Chapter 17.16
AUTOMOTIVE REGIONAL COMMERCIAL (CA) ZONE STANDARDS
Sections:
17.16.030 Submittal Requirements
17.16.040 Architectural Design Requirements
17.16.060 Landscape Design Requirements
17.16.070 Screening, Fences/Walls/Gates, and Outdoor Storage Areas
17.16.080 Lighting Design Requirements
17.16.010 Purpose
The purpose of this chapter is to establish development standards for all uses within the CA (Automotive Regional Commercial) zoning district by ensuring that the character of the area is presented with integrity and creativity while maintaining a congruent appearance throughout the CA zone. These standards will ensure consistency and compatibility between the exterior appearances of buildings while providing flexibility for tenants to identify themselves through innovative design. The landscaping standards will result in well designed and maintained sites while the lighting standards will provide for safety of pedestrians and motorists and well as protection of adjacent properties from glare and light spillover.
17.16.020 Applicability
All uses within the CA (Automotive Regional Commercial) zone, with the exception of public safety facilities and automated teller machines, shall be subject to the standards set forth in this chapter (See Figure 2-1, Automotive Regional Commercial Zone).
Figure 2-1 – Automotive Regional Commercial Zone
17.16.030 Submittal Requirements
Elements regulated by Sections 17.16.040 through 17.16.080 must receive design approval from the Board of Architectural Review. At the time a project application is filed, all plans and information, along with any necessary forms and fees, shall be submitted to the City as outlined in the Automotive Regional Commercial Submittal Guidelines (available from the Planning Department).
17.16.040 Architectural Design Requirements
A. Purpose. The requirements of this section are intended to provide for pedestrian- and customer-oriented design and encourage modern and contemporary building styles in the CA zone. The primary design objectives of this section are to create a unified CA zone district and attractive streetscapes. The intent of these standards is not to limit innovative design approaches, nor is it to have all dealerships look exactly alike. Manufacturer image programs are acceptable. The Board of Architectural Review may grant exceptions to the requirements of this section that are not otherwise subject to Subsection 17.62.080.C.2 (Minor Variance).
B. Building design requirements.
1. Colors. The color palette used on the exterior of the main showroom building shall be used on each subsequent building located on the property and shall work to integrate all architectural elements of the building.
2. Facade articulation.
a. To encourage visual continuity, at least 60 percent of the total length of any new or reconstructed building wall/facade shall be differentiated architecturally by using a combination of recessed windows and entries, display windows, offset surfaces, differentiated piers and columns, offset planes, textured materials, or other details or displays of interest to pedestrians (see Figure 2-2 – Facade Articulation).
b. Facade elements (e.g., windows, doors, bays, joints) shall display a logical rhythm and order. Articulation shall be simple in form, avoiding overly articulated and random features, which can be visually confusing. Articulation and detailing shall not consist solely of color changes without changes in material or planes, as color change alone does not create a feeling of permanence, variety, or interest (see Figure 2-2 – Facade Articulation).
Figure 2-2 – Facade Articulation
c. Building facades shall be articulated at the street level to provide visual interest through the use of materials, colors, and architectural detailing.
d. All sides of a building visible from the public right-of-way shall have a consistent style and use of materials. While the primary frontage may utilize special architectural treatments, a common theme of basic primary exterior finish materials and colors shall be used on all building facades.
e. In no case shall any facade consist of unarticulated blank walls visible from the public right-of-way, exterior vehicle display areas, or other areas accessible to the public.
3. Windows.
a. Clear glass on the ground floor of each building shall be used to facilitate maximum visual interaction between exterior vehicle display areas and the interior of buildings. “Clear glass” means glass that is generally transparent (e.g., less than 50 percent tinting). The use of mirrored, reflective, tinted, or smoked glass is strictly prohibited (see Subsection C of this section, Prohibited building materials).
b. After installation, clear glass windows shall not be treated to become mirrored, reflective, tinted, or smoked or prevent visibility of the building’s interior from public spaces or the public right-of-way in any other manner.
4. Upper story design features. A minimum of 50 percent of the length of each building facade above the first story shall be differentiated by architectural details that provide dimensional relief (see Figure 2-3 – Upper Story Design Features).
Figure 2-3 – Upper Story Design Features
5. Screening.
a. Roof mounted mechanical equipment, ductwork, vents, access ladders, and any other equipment located on any roof visible from public rights-of-way, pedestrian walkways and areas accessible to the public shall be screened. The equipment shall be screened through the use of architectural elements (parapets, roofs, etc.) (see Subsection 17.16.070.B.7, Screening Requirements – ground-mounted equipment).
b. Individual equipment screens are not permitted unless they are determined by the Board of Architectural Review to be consistent with the overall building design.
6. Building orientation.
a. Service bays and required parking spaces shall be oriented, and located at, the rear of the property or in a location that limits visibility of the bays from the public right-of-way (see Section 17.26.060, Landscape Design Requirements).
b. Buildings and exterior vehicle display areas shall be sited to complement the existing topography, site configuration, and adjacent uses.
c. No building shall be closer than 15 feet from the back of the public rights-of-way along Fremont and Del Monte Boulevards. Exception: The setback requirement along Fremont and Del Monte Boulevards may be reduced for the following use (as listed in Table 2-4 – Allowed Land Uses and Permit Requirements for Commercial Zones): Auto and vehicle sales, new vehicles, with accessory used sales which include showroom, administrative offices and work bays when screened.
C. Prohibited building materials. The following building materials are prohibited (also see Subsection 17.16.070.D.1, Prohibited materials):
1. Exposed wood siding.
2. Corrugated metal, unless powder coated (or similar treatment proved to prevent rusting) on both sides and approved by the Board of Architectural Review.
3. Unpainted metal trim or flashing.
4. Wood shakes or shingles.
5. Fiberglass.
6. Materials that create glare.
7. Mirrored, reflective, tinted, or smoked glass.
8. Unfinished concrete masonry units or tilt-up panels.
9. False fronts.
D. Exterior vehicle display pads. Automobile display pads or structures may be provided for each automobile dealership subject to the following:
1. Prohibited locations.
a. Within traffic safety visibility areas.
b. Within any required landscaped areas, including the landscaped areas dedicated by the City of Seaside. Exception: Vehicle display pads that incorporate permeable pavers or other permeable paving materials shall count toward the minimum landscape requirement (see Subsection 17.16.060.D.1.b).
c. On building rooftops.
d. In areas designated as walkways, driveways, parking lot aisles, or other areas designed to provide on-site vehicular and pedestrian circulation for customers.
2. Siting.
a. The vehicle display pad shall be located within the exterior vehicle display area.
b. The vehicle display pads shall be separated by a minimum of 100 feet.
c. Dual-fronted lots are encouraged to place display pads in areas visible along each frontage.
d. If located within an exterior vehicle display area, the placement of the display pad shall not result in the reduction of required parking or required landscape areas.
3. Vehicle display pad requirements.
a. Maximum area and height.
(1) A vehicle display pad shall not exceed a width, length, or diameter of 30 feet.
(2) The overall height of a vehicle display structure shall not exceed five feet.
b. Design. The entire area of on-grade display pads shall be differentiated from the surrounding hardscape through the use of a non-asphaltic concrete material, such as permeable pavers, colored and/or textured concrete, stamped concrete, or permeable concrete.
c. Display pad structures.
(1) Display pad structures that elevate vehicles above the surrounding grade are permitted provided the following:
i. The base and underside of the display structure shall be covered so it is not visible from any location on or off the site.
ii. A solid “skirt” shall be securely attached to the base of the display structure.
iii. The skirt shall be a finished material that is architecturally compatible with other site development features in terms of colors and materials.
(2) Plants shall not be used as screening around the display pad skirt unless they are part of a larger design theme that utilizes other materials.
(3) The screening shall not:
i. Consist of loose materials.
ii. Consist of any prohibited materials specified in Subsection C of this section, Prohibited Building Materials.
iii. Be located beyond the permitted display pad area.
17.16.050 Sign Requirements
A. Purpose. The purpose of these regulations is to improve the appearance of the CA zone. Providing limitations regarding specific types of signs promotes compatible signage and avoids visual clutter. These standards will help promote the aesthetic and environmental values of the community by providing for signs that do not impair the attractiveness of the City as a place to live, work, and shop, provide for signs as an effective channel of communication, while ensuring that signs are aesthetically proportioned in relation to adjacent structures and the structures to which they are attached. The Board of Architectural Review may grant exceptions to the requirements of this section that are not otherwise subject to Subsection 17.62.080.C.2 (Minor Variance) through the Master Sign Program entitlement required for signs within the CA zone.
B. Definitions. For purposes of this section, the following terms shall have the definitions as described below. Additional definitions are listed in Chapter 17.98 (Definitions):
1. Balloon arch. A collection of balloons that are attached close together to create a solid band of color forming an arch.
2. Construction sign. A temporary sign directly connected with a construction project and may include the construction company’s name, addresses and telephone number.
3. Freestanding monument sign. A freestanding sign less than six feet in height which is detached from a building and having a support structure that is a solid-appearing base constructed of a permanent material, such as concrete block or brick (see Figure 2-4 – Freestanding Monument Sign).
Figure 2-4 – Freestanding Monument Sign
4. Inflatable advertising display. A three-dimensional object filled or activated by moving or unmoving air or other gas, located, attached, or tethered to the ground, site, merchandise, structure, or roof and used as a sign or to attract attention.
5. Projecting sign. A type of wall sign which is attached to a building but extends beyond the building structure. The sign face is typically perpendicular to the building fascia (see Figure 2-5 – Projecting Sign).
Figure 2-5 – Projecting Sign
6. Promotional temporary banner. A temporary banner displayed by an establishment to advertise events such as sales, seasonal events, liquidation sales, service specials, grand openings, and going out of business sales.
7. Pylon sign. A freestanding sign greater than six feet in height which is detached from a building and having a support structure that is a solid-appearing base constructed of a permanent material, such as concrete block or brick.
8. Wall sign. A sign attached to or erected against the wall of a building or structure with the exposed face of the sign parallel to the plane of such wall.
9. Window sign. 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.
C. Sign Permit requirements.
1. Sign Permit. As described in Section 17.40.030 (Sign Permit Requirements), signs shall require the issuance of a Sign Permit prior to construction, installation, or modification. Temporary promotional banners, flags, and balloons are exempt from sign permit requirements.
2. Master Sign Program. The various lot sizes, number of frontages, and buildings located on each property within the CA zone make it impossible to establish a set of sign standards that would effectively apply to all properties and signage needs. A Master Sign Program shall be required for all properties within the CA zone. A Master Sign Program shall be submitted to the Board of Architectural Review for all proposed permanent sign(s) and relocation or alterations to existing signs. Review of the proposed Master Sign Program will evaluate existing and proposed signs, site conditions and constraints, building uses, and on-site circulation in order to determine sign allowances.
3. Temporary promotional banners, flags, and balloons are exempt from the Master Sign Program requirements.
D. Exemptions from Sign Permit requirements. See Section 17.40.040 (Exemptions from Sign Permit Requirements).
E. Prohibited signs. All signs not expressly allowed by this section shall be prohibited. Specifically prohibited signs include the following:
1. Neon signs.
2. Streamers.
3. Inflatable advertising displays.
4. Billboards.
5. Stringed pennants.
6. Revolving signs.
7. Flashing signs.
8. Awning signs.
9. A-board and other portable sidewalk signs located in the public right-of-way.
10. Permanent signs that advertise continuous sales, special prices, or including phone numbers.
11. Abandoned signs.
12. Balloon arches.
13. A grouping of balloons: two or more balloons attached to nonmetallic string, which are clustered together.
14. Animated signs, including electronic message display signs, and variable intensity, blinking, flashing signs, and signs that emit a varying intensity of light or color.
15. Billboards and any other off-premises signs, except as allowed by Civil Code Section 713 (Subsection 17.40.040.D.1.a(1)).
16. Illegal signs.
17. Signs that are stationary but contain moving parts.
18. Roof-mounted signs.
19. Signs that simulate in color, size, or design, any traffic control sign or signal, or that make use of characters, symbols, or words in a manner that interferes with, misleads, or confuses pedestrian or vehicular traffic.
20. Signs in the form or shape of a directional arrow, or otherwise displaying a directional arrow, except as may be required for safety and convenience and for control of pedestrian or vehicular traffic within the premises of the subject use.
21. Signs attached to or suspended from a boat, float, vehicle, or other movable objects parked within the public right-of-way, except a sign painted directly upon, magnetically affixed to the body or other integral part of the vehicle.
22. Signs within, or projecting into, the public right-of-way, except for signs installed or maintained by a government agency for traffic safety and directional purposes.
23. Signs burned, cut, or otherwise marked on or otherwise affixed to a hillside or tree.
24. Signs with reflective material determined by Public Works to be likely to cause a traffic hazard.
25. Human directionals, also known as sign twirlers, sign spinners, human arrows, and sign holders.
26. Signs in storage or in the process of assembly or repair, located outside on premises that are visible from a public right-of-way.
F. Sign area and height measurement. Sign area measurement and sign height measurements shall be in compliance with Section 17.40.060, General Requirements for All Signs. Street address numbers not exceeding 12 inches in height shall not be included in calculations of allowed sign area.
G. Sign design, copy, lighting, and maintenance standards. Design criteria, copy design, sign lighting, and maintenance of signs shall be in compliance with Section 17.40.060, General Requirements for All Signs and the CA zone lighting standards.
H. Sign location requirements. The following location standards and requirements shall apply to all new signs and the relocation of existing signs within the CA zone:
1. Each sign shall be located on the same property as the subject of the sign.
2. No sign shall be placed so as to interfere with the operation of a door, fire escape, or window.
3. A sign(s) proposed to be placed within required landscaped areas and/or the landscaped areas dedicated by the City of Seaside shall be reviewed on a case-by-case basis and will be subject to sight line and visibility area limitations. The proposal may be subject to the following: replacing the landscape area reduced by the sign base elsewhere on the site, replanting existing planter areas, or other project conditions approved by the Board of Architectural Review.
4. A sign shall not project over public property, vehicular easements, or public rights-of-way, and shall not obstruct a traffic safety visibility area, except where the City has granted an encroachment permit in addition to a sign permit.
5. All signs, except for certain temporary signs, shall be permanently attached to the ground or a structure.
6. The sign supports or sign structures shall be placed entirely within the boundaries of the premises on which the sign is located.
7. Signs shall comply with Subsection 17.40.060.E, Signs placed within the public right-of-way.
I. Standards for specific sign types. The following standards apply to certain sign types as listed below and defined in Subsection B, Definitions, of this section:
1. Freestanding monument signs and pylon signs.
a. Multiple signs shall be separated by a minimum of 75 feet to ensure adequate visibility for all signs. The Board of Architectural Review may modify this requirement where the 75-foot separation would be impractical.
b. Signs shall be ground-mounted and contain the dealership name and the principal makes of the new automobiles sold on site.
c. To assist emergency response personnel in locating the site, freestanding monument signs shall contain an illuminated street address plate. Numbers shall be a minimum of six inches in height.
2. Projecting sign.
a. No portion of the sign shall project above the eave line of a sloped roof or the top of the parapet on a flat roof. Exception: A projecting sign that is attached to an architectural feature projecting above the eave line or top of the parapet.
b. A projecting sign shall maintain a minimum clearance of eight feet from the bottom of the sign to the finished grade below.
c. Signs featuring shapes, logos, and/or symbols uniquely suited to the business are encouraged.
d. Sign supports shall be well designed and compatible with the design of the sign.
3. Temporary promotional banners, flags, and balloons.
a. Temporary promotional banners, flags, and balloons are exempt from the Master Sign Program requirements.
b. Temporary promotional banners may be displayed on automobile sales lots provided that:
(1) A maximum of one banner per building frontage for a single building site. In the case of a multi-building site, one banner per building shall be allowed.
(2) Banners shall be securely affixed to a building wall and hung below a roof eave.
(3) Banners shall be professionally made and constructed of cloth, canvas, plastic, PVC or similar material.
(4) No banner sign may exceed 32 square feet in area, except that a single banner sign of up to 100 square feet may be allowed on the Fremont and Del Monte Boulevard frontages that have a building wall area of at least 1,000 square feet.
(5) Banners shall be limited to the advertisement of temporary events and shall not contain information that should be displayed in a permanent sign.
(6) The banner shall not be attached to fences, trees, shrubbery, or utility poles.
(7) The banner shall not be placed in or project into the public right-of-way.
(8) The banner shall not obstruct or obscure primary signs on the subject premises and adjacent premises.
(9) The banners are maintained in good repair and shall not fade, tear, or become partially detached during the display period.
(10) The owner or occupant shall remove banner(s) within 15 days after receiving a notice that the display is improperly maintained or displayed beyond the allowed duration.
(11) The banner(s) shall be removed within one business day of expiration of the advertised offer/event.
c. Decorative flags may be displayed on automobile sales lots; provided, that:
(1) Flags are limited to be displayed within 20 feet of the perimeter property lines.
(2) One flag is permitted for every three cars within 20 feet of the perimeter property lines.
(3) The display shall be securely attached to the vehicle or ground and shall be able to withstand strong winds without falling over.
(4) Pole height shall not exceed 16 feet above grade.
(5) The flag shall not exceed an area of 20 square feet, with a maximum height or length of 10 feet and a maximum width of two feet.
(6) All flags shall be professionally made and constructed of cloth, canvas, plastic, PVC or similar material.
(7) Flags shall not be displayed in lieu of a permanent sign.
(8) The flags shall not be attached to fences, trees, shrubbery, utility poles, or be stretched between two supports.
(9) The flags shall not be placed in or project into the public right-of-way.
(10) The flags shall not obstruct or obscure primary signs on the subject premises and adjacent premises.
(11) The flags are maintained in good repair and shall not fade or tear during the display period.
(12) The owner or occupant shall remove flags within 15 days after receiving a notice that the display is improperly maintained or is tattered or worn.
(13) The owner or occupant shall remove flags within one business day after receiving a notice that the display is improperly maintained.
d. Individual balloons may be displayed on automobile sales lots provided that:
(1) Maximum size of balloons 12 inches in diameter.
(2) Balloons shall not be placed on vehicles upon which a decorative flag is located.
(3) One balloon per vehicle located within 20 feet of the perimeter property lines.
(4) Individual balloons shall be attached separately to vehicles with a nonmetallic string.
(5) Balloon height shall not exceed 10 feet above grade.
(6) Balloons may be displayed a maximum of three consecutive days, limited to opening of business on Friday and closing of business on Sunday.
4. Wall signs.
a. The area of the largest wall sign shall not exceed 10 percent of the area of the building facade on which the sign is mounted or painted, including the area of windows, doors, and recesses.
b. A wall sign, except for projecting signs as regulated in Subsection I.2 of this section, shall not project more than 12 inches from the surface to which it is attached.
c. One wall sign is allowed for each department (e.g., used cars, service, parts, body shop).
d. Dealership directional signs shall be provided and communicate messages such as: “enter,” “do not enter,” “exit,” “service entrance,” “customer parking,” and “employee parking.”
5. Window signs.
a. Maximum sign area. Permanent window signs shall not occupy more than 25 percent of the total window area of the elevations on which the sign is proposed to be located.
b. Sign location. Signs shall be allowed only on windows located on the ground level of a structure frontage.
c. Sign materials. Signs shall consist of individual letters, logos, or symbols applied to, stenciled on, or etched into the glass surface.
d. Unobstructed observation. The lowermost portion of the entire window(s) (a minimum of 24 inches) shall be clear of any signs in order to allow for unobstructed observation by security personal (e.g., City police, private security).
6. Construction and other temporary signs. Construction and other temporary signs shall be developed in conformance with Subsections 17.40.080.F.3 and 4.
J. Public nuisance, abatement, and violation as outlined in conformance with Section 17.40.100.
K. Judicial review as outlined in Section 17.40.110.
L. Nonconforming signs. A nonconforming sign is any permanent or temporary sign that was legally established and maintained in compliance with the provisions of all applicable laws in effect at the time of original installation but that does not currently comply with the provisions of the Automotive Regional Commercial Zone Standards. A nonconforming sign shall not be:
1. Enlarged.
2. Re-established after damage or destruction to 50 percent or more of the value of the sign, or its components, as determined by the City’s Building Official.
3. Re-installed after facade improvements that required the removal of the sign during construction.
4. Re-established after an interruption in the use of a nonconforming sign(s) that continues for 60 days. Such discontinuation shall be deemed an abandonment of the sign(s) and the sign must be removed from the site. Subsequent signage shall comply with the regulations of this chapter. Nonoccupation or nonoperation of the building or business advertised on the sign shall be deemed an interruption of the use of the sign(s).
17.16.060 Landscape Design Requirements
A. Purpose. The purpose of these regulations is to improve the appearance of the CA zone by providing on-site landscaping that is visible from public rights-of-way, adjacent properties and to conserve water through the use of drought-tolerant plant species.
B. Definitions. See Chapter 17.98 (Definitions).
C. Approvals.
1. Statement of surety. The Zoning Administrator may require statements of surety for phased development projects, a legitimate delay in landscape installation due to seasonal requirements (including adverse weather conditions) and similar circumstances where it may not be advisable or desirable to install all approved landscaping before occupancy of the site. When required by the Zoning Administrator, security in the form of cash, performance bond, letter of credit, or instrument of credit, in an amount equal to 150 percent of the total value of all plant materials, irrigation, installation, and maintenance shall be posted with the City for a two-year period in compliance with Section 17.64.070 (Performance Guarantees).
2. Installation and inspection. All landscaping shall be installed and inspected by a representative of the Planning Department before the City will perform a final building inspection or authorize the issuance of a Certificate of Occupancy.
3. Maintenance agreement. Before final inspection or occupancy, and before the recordation of a final subdivision map where applicable, the applicant shall enter into a landscape maintenance agreement with the City to guarantee proper maintenance in compliance with the above regulations. The City Attorney and the Zoning Administrator shall approve the form and content of the agreement.
D. Landscape design. Landscaping shall be provided in the locations, consistent with the provided design standards listed below:
1. Required landscaping.
a. “Landscaping” includes berms, decorative fences and walls, perennials, lawn/turf, ground cover, hedges, shrubs, and trees within a designated area.
(1) Permeable pavers or stamped concrete may be used to satisfy the landscape requirement only if used in combination with at least one of the items defined above as “landscaping.”
(2) The landscaping shall be incorporated with the pavers and shall occupy a minimum of 50 percent of the proposed area and shall be dispersed along the entire length of the paved surface.
b. A minimum five percent of the total site area shall be landscaped. Landscape materials shall be selected from the approved plant lists available from the Planning Department.
2. Minimum dimensions.
a. Wherever this section requires a landscape area of a specified width, the width shall be measured within any curb or wall bordering the landscape area.
b. Each landscape area shall have a minimum interior length of eight feet and a width of three feet.
c. Lawn areas require minimum dimensions of 10 feet or greater.
d. The requirement may be reduced if the Board of Architectural Review determines the minimum dimensions are infeasible due to site constraints such as limited site area and manufacturer-required exterior display area. Alternatives such as container planting and permeable paving without “landscaping” elements shall be required if the minimum dimensions are reduced by the Board of Architectural Review.
3. Planting requirements.
a. In order to achieve a more immediate effect, all trees planted on the street sides of a newly developed parcel shall be transplanted from a minimum 24-inch box size container.
b. A tree proposed to replace an existing mature specimen tree shall be transplanted from a minimum 24-inch box size container.
c. All trees shall be adequately supported when planted. The supports shall be maintained until the trees are capable of withstanding the force of wind on their own.
d. Nonbiodegradable root barriers shall be installed around new trees planted within five feet of, and in, the public right-of-way to direct tree root growth downward and away from adjacent sidewalks, curbs, gutters, driveways, and other public improvements. Root barriers may be eliminated where the combination of tree species, soil type, soil area, and drainage conditions can be shown to afford equivalent protection against tree root damage to public improvements.
e. Organic amendments shall be added to the soil to improve soil structure and other physical properties of the soil. Examples of organic amendments include compost, composted sawdust, peat moss, and redwood soil conditioner.
f. Woody groundcovers shall be planted from containers or liners and the area between plants shall be covered with a two-inch bark mulch layer or herbaceous groundcovers.
g. Porous mulch shall be applied to the soil surface at a minimum of a two-inch layer to reduce evaporation and retard weed growth. One of the following materials will be used: compost, decomposed granite, or wood chips.
h. Herbaceous groundcovers shall be planted with triangular spacing at a distance that will typically ensure 100 percent coverage within one year of installation.
i. Loose gravel shall not be permitted in landscaped areas.
j. Decorative boulders and rocks can be placed within landscaped areas to highlight unique landscape features when the area is completely surrounded by a six-inch curb.
4. Lawn/turf planting. Drought resistant cool season grass shall be used for lawn areas, which are limited to 10 percent of the total landscaped area on the site. No lawns shall be allowed:
a. In any area with a dimension of less than 10 feet; and
b. On any slope exceeding 10 percent.
(1) A level buffer zone of 18 inches shall be provided between bermed lawn areas and any hardscape (e.g., any street, walkway, or similar feature).
5. Water features. Decorative water features (e.g., fountains, ponds, waterfalls) shall have re-circulating water systems.
6. Traffic safety visibility areas.
a. Maximum height of landscaping. Landscaping over three feet in height shall not be allowed within a traffic safety visibility area, unless approved by the Zoning Administrator in consultation with the Public Works Director. Exception: Trees with the canopy trimmed to a minimum of six feet in height measured from finished grade (see Figure 2-6 – Traffic Safety Visibility Areas).
Figure 2-6 – Traffic Safety Visibility Areas
b. Measurement of visibility area. A traffic safety visibility area may include private property and/or public rights-of-way and is a triangle measured as follows (see Figure 2-6 – Traffic Safety Visibility Areas):
(1) Street intersections. The street visibility area shall be defined by measuring 30 feet from the intersection of the front and street side property lines, and connecting the lines across the property.
(2) Driveways. The driveway visibility area shall be defined by measuring 15 feet along the driveway from the intersection of the driveway with the street right-of-way line, and 15 feet along the street line, away from the driveway, and connecting the lines across the intervening property (see Figure 2-6 – Traffic Safety Visibility Areas). Generally, all driveways have two visibility areas, one on each side; however, in the event that a raised median divides the directions of travel in front of a driveway and limits access to only one direction of travel, there shall be only one visibility area on the side of the oncoming traffic.
7. Parking lot and vehicle display area landscaping. Landscaping shall be provided throughout the parking lot and vehicle display areas as a combination of ground cover, shrubs, and trees and shall be used to break up large paved areas and soften building lines.
a. Vehicles overhanging landscape areas or walkways are prohibited.
(1) The required length of a parking space shall not include a vehicle overhanging a landscape area or walkway.
b. Wheel stops and/or curbing.
(1) Continuous concrete curbing at least six inches high and six inches wide shall be provided for landscaped areas located in parking lots and vehicle display areas.
(2) Individual wheel stops may be provided in lieu of continuous curbing only when the parking is adjacent to a landscaped area and the drainage is directed to the landscape area. When provided, wheel stops shall be placed to allow for two feet of vehicle overhang area within the dimension of the parking space.
(3) Vehicles shall not overhang into landscape areas.
c. Location of landscaping. Landscaping shall be evenly dispersed throughout the parking and vehicle display areas, as follows:
(1) Trees not less than six feet in height and 24-inch box container size shall be planted throughout the parcel.
(2) One tree shall be located within 30 feet of required employee and customer parking spaces.
(3) A concentration of landscape elements shall be provided at primary building entrances, and shall include specimen trees, flowering plants, and enhanced paving.
(4) Landscaping shall be located so that pedestrians are not required to cross unpaved landscaped areas to reach building entrances from parked cars. This shall be achieved through proper orientation of the landscaped fingers and islands, and by providing pedestrian access through landscaped areas that would otherwise block direct pedestrian routes.
8. Perimeter landscaping. Landscaping shall be located to create separation between on-site structures and customer and employee parking spaces.
a. Adjacent to structures. When customer and employee parking areas are located adjacent to a structure, a landscape strip with a minimum depth of three feet that spans the entire length of the adjacent parking stalls shall be provided immediately adjacent to the structure, exclusive of any building entries, or areas immediately adjacent to the wall of the structure that serve as pedestrian access ways. The required dimensions of the landscape strip may be reduced by the Board of Architectural Review where it determines that overall site area is insufficient to accommodate allowable structures and required parking along with a landscape strip of the otherwise required width.
E. Irrigation system requirements. All landscaped areas shall include an automatic irrigation system. The design of the irrigation system shall be consistent with the following requirements:
1. Water-efficient systems (e.g., bubbler-type, drip, mini-spray, or similar system) shall be used.
2. Low-flow sprinkler heads with matched precipitation rates shall be used when spray or rotor-type heads are specified for watering shrubs and ground cover areas.
3. Lawn areas shall be sized and shaped so they can be efficiently irrigated.
4. Spray or runoff onto paved areas shall be avoided.
5. Dual or multi-program controllers with separated valves and circuits shall be used when the project contains more than one type of landscape treatment (e.g., ground cover, lawn, shrub, tree areas), or a variety of solar aspects. Soil moisture-sensing devices and rain sensors shall be used on larger projects (50,000 plus square feet of landscaped area) to minimize or eliminate overwatering.
6. The irrigation system shall deliver water efficiently and uniformly and shall be appropriate to the needs of the plant materials.
7. Watering shall be scheduled at times of minimal wind conflict and evaporation loss.
8. Sprinkler heads shall have matched precipitation rates within each valve zone.
9. Check valves are required where elevation differential may cause low head drainage.
10. Sprinkler heads located within 12 inches of a walkway or parking area shall be pop-up type.
11. The irrigation system will be equipped with an automatic rain shut-off device.
F. Landscape lighting. The use of landscape lighting to highlight the unique design features and surrounding landscape design may be approved by the Board of Architectural Review, in accordance with the following standards:
1. The lighting will illuminate a landscape feature that is unique to the particular project due to the use of materials, colors, or design characteristics which are not commonly found within the CA zone.
2. The landscape lighting proposal will enhance the design of a project and is not solely used as an attention-getting device.
3. Highlighting fixtures shall be located on the adjacent ground. These fixtures are to be arranged such that they are not generally visible from the public right-of-way.
4. Highlighting fixtures shall be located and designed in such a manner that the actual lamp and reflector are shielded or louvered so that it is not seen from a normal public viewing area. It is especially important in areas where there is considerable vehicle and pedestrian traffic that direct glare be avoided.
G. Landscape maintenance criteria. The following maintenance criteria shall apply to all site landscaping and irrigation:
1. Landscaping.
a. The developer, his successor and/or subsequent owners and their agents shall be responsible for continued landscape maintenance.
b. Plant material that exhibits evidence of insect pests, disease, and/or damage shall be appropriately treated, and dead plants promptly removed and replaced within the next planting season. All landscaping will be subject to periodic inspection by City personnel as designated by the Zoning Administrator.
c. Regular maintenance shall include aerating and de-thatching lawn areas; adding/replenishing mulch, fertilizer, and soil amendments; and mowing, pruning, trimming, and watering all landscaped areas. In addition, the landscaping shall regularly be kept free of weeds and debris.
d. Plants shall be pruned in accordance with professional trimming standards to maintain their intended shapes and sizes, and to ensure the health of the specimen and the safety of the public. “Topping” is not permitted because it causes severe injury to trees. Any trees that are topped shall be removed and replaced with a specimen one size larger than what is specified on the approved plans.
e. Plants shall be pruned to avoid blocking walks, passageways, visibility areas and sight distance views for vehicular traffic.
f. Shrubs and vines used for screening trash enclosures and service areas shall be pruned to maximize screening while allowing access to the storage/service areas.
g. All fences and walls that have been incorporated into an approved landscaping plan shall regularly be maintained in an attractive and safe manner.
h. Shrubs, trees, and vines for screening adjacent properties shall be kept pruned so they do not interfere with pedestrian traffic and do not encroach excessively onto the adjacent property.
i. Trees shall be watered deeply to promote deeper rooting and shall be fertilized as required by sound horticultural practices.
j. Tree guys and stake ties shall be inspected and adjusted periodically, and removed when necessary, to ensure that they are adequately surrounding the tree without girdling trunks or branches.
k. Trees selected shall grow to maturity without impacts to sidewalks, curbs, and other public improvements.
l. Any required plant material that dies after installation shall be replaced within 30 calendar days of plant death with the same size and species of plant material shown on the approved plan. Required plant material that dies after three years or more after installation, or is not maintained in accordance with the maintenance criteria, shall be replaced with a gallon or box size specimen one size larger than what is specified on the approved plans (shrubs: one-gallon, five-gallon, 15-gallon; trees: 15-gallon, 24-inch box, 30-inch box, 36-inch box, 42-inch box, 48-inch box).
m. Dead plants shall be replaced with those materials specified in the original approval, damaged branches shall be removed, and overgrown areas shall be thinned by the selective removal of excessive growth.
n. Required landscaped areas including those installed and dedicated by the City shall not be reduced in area or planting.
2. Irrigation systems.
a. Water waste resulting from inefficient landscape irrigation leading to excessive runoff, low head drainage, overspray, and other similar conditions where water flows onto adjacent property, nonirrigated areas, public right-of-way, walks, roadways, or structures is prohibited.
b. The irrigation system will be checked, as part of scheduled maintenance, to prevent overspray outside of the desired planting area, especially water that wets adjacent hard surfaces (e.g., patios, sidewalks, and streets).
c. The irrigation system will be checked, as part of scheduled maintenance, to prevent runoff. If runoff occurs, then the water application rate will be reduced so it is not greater than the infiltration rate of the soil.
d. Regular maintenance shall include checking, adjusting, and repairing irrigation equipment, resetting automatic controllers, and watering all landscaped areas after maintenance is performed in order to verify proper working condition.
3. Enforcement. Should landscaping not be installed, maintained and replaced as specified in the maintenance criteria, the owner and his agent or agents shall be considered in violation of the terms of the Building or Occupancy Permit. The Zoning Administrator is empowered to enforce the requirements of the CA zone standards Chapter 17.80 (Enforcement and Penalties).
17.16.070 Screening, Fences/Walls/Gates, and Outdoor Storage Areas
A. Purpose. The purpose of this section is to provide regulations for the screening and buffering of service bays, outdoor storage, trash enclosures, equipment, and parking areas, and provide regulations for the location, height, and materials for fences, walls, and gates. The intent of these regulations is to ensure that service and storage areas are screened from public view by limiting the appearance of unsightly and unrestricted clutter.
B. Screening requirements. Screening means the provision of a minimum six-foot-tall vertical buffer designed to diffuse glare, noise, and negative visual impacts. Screening shall be provided consistent with the following standards:
1. Screening materials may include a combination of plant materials, earth berms, raised planters, solid decorative masonry walls, and other screening devices approved by the Board of Architectural Review.
2. Masonry walls shall be architecturally treated on both sides.
3. Wall design, materials, and colors shall be compatible with the primary structure on the site.
4. Plant materials shall be incorporated with the fence and wall structures with a height or length of six feet and greater and shall provide full coverage within three years. The plant materials specified shall reach a minimum height and/or spread at maturity of at least six feet.
5. Whenever required screening is located adjacent to parking areas or driveways, the required landscaping shall be protected by concrete curbing at least six inches high and six inches wide.
6. The method of screening shall be architecturally compatible with other site development in terms of colors, materials, and architectural style.
7. Ground-mounted mechanical equipment (e.g., air conditioning, heating, ventilation ducts and exhaust, water heaters), loading docks, service yards, waste and storage areas, and utility services shall be screened from public view from abutting public streets and rights-of-way.
C. Outdoor storage and work yards. Outdoor storage and work areas shall comply with the following provisions. For the purposes of this section, auto work area means the area used for storage of automobiles waiting for service or repair:
1. Outside uses shall have a solid sight-obscuring wall not less than six feet, or more than eight feet, in height.
2. If necessary, the wall shall include sight-obscuring gates.
3. The wall and gate(s) shall be maintained to conform to the screening requirements.
4. Site operations in conjunction with the outdoor uses, including the loading and unloading of materials and equipment, shall be conducted entirely within a walled area.
D. Fences, walls, and gates. Fences, walls, and gates shall comply with the following provisions:
1. Prohibited materials. The following materials are prohibited unless approved by the Zoning Administrator for special security needs or as required by a City, state, or federal law or regulation:
a. Barbed wire, barbed wire or broken glass on fences, or electrified wire fence.
b. Razor or concertina wire.
c. Chain link fencing, unless vinyl coated chain link.
d. Other materials designed to inflict injury.
2. Fences, walls, and gates shall comply with the following standards in addition to those in Section 17.30.020 (Fences, Walls, Hedges, and Screening). When in conflict with Section 17.30.020, these standards shall prevail.
a. Solid fences, walls, and/or gates greater than four feet in height shall not be used to define or separate property boundaries. Masonry walls shall be architecturally treated on both sides.
b. Solid, decorative fences and walls may be used to meet the screening requirements outlined in Subsection B of this section.
c. Combination fences, walls, and gates shall not exceed eight feet in height, and where located within 20 feet of any access drive entering a public or private street used for vehicular access, shall not exceed three feet in height.
(1) An open fence is permitted on top of a solid fence; provided, that the solid fence and open fence do not each exceed four feet in height and the total height does not exceed eight feet.
(2) Open fence shall mean a fence that has at least 50 percent of the vertical surface area of each six-foot section open to the passage of light and air.
d. Fences, walls, and/or gates located within the traffic safety visibility areas shall not exceed three feet in height, unless approved by the Zoning Administrator in consultation with the Public Works Director.
e. The exterior appearance of fences, walls, and gates shall be ornamental.
f. Rolling gates are only permitted to be located across driveways, aisles, or other vehicular use areas if approved by the Zoning Administrator in consultation with the Public Works Director.
g. Swinging gates are not permitted within vehicular use areas.
17.16.080 Lighting Design Requirements
A. Purpose. The requirements of this section are intended to provide for illumination requirements, which are important for the safety and security of the business, pedestrian and motorist. The quality of the lighting needs to be maintained throughout the CA zone and reinforced through the consistent use, height, spacing, color, and type of fixture used within the zone. The principal design objectives of this section are to promote quality lighting design, energy conservation and prevent glare of light spillover onto adjacent properties.
B. Definitions. For purposes of this chapter, the following words and phrases shall have the meanings respectively ascribed to them:
1. Foot-candle. A unit of illumination produced on a surface, all points of which are one foot from a uniform point of one candle.
2. Full shielding. A technique or method of construction which causes all light emitted from an outdoor light fixture to be projected below an imaginary horizontal plane passing through the lowest point on the fixtures from which light is emitted.
3. Glare. Light emitting from a luminaire with intensity great enough to reduce a viewer’s ability to see and, in extreme cases, causing momentary blindness.
4. Light pollution. Artificial light which causes a detrimental effect on the environment, astronomical research or enjoyment of the night sky or causes undesirable glare or unnecessary illumination of adjacent property.
5. Light trespass. The shining of light produced by a luminaire beyond the boundaries of the property on which it is located.
6. Luminaire. A complete lighting unit consisting of a light source and all necessary mechanical, electrical, and decorative parts. The pole, post, or bracket is not considered a part of the luminaire.
7. Shielding. A technique or method of construction which causes light emitted from an outdoor light fixture to be projected below an imaginary horizontal plane passing through the fixtures.
C. Photometric study required. All applications which include new outdoor lighting, or amendments to an existing lighting plan, shall be required to submit a photometric study. The study must include the impacts of the City street lights located in public rights-of-way adjacent to the subject property.
D. Prohibited lights. The following types of lighting are prohibited:
1. Search lights.
2. Blinking lights.
3. Chasing lights.
4. Stroboscopic lights.
5. Intermittent lights (other than motion detector lights).
6. Rotary beacons.
7. Lights with halogen and mercury vapor sources.
8. Exposed string lighting, except that exposed string lighting is permitted subject to the following provisions:
a. Seasonal exposed string lighting shall be permitted without a permit during the period between Thanksgiving and New Year’s Day. Lights are to be removed by January 8th of each year.
b. String lights shall not exceed 200 linear feet prior to installation.
c. String lights shall not include any prohibited light types.
E. Lighting design and installation.
1. Fixture design features.
a. All outdoor light fixtures are subject to the Backlighting, Uplighting and Glare (BUG) limitations of the California Energy Code (CALGreen 5.106.8) prior to the issuance of an electrical permit.
b. All outdoor lighting shall feature “full shielding” designs to control and reduce light spillover and glare beyond the parcel boundaries.
c. Lighting fixtures/lamps shall be the most energy efficient available and shall comply with the standards in Title 24 of the California Code of Regulations (California Building Standards Code). Fixture types that could comply with these standards include, but are not limited to, fluorescent, compact fluorescent, high pressure sodium, low pressure sodium, metal halide, or LED.
2. Fixture orientation.
a. Light fixtures shall be parallel to the final grade and installed so that no direct light will shine beyond the subject property.
b. Exterior light sources shall be controlled and/or shielded downward so not create glare or be directly visible beyond the limits of the parcel.
3. Fixture location.
a. Parking lot and display area lighting.
(1) Parking lot and display area lighting is necessary for traffic and pedestrian safety and protection against theft and vandalism. Parking and display area lighting design shall provide for the safe movement of both vehicles and pedestrians.
b. Building-mounted fixtures.
(1) The proposed fixture type shall be in scale with the building elevation on which it is to be installed.
(2) When installed to illuminate a second-story entry eave, balcony, or outside stairway or door, the installation height shall be no higher than eight feet above the finished floor elevation of the second story.
c. Architectural lighting. The use of architectural lighting to highlight the unique features of a building may be approved by the Board of Architectural Review in accordance with the following standards:
(1) The lighting will illuminate an architectural feature that is unique to the particular project due to the use of materials, colors, or design characteristics which are not commonly found within the CA zone.
(2) The architectural lighting proposal will enhance the design of a project and is not solely used as an attraction-seeking device.
(3) Highlighting fixtures shall be located either on the building or on adjacent ground. These fixtures are to be arranged such that they are not generally visible from the public right-of-way.
(4) Highlighting fixtures shall be located and designed in such a manner that the actual lamp and reflector are shielded or louvered so that it is not seen from a normal public viewing area. It is especially important in areas where there is considerable vehicle and pedestrian traffic and direct glare be avoided.
d. Freestanding light fixture height.
(1) Allowable heights of light fixtures shall be measured from finished grade to the bottom of the light-emitting surface.
(2) Pole mounted fixtures shall not exceed 26 feet in height as measured from the finished grade, adjacent to the base of concrete pedestal (limited to a maximum height of two feet) on which the light pole is located, to bottom of the light emitting surface.
(3) Concrete light fixture pedestals located within the vehicle display area shall not exceed two feet by two feet.
F. Levels of illumination. Outdoor lighting illuminations shall be designed to illuminate at the minimum level necessary for safety and security, and to avoid the harsh contrasts in lighting levels between the project site and adjacent properties. Lighting shall not be of a high intensity so as to cause a traffic hazard, be used as an advertising element, or adversely affect adjacent properties. Illumination standards are as follows:
1. The average level of illuminance for the display areas shall not exceed an average of 50 foot-candles with a maximum level of 65 foot-candles.
2. The average level of illuminance for lighting within service areas shall not exceed an average of five foot-candles with a maximum level of 10 foot-candles.
G. Energy conservation. The regulation of outdoor light fixtures can result in conservation of electrical energy and thus reduce the use of fossil fuel. Light fixtures shall be subject to the following standards:
1. Fixtures shall have good optical control to distribute light in the most effective and efficient manner.
2. Fixtures shall use the minimum amount of light necessary for display and security purposes.
3. Fixtures shall have full cut-off, down-lit fixtures.
4. Energizing light fixtures only when necessary by means of automatic timing devices.
5. Preservation of night skies: Comply with City’s General Plan policies. The sky is an important aspect of our environment, and it is necessary for the City to regulate the use of outdoor light fixtures to minimize light pollution, which has a detrimental effect on the environment, astronomical research, amateur astronomy, enjoyment of the night sky, and causes unnecessary illumination of adjacent properties.
H. Security lighting.
1. Security lighting shall be provided and shall be limited to the following: all on-site pedestrian walkway lighting, a maximum one-third of the parking lot lights, lights over all building entries, and motion detector lights.
2. Motion detector lights.
a. Once activated, motion detector lights shall be limited to an illumination period of not more than five minutes.
b. Motion detector lights shall not be disabled to allow for continuous illumination.
I. Automatic timing devices. Timing devices enhance the flexibility of the design by providing the right amount of light at the right time. Turning lights off in noncritical areas will eliminate nuisance light on adjacent areas at night. Controls can adjust lighting levels based on the level of activity at different times during the evening. The energy savings achieved by incorporating lighting controls can be much more effective in saving energy than the selection of the light source.
1. Parking lot lights shall be equipped with a photocell so they automatically turn on at dusk.
2. All outdoor light fixtures shall be turned off no later than 11:00 p.m. or one-half hour after close of business, whichever is earlier. The exception to this standard shall be for one-third of the parking lot lights, which, for security purposes, shall be reduced to less than half the illumination level used during business hours.
J. Monitoring. The City may decide to restrict lighting to a level less than that specified in the approved photometric plans if it is determined that the lighting levels of individual dealership, in combination with surrounding City-installed lighting, has the potential for creating traffic hazards and/or is not consistent with the intent of the CA zone lighting standards.