the assumptions that (1) many businesses are discouraged from opening in downtown because of the burden of providing parking on small, built-out lots, and (2) the city is working to supplement existing parking supplies with city-owned parking lots. The following land uses are eligible for parking exemptions, subject to approval of the designated approving authority and the findings that the parking exemption would not negatively impact the parking supply in downtown and that the exemption would facilitate commercial activity:
1. Commercial recreation and entertainment.
2. Mixed use.
3. Neighborhood commercial.
4. Retail commercial.
5. Sit-down restaurants. (Ord. 469 § 1 (Exh. A), 2009).
17.41.100 Architectural and design standards.
A. Purpose and Intent. The purpose of these architectural and design standards is to guide preservation, improvements, renovations, and future development in downtown Holtville. These provisions describe and illustrate architectural and design standards that are appropriate for downtown Holtville. They establish the criteria used by the city in reviewing proposed development, and are intended to encourage high quality design and development, creativity and innovation in downtown Holtville.
Please note that the mandatory development standards contain the words “shall,” “must,” or “will.” Standards that contain the word “should” mean that an action is required unless a determination is made that the intent of the standard is satisfied by other means.
B. Site Design. Siting involves a project’s relationship to the property, the street, and adjacent buildings. In the downtown area, buildings should be sited in ways that provide a comfortable and safe environment for pedestrians while accommodating vehicles.
1. Building Siting.
a. Most of the building street wall should meet the front setback lines, except for special entry features, architectural articulation, and plaza areas or other public spaces. See Figure 17.41.100-1 (Building Siting).
Figure 17.41.100-1: Building Siting
b. Residential buildings should be oriented towards the street for safety considerations as well as to encourage social interaction among neighbors.
2. Compatibility with Adjacent Uses.
a. Commercial uses shall reduce potential nuisances to adjoining residential property by locating trash enclosures, loading areas, and restaurant vents away from residential uses and by proper screening of utilities and equipment.
b. Commercial uses developed as part of a mixed use project (with residential units) should not be noise intensive.
3. Refuse, Storage, and Equipment Areas.
a. Trash storage must be fully enclosed and incorporated within the main structures or separate freestanding enclosures. Where practical, storage at each unit is preferred over common enclosures. Trash storage cannot be placed under stairways. See Figure 17.41.100-2 (Refuse Storage).
Figure 17.41.100-2: Refuse Storage
b. All trash and garbage bins should be stored in an approved enclosure. Refuse containers and service facilities should be screened from view by solid masonry walls with wood or metal doors. Chain link fencing with slatting is generally discouraged. Use landscaping (shrubs and vines) to screen walls and help deter graffiti.
c. Trash enclosures should allow convenient access for commercial tenants. Siting service areas in a consolidated and controlled environment is encouraged.
d. Trash enclosures shall be located away from residential uses to minimize nuisance for the adjacent property owners. The enclosure doors should not interfere with landscaping, pedestrian, or vehicle path of travel.
e. Trash enclosures shall be architecturally compatible with the project.
f. Refuse storage areas that are visible from an upper story of adjacent structures should provide an opaque or semi-opaque horizontal cover/screen to reduce unsightly views. The screening should be compatible with the design of adjacent development and shall be approved by the fire department.
g. Every public, quasi-public, commercial, or mixed use development containing two or more units or businesses shall provide at least one publicly accessible on-site trash receptacle.
C. Architectural Standards. The purpose of the architectural standards section is to guide improvements, renovations, and future development in downtown Holtville to be consistent with the vision and goals for the area as detailed in this title and the city’s general plan, in addition to the vision established in the downtown vision plan. These guidelines describe and illustrate building and landscape designs that are appropriate for downtown Holtville. They establish the criteria used by the city in reviewing proposed development and are intended to encourage high quality design and development, creativity, and innovation.
1. General Design Standards.
a. Awnings and overhangs should be used in conjunction with landscaping to provide shade for pedestrians.
b. Any seismic structural upgrading should be conducted in the interior of the building, if possible, unless the structural elements blend into the architecture of the exposed facade. Seismic structural upgrades should not block or alter the original design of storefront windows.
2. Building Height, Form, and Mass.
a. Create a comfortable and human scale of structures. Incorporate elements into the design of large structures which provide a transition to the human scale, particularly at the ground. Such elements may be provided through, but not limited to, covered walkways, building arcades, and trellises.
b. Corner buildings should have a strong tie to the front setback lines of each street. Angled building corners or open plazas are encouraged at corner locations. See Figure 17.41.100-3 (Corner Building Definition).
Figure 17.41.100-3: Corner Building Definition
c. On sites with multiple structures, buildings should be linked visually and physically. These links can be accomplished through architecture and site planning, such as trellises, colonnades or other open structures combined with landscape and walkway systems.
d. As a general rule, the scale of building(s) on a site edge should be compatible with the scale of adjoining development. Where surrounding development is of a small scale, large-scale buildings should be located internal to the site and transition down in scale as the outer edge of the site approaches.
e. Backs of buildings shall not be placed along a street frontage. Include entrances or public views into the site or building. If the rear of the building must be located along a street because of site constraints, then architectural detailing shall be included that provides the illusion of being a front to the building.
f. Building mass should be parallel or on axis with adjacent street(s) (e.g., building walls should be aligned with adjacent streets, and not angled differently than adjacent streets).
3. Architectural Style. New development should enhance the existing character of downtown Holtville by complementing the historic architectural themes in the community. Common names for the historic architecture in Holtville include classical revival, mission revival, and California desert architectural styles; however, the general theme of the appropriate architecture of Holtville includes, but is not limited to, the following general architectural features:
a. Elements that overhang the pedestrian walkway, including arcades, galleries, porticos, balconies, awnings, and canopies (see Figure 17.41.100-4 (Shaded Pedestrian Walkways));
Figure 17.41.100-4: Shaded Pedestrian Walkways
b. Smooth-surface building wall textures, except where brick is used;
c. Recessed entries and windows;
d. Trim around doors and windows, expecially the use of window ledges; and
e. Flat roofs with parapet walls (see Figure 17.41.100-5 (Roof Styles)).
Figure 17.41.100-5: Roof Styles
The subsequent sections describe individual design criteria that implement the architectural style for the downtown.
4. Facades, Windows, and Doors. Entries and facades define a building; they should create a statement and serve to unify its design. The entry and front facade function as the primary focal point of the structure, and they should create visual interest, enhancing the public realm and the pedestrian experience. Recessed entries are typical of commercial structures for the architectural styles established for the downtown. The following identify desirable entryway, facade, and window features:
a. Facades that front on public streets should have a variety of architectural features, including arcades, canopies, display windows, entries, or awnings, unless the structural integrity of the building is at stake. See Figure 17.41.100-6 (Building Facades).
Figure 17.41.100-6: Building Facades
b. Design building entrances as prominent and easily identifiable and create a transition between the exterior and interior. Main building entries should be accented with strong architectural definition to pedestrians. Secondary entrances should have minor detailing that adds architectural distinction to that portion of the facade. Any building with more than 50 feet of street frontage should have at least one primary entry. Entryways should be accentuated from the overall building facade through the use of features such as crowning and sashes around doors, recessed entries, and awnings. See Figure 17.41.100-7 (Entry Definition).
Figure 17.41.100-7: Entry Definition
c. Building entrances should be designed to protect patrons and employees from the elements. The use of awnings and covered walkways is highly encouraged.
d. Elements of architecture including window and door placement shall be designed in such a way as to add variety and interest to the project.
e. The physical design of building facades should vary at least every 50 linear feet (quarter block). This can be achieved through such techniques as listed below. In no case shall any facade consist of a blank wall.
i. Architectural division into multiple buildings;
ii. Break or articulation of the facade;
iii. Significant change in facade design;
iv. Placement of window and door openings; or
v. Position of awnings and canopies.
f. Each building facade should include a repeated pattern of design and at least three of the following features:
i. Roof-top or mid-belt cornice moldings;
ii. Dentil;
iii. Parapet;
iv. Window or door crowning;
v. Decorative brackets; and/or
vi. Trim.
g. Architectural features, including crownings, sashes, recesses, or other forms of ornamentation shall be included over doors or windows. These architectural features can be varied in form but shall be consistent with the architectural style of the structure. Generally, windows and doors should be recessed between six and 12 inches from the building face. In lieu of this, trim around windows and doors and window ledges should be provided.
h. The design of the project shall be expressed on all exterior elevations of the building visible from a public right-of-way, alley, paseo, or parking area. See Figure 17.41.100-8 (Design of Building Facades).
Figure 17.41.100-8: Design of Building Facades
i. If maintaining a horizontal rhythm or alignment as a result of infill construction is not feasible, the use of canopies, awnings, or other horizontal devices should be included to maintain a (shared) horizontal rhythm.
j. Mullions, true divided light windows or sectional windows are recommended on residential buildings where a divided window design is desired; snap-in grilles or mullions shall not be used. Mullions are vertical bars that separate window panes, set in a series.
k. Windows shall not be blocked from inside a building due to retail display racks, plywood sheets, posters, or any other goods or storage.
l. The use of security grilles at windows and doors is highly discouraged. If security grilles are necessary, they shall be placed inside the building, behind the window display area, or otherwise hidden from public view.
5. Roofs and Upper Story Details.
a. Roofs should be given design considerations and treatment equal to that of the rest of the building exteriors. See Figure 17.41.100-9 (Roofline Treatment).
Figure 17.41.100-9: Roofline Treatment
b. Roofline elements should be developed along all public-facing elevations.
c. Articulate side and rear parapet walls by using height variations, relief elements, and thoughtfully designed scuppers (openings for draining water), downspouts, and expansion joints.
d. Cornice lines of new buildings (a horizontal rhythm element) should transition with buildings on adjacent properties to avoid clashes in building height.
e. The visible portion of sloped roofs should be sheathed with a roofing material complementary to the architectural style of the building and other surrounding buildings. See Figure 17.41.100-10 (Roofing Materials).
Figure 17.41.100-10: Roofing Materials
f. Avoid exaggerated roof slopes.
g. Access to roofs should be restricted to interior access only.
h. Generally, flat roofs are the appropriate roof treatment in the downtown; however, other roof materials such as shake and terra cotta may be considered as part of design review.
6. Walls and Fences.
a. The use of chain link, fabric, or concrete block fencing is generally prohibited, except that concrete block walls may be used to enclose trash containers. Exemptions to these provisions may be allowed for industrial uses through design review approval.
b. Fencing shall not obscure the front elevation of the primary structure on the property. Therefore, front yard privacy fences, particularly on residential property, should not be allowed. Structural members of a fence should be turned in to face the property.
c. The finished side of the fence should be presented to the street. On corner lots, the guidelines apply to the front yard and street side yard of the property.
7. Building Materials and Colors.
a. Projects should be designed using a limited assortment of materials, textures, and colors. Too many materials or textures lead to fragmented design.
b. Design projects with durable, low-maintenance, and timeless building materials of the same or higher quality as surrounding developments.
c. Architectural details that are integrated into the building structure and design.
i. The use of stone is acceptable as an accent material, such as on columns.
ii. The use of tile on building walls is discouraged, unless it is used as an accent material. For instance, tile may be used as an accent material at the base of or as a thin trim around windows.
d. Structures shall utilize smooth-face stucco or plaster on facades, or other durable and high-quality material. See Figure 17.41.100-11 (Smooth-Face Facades). The use of brick on facades is allowed; provided, that it is consistent with the overall architectural style of the structure and includes detailing elements such as around windows and at the cornice.
Figure 17.41.100-11: Smooth-Face Facades
e. Metal seam, clay tile, concrete tile, or a similar grade of roofing material shall be used on all visible pitched roofs.
f. Factory-built, prefabricated, pre-manufactured buildings, portable, and similar structures, while generally discouraged, may be allowed by the approving authority and shall be designed in accordance with these standards.
g. All building materials shall be properly installed.
h. Horizontal material changes should not occur at external corners, but may occur at interior corners, or at other logical terminations.
i. Reflective materials should not be used to clad a building; however, if reflective materials must be used to protect the integrity of the architectural design, then the material shall not be a nuisance to the occupants of the existing surrounding structures, or a safety hazard to any type of traffic.
j. All abandoned materials including pipes, conduits, wires, and signs shall be removed and sign anchors shall be patched to match adjacent surfaces. Operational pipes, conduits, etc., must be hidden.
k. Mixed use commercial developments that contain residential units on the upper levels shall utilize materials with known vibration and sound-reduction qualities in order to minimize noise impacts.
l. Colors should be consistent with a historic, small, rural, desert town including, but not limited to, warm and natural desert colors and earth tones: shades of brown and sand beige, reds and oranges, ochres, and mauve. White storefronts may be acceptable as well.
8. Hardscape Materials.
a. Hardscape materials used in pedestrian-oriented spaces such as plazas, paths and sidewalks shall be attractive, durable, slip-resistant, of high quality, and compatible in color and pattern with a project’s design. Surfaces in pedestrian circulation areas shall be constructed from materials that provide a hard, stable surface and that permit maneuverability for people of all abilities. See Figure 17.41.100-12 (Hardscape Materials).
Figure 17.41.100-12: Hardscape Materials
b. Pedestrian pathways crossing an on-site vehicle drive aisle, loading area, or parking area shall be made identifiable by the use of an alternative hardscape material such as pavers, patterned, stamped, or colored concrete.
c. The primary hardscape materials used for pedestrian spaces shall be high quality poured in place concrete and silver-toned concrete. See Figure 17.41.100-13 (Use of Hardscape Materials in Pedestrian Spaces).
Figure 17.41.100-13: Use of Hardscape Materials in Pedestrian Spaces
9. Franchise/Corporate.
a. The scale, design, and materials of franchise/corporate architecture should be consistent with adjacent buildings.
b. The city recognizes the unique development constraints for corporate retailers to accommodate the sales volume and demand of its users. The city encourages creative design solutions for franchise retail development to minimize the “one size fits all” look of corporate architecture.
10. Security.
a. Create a secure development for both the site and its occupants by minimizing opportunities for crime and undesirable activities through natural surveillance, access control, and activities.
b. Locate buildings and windows to maximize visibility of entryways, pathways, and parking lots.
c. Adequate security and safety lighting for pedestrians from parking spaces to all building entries and exits shall be provided.
d. Street addresses for commercial, public, or multi-use residential buildings shall be easily visible on the front of the building both during the daytime, and at night.
D. Landscaping. Landscaping in downtown Holtville should be pedestrian-oriented and reflect and enhance the area’s small town charm. These provisions emphasize the use of potted plants, trees, landscaping along urban streetscapes, and within urban parking lots. Landscaping shall be provided on site consistent with the standards set forth below:
1. Landscaping Standards.
a. Street Trees and Other Landscaping. Street trees shall be provided every 30 to 50 feet on center within the required landscape area and along public streets. Additional landscaping, such as accent plants, shall also be provided within dedicated landscape areas. Plant selection shall be from the suggested landscaping list in Table 17.41.100-1 (Suggested Planting List) and as approved through design review.
|
Plant Type |
Species |
|---|---|
|
Trees |
|
|
Street Trees |
California Fan Palm Arabian Desert Date Palm Queen Palm Mexican Fan Palm |
|
Shade Trees |
Modesto Ash Drake Elm Chilean Mesquite |
|
Trees for Walkways and Courtyards |
Desert Willow Honey Mesquite Texas Ebony Blue Palo Verdo |
|
Trees for Parking Areas |
Argentine Mesquite Tipu Tree Ironwood |
|
Accent Trees |
Soaptree Yucca Jacaranda Crape Myrtle |
|
Shrubs |
|
|
Small Shrubs (3') |
Black Dalea Ruellia Lantana Camara |
|
Medium Shrubs (6') |
Desert Cassia Mexican Bird of Paradise Red Bird of Paradise Texas Ranger |
|
Large Shrubs (12') |
Arizona Rosewood Texas Mountain Laurel Texas Olive |
|
Ground Covers, Grasses, Wildflowers |
|
|
Ground Covers |
Damianita Trailing Lantana Dwarf Rueilla |
|
Ornamental Grasses |
Deer Grass Mexican Thread Grass Bull Grass Red Fountain Grass |
|
Cacti and Succulents |
Desert Spoon Murphey’s Agave Cape Aloe |
|
Desert Wildflowers |
Desert Marigold Desert Lupine Desert Poppy |
b. Standard Design Concepts.
i. Use landscaping to complement the architecture, to minimize the impact of incompatible land uses, and to establish a transition between adjacent developments. Plant materials can absorb sound, filter air, curtail erosion, provide shade, and maintain privacy.
ii. Provide landscaping to break up blank walls, shade pedestrians, accent entries, and soften the connection of paving for vehicles to buildings.
iii. Landscaped areas should generally utilize a three-tiered hierarchy of plants: grasses and groundcovers, shrubs, and trees. All areas in downtown that are not covered by structures, walkways, driveways, and parking spaces should be landscaped in this manner.
iv. New development should look established as quickly as possible. Utilizing mature trees and plants in landscaping is encouraged to achieve this.
v. Preservation and incorporation of existing mature trees and other forms of vegetation are encouraged for new development. When removal is necessary, all natural vegetation should be salvaged and replaced where possible.
vi. The use of drought-tolerant low desert landscaping is strongly encouraged. Standard grass strips are strongly discouraged. See Figure 17.41.100-14 (Low Desert Landscaping).
Figure 17.41.100-14: Low Desert Landscaping
vii. Water conservation should be an important factor in plant selection. Xeriscaping, the use of plants that require low amounts of water, is encouraged. See Figure 17.41.100-15 (Xeriscaping).
Figure 17.41.100-15: Xeriscaping
viii. Landscaped areas should be protected from vehicular and pedestrian encroachment by raised planting surfaces, depressed planters, or the use of curbs.
ix. Parking facilities shall attain a minimum of 35 percent tree canopy coverage within 15 years of completion of construction to provide shade and minimize visual and environmental impacts. As an alternative to landscaping, shade structures may be used, provided there is landscaping at their base. See Figure 17.41.100-16 (Shade Structures).
Figure 17.41.100-16: Shade Structures
x. When streets and other public areas are being redesigned and improved (or otherwise completed as part of a development project), include at-grade landscape areas.
xi. In surface parking lots, trees should be installed at a ratio of one tree per three parking stalls for the perimeter of the parking lot, and one tree per six spaces for the interior of the parking lot.
xii. Consider placement of trees and shrubs to avoid conflict with vehicular overhangs, traffic and visibility patterns, and on-site structures.
xiii. Owners of vacant lots that contain structures shall maintain the existing landscaping on a regular basis so that the lot(s) should not give an overgrown appearance.
xiv. Landscape should be oriented in accordance with the demands of the species for sunlight and its susceptibility to the prevailing wind.
c. Irrigation. Irrigation of landscaping shall only be directed onto the landscaping. Spillover onto hardscape shall be minimized to the maximum extent feasible. Drip irrigation systems are highly encouraged.
d. Tree Grates/Guards.
i. Tree grates should be utilized along all pedestrian pathways, including sidewalks to provide a continuous walking surface while providing adequate space for the tree to grow.
ii. Install structural soil systems to direct new root growth downward below hardscape areas. This helps to postpone root damage caused to the surrounding hardscape and structures. By providing deep watering and air to root systems as appropriate when trees are planted within five feet of any permanent structure/paving/curb, additional service life may be achieved. Structural soil systems are preferred over root barriers as they are often more effective.
iii. A minimum of six feet of structural soil shall be provided for trees. The area of enhanced root zone environment shall be enlarged beyond this minimum according to the species size planted. The structural soil can be provided under tree grates and pavement.
iv. Trees and landscaping installed in parking lots should be protected from vehicle damage by a minimum six-inch-tall concrete curb surrounding the planter area. Planter barriers to protect landscaping should also be designed with intermittent curb cuts to allow parking lot runoff to drain into landscape areas.
e. Pots and Planters.
i. Due to the built-out nature of much of downtown, the use of alternative, creative landscaping measures is highly encouraged. This can be achieved through boxed planters and pots.
ii. Boxed and container plants in decorative planters of ceramic, terra cotta, or other durable materials that complement architectural styles and materials should be used to enhance public areas. See Figure 17.41.100-17 (Use of Decorative Planters).
Figure 17.41.100-17: Use of Decorative Planters
iii. Pots and planters should have natural color tones that complement the adjacent structures and desert character of downtown.
iv. Large planters may also be incorporated into seating areas. Such planters should be open to the earth below and be provided with a permanent irrigation system.
f. Water Quality and Urban Runoff in Redevelopment Areas. Because of the proximity of the downtown to the Alamo River and the potential impact of urban activities on the natural environment, water quality and urban runoff in downtown areas is of particular concern. The use of bioswales and landscaped water quality basins represent the preferred approach to urban runoff and stormwater quality control in downtown. Bioswales are landscaping elements that are used to collect and purify water before it saturates the ground, and are filled with vegetation or other materials conducive to draining. Such features add aesthetic character, utilize natural materials, and serve as a functional element that allows for stormwater management.
i. On lots that permit it, bioswales and similar natural landscaped runoff control facilities should be used to enhance appearance of stormwater management methods and allow for groundwater recharge. See Figure 17.41.100-18 (Bioswales).
Figure 17.41.100-18: Bioswales
ii. On large enough lots that are not paved or developed over, bioswales should be used to collect surface runoff before it crosses pavement areas and to reduce ponding and damage to walkways. Bioswales should be graded to direct water away from paved areas into detention basins.
iii. Bioswales should utilize a slope that is steep enough to prevent ponding and shallow enough to slow water velocity. Soils must not readily drain water; the goal is to get cleaner water to flow downstream. Recommended slopes of one to four percent should be used. Flow should be sufficiently low enough to provide adequate residence time within the channel. Flow depth should not be taller than the vegetation (a maximum depth of four inches is recommended). Final design of any bioswales shall be subject to approval of the city engineer.
E. Lighting. In downtown Holtville lighting fixtures within developments should be attractively designed to complement the architecture of the project and surrounding development, and should improve the visual identification and safety of residences and businesses. Additionally, consideration should be given to the effects of light pollution on the environment, as well as energy conservation technologies.
1. General Design Standards.
a. Lighting shall provide security and visual interest.
b. All exterior doors, aisles, passageways and recesses shall be equipped with a lighting device providing a minimum maintained one foot-candle of light at ground level during hours of darkness. Vandal-resistant covers should protect lighting devices.
c. Decorative accent lighting and fixtures above the minimum one foot-candle illumination levels of surrounding parking lots should be provided at vehicle driveways, entry throats, pedestrian paths, plaza areas, and other high activity areas.
d. Exterior lighting shall be sited and installed in a manner to minimize glare and light spillage beyond property lines. Outdoor light fixtures shall be the lowest wattage necessary to accomplish adequate lighting. Lighting shall be downlit, shielded, and directed away from areas not intended to be lit and from the night sky. All light fixtures shall be installed and shielded in such a manner that no visible light is emitted from the fixture at angles above the horizontal plane.
e. Lighting fixtures should be attractively designed to complement the architecture of the project. See Figure 17.41.100-19 (Attractive Lighting Fixtures).
Figure 17.41.100-19: Attractive Lighting Fixtures
f. Lighting should improve visual identification of residences and businesses and create an inviting atmosphere for passersby.
g. Wall mounted lights should be used to the greatest extent possible to minimize the total number of freestanding light standards.
h. Parking lot lighting fixtures should not exceed 35 feet in height. When within 50 feet of residentially zoned properties, fixtures should not exceed 20 feet.
i. Light standards within parking lots should be designed with concrete raised bases to protect them from damage by vehicles.
j. Provide street lighting that is scaled for the pedestrian while still meeting vehicular needs. On local streets and within project sites, fixtures should be primarily oriented toward pedestrians’ needs. On major streets, light fixtures serve to both illuminate pedestrian areas and roadways. Consider the location and intended audience when choosing a light fixture for a project.
k. Lighting for parking lots should be evenly distributed and provide pedestrians and drivers with adequate visibility and safety level at night.
l. The light source used in outdoor lighting should provide a white light for better color representation and to create a more pedestrian-friendly environment.
m. Low pressure sodium (yellow light) lamps are prohibited.
n. Lighting should be consistent with the historic small town character of Holtville. (Ord. 469 § 1 (Exh. A), 2009).
17.41.110 Special use regulations.
A. Purpose and Intent. The purpose of the following special use regulations is to address concerns and provide standards for the following types of development and issues specific to downtown Holtville. These standards should ensure consistency with the vision and goals defined in this zoning code, by providing guidance to planners, developers, and residents on these unique topics.
B. Live/Work. Live/work units are built spaces that function predominantly as work spaces and secondarily as residences. Live/work units are permitted in buildings through a conditional use permit which demonstrates compliance with the following standards:
1. The unit must contain a cooking space and bathroom in conformance with applicable building standards.
2. Adequate and clearly defined working space must constitute no less than 50 percent of the gross floor area of the live/work unit. Said working space shall be reserved for and regularly used by one or more persons residing there.
3. At least one residence in each live/work unit shall maintain at all times a valid city business license for a business on the premises.
4. Persons who do not reside in the live/work unit may be employed in a live/work unit when the required parking is provided.
5. Customer and client visits are allowed when the required parking is provided.
6. No portion of a live/work unit may be separately rented or sold as a commercial space for a person or persons not living on the premises, or as a residential space for a person or persons not working on the premises.
C. Public Art. For the purpose of this section, “public art” in downtown Holtville is defined as permanent or temporary works of art in the public realm, whether part of a building or freestanding.
1. Public art shall be incorporated into public plazas, parks, and municipal buildings. Additionally, the incorporation of public art into private development projects is strongly encouraged.
2. Possible types of public art include but are not limited to the following options:
a. Building features and enhancements such as bike racks, gates, benches, water features, or shade screens, which are unique and/or produced in limited editions by a professional artist.
b. Landscape art enhancements such as walkways, bridges, or art features within a garden.
c. Murals or mosaics covering walls, floors, and walkways. Murals may be painted or constructed with a variety of materials, including the use of imbedded and nontraditional materials.
d. Sculptures, which can be freestanding, wall-supported or suspended, kinetic, electronic, and made of endurable materials suitable for the site.
e. Fiberwork, neon, or glass artworks, photographs, prints, and any combination of media including sound, film, and video systems, or other interdisciplinary artwork applicable to the site.
f. Community arts projects resulting in tangible artwork, such as community murals, sculptures, or kiosks.
3. As part of design review, the approving authority may allow for reduction in the minimum number of parking spaces required (maximum 10 percent reduction) or reductions in the amount of required landscaping (e.g., 10 percent reduction in street trees; 10 percent reduction in parking facility shading) in exchange for the incorporation of public art as part of the project.
D. Storefront Vacancy. For the purpose of this section, a “storefront vacancy” in downtown Holtville is defined as a vacant commercial ground floor (street level) space in any otherwise occupied or unoccupied building.
1. Vacant storefronts shall be properly locked and secured to prevent unauthorized trespassing during the period of vacancy.
2. The exterior facade of vacant storefronts shall be maintained by the property owner at the same level of quality as surrounding occupied storefronts and buildings.
3. Property owners of vacant storefronts shall use creative temporary alternative uses of storefront window areas such as using them as a display area for community info, public art by local artists, and merchandise from other stores.
4. Property owners of vacant storefronts should consult with the city and Chamber of Commerce regarding possible available tenants.
5. Vacant storefronts shall not be boarded up, or otherwise appear derelict or abandoned.
6. An adequate level of exterior security lighting shall be regularly maintained regardless of storefront occupancy status.
(Ord. 469 § 1 (Exh. A), 2009).