HomeMy WebLinkAboutOrdinance 661 adopting Objective Design StandardsORDINANCE NO. 661
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF MORRO BAY, CALIFORNIA
FOR ADOPTION OF OBJECTIVE DESIGN STANDARDS FOR INCLUSION AS
CHAPTER 17.31 OF THE MORRO BAY MUNICIPAL CODE, "RESIDENTIAL AND
MIXED -USE OBJECTIVE DESIGN STANDARDS," AND FURTHER TO BE AN
AMENDMENT TO THE 2022 ZONING CODE WITH A FINDING THAT NO FURTHER
ENVIRONMENTAL REVIEW IS REQUIRED PURSUANT TO STATE CEQA
GUIDELINES SECTION 15162
THE CITY COUNCIL
City of Morro Bay, California
WHEREAS, the City Council of the City of Mono Bay (the "City") conducted a
public hearing on October 10, 2023, conducted in a hybrid format with both an in -person
meeting at the Mono Bay Veterans Memorial Building, 209 Surf Street, Morro Bay, CA
93442 as well as through virtual public participation provided telephonically through
Zoom, for the purpose of considering the approval of "Objective Design Standards" for
various development case types in the City, which resulted from a policy goal in the
adopted Housing Element update 2020-2028; and
WHEREAS, the City Council of the City of Mono Bay (the "City") conducted a
public hearing on November 14, 2023, conducted in a hybrid format with both an in -
person meeting at the Morro Bay Veterans Memorial Building, 209 Surf Street, Mono
Bay, CA 93442 as well as through virtual public participation provided telephonically
through Zoom, for the purpose of considering the approval of "Objective Design
Standards" for various development case types in the City, which resulted from a policy
goal in the adopted Housing Element update 2020-2028; and
WHEREAS, California Government Code Section 65300 requires the City adopt
a comprehensive, long-term general plan for the physical development of the City' and
WHEREAS, Government Code Section 65860 requires that the City's zoning
regulations be consistent with its General Plan and that in the event that zoning
regulations become inconsistent with the General Plan by reason of amendment to the
General Plan, the zoning shall be amended so that it is consistent with the General Plan
as amended; and
WHEREAS, in May 2021 the City adopted a comprehensive update to its General
Plan and Local Coastal Program Coastal Land Use Plan (LCP) known as Plan Morro
Bay; and
WHEREAS, on November 22, 2022 the City Council adopted Ordinance 654,
which repealed and replaced Title 17 of the Mono Bay Municipal Code (MBMC) in its
entirety and adopted the 2022 Zoning Code / Coastal Implementation Plan (IP); and
WHEREAS, amendments to the MBMC, including its zoning regulations, are
necessary to provide consistency with the 2021 General Plan/LCP Update; and
WHEREAS, the City determined that the General Plan /LCP Update, including
the Plan Mono Bay's Zoning Code/ Coastal Implementation Plan (IP) Update was a
project requiring review pursuant to the California Environmental Quality Act (CEQA),
Public Resources Code 21000 et seq., and that an Environmental Impact Report (EIR)
should be prepared to evaluate the potential environmental effects of such updates; and
WHEREAS, on May 26, 2021, the City Council adopted Resolution 20-21,
certifying the EIR for the General Plan Update (State Clearinghouse Number
SCH#2021111026), adopting Findings of Fact and Statement of Overriding
Considerations and a Mitigation Monitoring and Reporting Program; and
WHEREAS, the Planning Commission reviewed the ordinance setting Objective
Design Standards, attached hereto as Exhibit A as a new proposed MBMC Chapter
17.31, in four public hearings, resulting in the presented version of the ordinance at
Exhibit A; and
WHEREAS, in its August 15, 2023 public hearing, Planning Commission voted 4-
1 to forward a favorable recommendation for City Council adoption of the proposed new
Chapter 17.31 of the MBMC, "Residential and Mixed Use Objective Design Standards,"
at Exhibit A hereto; and
WHEREAS, notice of the public hearing was provided at the time and in the
manner required by law.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MORRO BAY,
CALIFORNIA FINDS AND ORDAINS AS FOLLOWS:
SECTION 1. FINDINGS. Based upon all the evidence, the Council makes the
following findings:
(a) California Environmental Quality Act. No further environmental review is
required pursuant to State CEQA Guidelines Section 15162. To this end:
i. The proposed Objective Design Standards to be added as amendment to
the 2022 Zoning Code implements the General Plan/LCP, which was considered
through the General Plan /LCP Update Environmental Impact Report (EIR) (SCH
No. 2021111026). That document provides a programmatic review of the potential
impacts associated with implementation of the overall General Plan/LCP. The EIR
is comprised of a Draft EIR (Draft EIR) and Final EIR (Final EIR). The Final EIR
was released for public review on October 19, 2020 and certified by the City
Council on May 25, 2021.
ii. The proposed Objective Design Standards as a Zoning Code amendment
are consistent with the analysis presented in the EIR and, pursuant to State CEQA
Guidelines Section 15162, no subsequent analysis is required.
iii. Therefore, there are no substantial changes in the project analyzed in the
EIR, there are no substantial changes with respect to the circumstances under
which such project is undertaken, and no new information of substantial
importance, which was not known and could not have been known at the time of
certification of the EIR, and no further environmental review is required.
(b) Municipal Code (Zoning Code Update) Amendment. The proposed municipal
code amendment is consistent with the General Plan goals, policies, and
implementation programs and are necessary in order to provide consistency with
the 2021 General Plan. This action is supported by the findings in Section 2(a)
above, and is further supported by all findings of fact presented at the City Council
hearing, including without limitation those facts stated in the accompanying staff
report and exhibits thereto, and all evidence, determinations and direction of the
City's Planning Commission, all of which evidence is incorporated herein by this
reference.
SECTION 2. FINDINGS. The City Council does hereby adopt the Objective
Design Standards, new Chapter 17.31 of the MBMC, "Residential and Mixed Use
Objective Design Standards," provided as Exhibit A hereto, which includes the Planning
Commission recommended changes and serves as an amendment to the 2022 Zoning
Code for the Plan Morro Bay Update.
SECTION 3. SEVERABILITY. If any section, subsection, sentence, clause,
phrase, or portion of this ordinance is, for any reason, held to be invalid or unconstitutional
by the decision of any court of competent jurisdiction, such decision shall not affect the
validity of the remaining portions of this ordinance. The City Council hereby declares that
it would have adopted this ordinance and each section, subsection, sentence, clause,
phrase, or portion thereof, irrespective of the fact that any one or more sections,
subsections, sentences, clauses, phrases, or portions thereof may be declared invalid or
unconstitutional.
SECTION 4. EFFECTIVE DATE. This ordinance shall be in full force and effect
thirty (30) days after its passage and adoption.
SECTION 5. CERTIFICATION. The City Clerk shall certify as to the passage and
adoption of this ordinance, and the City Clerkshall cause the same to be posted and
codified in the manner required by law.
INTRODUCED at a regular meeting of the City Council held on the 14t^ day of
November 2023, by motion of Council Member Ford and seconded by Council Member
Edwards.
PASSED AND ADOPTED on the 13th day of December 2023 on the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
RECUSE:
Wixom, Barton, Edwards, Ford, Landrum
None
None
None
None
CARLA WIXOM, Mayor
ATTEST
DANA SW ON, City Clerk
APPROVED AS TO FORM:
Chr j,-5 N2vwjvyd, LLL,(,
CHRIS F. NEUMEYER, ity Att
STATE OF CALIFORNIA
COUNTY OF SAN LUIS OBISPO
CITY OF MORRO BAY
I, Dana Swanson, CITY CLERK OF THE CITY OF MORRO BAY, DO HEREBY
CERTIFY that the foregoing Ordinance No. 661 was duly adopted by the City Council of
the City of Morro Bay at a continued regular meeting of said Council on the 13th day of
December 2023, and that it was so adopted by the following vote:
AYES:
Wixom, Barton, Edwards, Ford, Landrum
NOES:
None
ABSENT:
None
ABSTAIN:
None
RECUSE:
None
IN WITNESS WHEREOF I have hereunto set my hand and affixed the official
seal of the City of Morro Bay, California, this Z�'�day ofZi ZQ2a_.
AcZ,—
DANAISWANSON, City Clerk
CITY OF MORRO BAY
OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
Chapter 17.31: Residential and Mixed Use Objective Design Standards
17.31.010
Introduction
17.31.020
Site Design Standards
17.31.030
Building Design Standards
17.31.040
Additional Mixed Use Standards
17.31.050
Parking Structures
17.31.060
Utilitarian Elements
17.31.010 Introduction
A. Purpose. The purpose of these design standards is to provide the public, building and design
professionals, and decision -makers with objective, clear, and measurable criteria for eligible
residential and mixed use development in Morro Bay.
1. State housing laws have established eligibility for various types of residential and mixed
use development, which must be evaluated on the basis of objective standards adopted
by the city.
2. The intent of such State legislation is to facilitate and expedite the construction of
housing, contribute to the Regional Housing Needs Allocation, and address the local
shortage of housing. The State finds that lack of homes has resulted in the following
across California:
a. Workers, public safety employees, healthcare providers, educators moving to
lower -cost homes farther away from the communities they serve;
b. Employers facing increasing difficulty in securing and retaining a workforce;
C. Increased pressure to develop farmlands, open space, and rural areas into lower -
cost homes, with longer commute times, greenhouse gas emissions, and higher
exposure to fire hazard;
d. Increased poverty and homelessness;
e. Lower income residents moving into crowded and unsafe homes; and
f. Families and individuals moving out of their communities and ultimately out of
the State of California.
3. The intent of this Chapter is to provide clear design direction and an expedited planning
process for these eligible residential projects. Unless otherwise indicated herein, all
references to State statutes refer to the California Government Code.
B. Eligible Projects. The provisions of this chapter apply to projects made eligible by, but not limited
to, the following State housing laws:
1. Senate Bill 35 Projects (California Government Code §65913.4). SB 35 establishes
eligible residential development in cities where the number of residential units built is
less than the Regional Housing Needs Allocation for the reporting period. Eligible
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OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
projects are subject to a ministerial, streamlined approval process, consistent with
objective standards, if the following conditions are met.
a. The proposed project contains two or more residential units, and at least two-
thirds of the square footage of the development is designated for residential use;
b. The proposed project is located on a site that satisfies the following:
i. The site is a legal parcel or parcels located in city boundaries;
ii. 75 percent of the perimeter of the site adjoins parcels that are developed
with urban uses (parcels that are only separated by a street or highway
shall be considered to be adjoined); and
iii. The site is zoned for residential use or residential mixed use
development;
C. The proposed site is not located any of the following:
i. A coastal zone (defined in Division 20 and commencing with Section
30000 of the Public Resources Code);
ii. Prime farmland or farmland of statewide importance (as defined by the
United States Department of Agriculture);
iii. Wetlands (as defined in the United States Fish and Wildlife Service
Manual);
iv. Very high fire hazard severity zone (as defined by the Department of
Forestry and Fire Protection pursuant to Section 51178 of the California
Government Code);
V. Hazardous waste sites (defined by the Department of Toxic Substances
Control and pursuant to Section 65962.5);
vi. Delineated earthquake fault zone (defined by the State Geologist);
vii. Floodplains (defined by the Federal Emergency Management Agency);
Viii. Floodways (defined by the Federal Emergency Management Agency);
ix. Lands identified for conservation in an adopted natural community
conservation plan (pursuant to the Natural Community Conservation
Planning Act);
X. Habitat for protection species identified as candidate, sensitive, or
species of special status by state or federal agencies, fully protect species,
or species protected by the federal Endangered Species Act of 1973;
xi. Lands under conservation easement;
d. The proposed project is required to record land use deed restrictions for any units
that are subsidized;
e. The proposed project would not require the demolition of housing and is not
located on a site that is governed under the Mobilehome Residency Law.
2. Senate Bill 330 Projects (California Government Code §65589.5 and §65920). SB 330
establishes eligible affordable residential development in cities where the number of
residential units built is less than the Regional Housing Needs Allocation for the
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OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
reporting period. Eligible residential development is subject to a preliminary application
process pursuant to Sections 65589.5 and 65920, and must be consistent with objective
standards.
3. Assembly Bill 2011 Projects (California Government Code §65400, §65585, and
§65912). AB 2011 establishes eligible 100 percent affordable residential and mixed use
development along commercial corridors (where office, retail, or parking is the principal
use), subject to specific affordability, labor, and environmental criteria. AB 2011
projects are subject to a ministerial, streamlined approval process, if the following
conditions are met.
a. The proposed project meets the following affordability criteria:
i. 100 percent of the units within the development project, excluding
managers' units, shall be dedicated to lower income households at an
affordable cost, as defined by Section 50052.5 of the Health and Safety
Code; and
ii. The units shall be subject to a recorded deed restriction for a period of
55 years for rental units and 45 years for owner -occupied units;
b. The proposed site satisfies the following:
i. The proposed project is located in a zoning district where office, retail, or
parking are a principally permitted use;
ii. The proposed project is located on a legal parcel or parcels located in city
boundaries; and
iii. The proposed project is located on a site where 75 percent of the
perimeter adjoins parcels that are developed with urban uses (parcels
that are only separated by a street or highway shall be considered to be
adjoined);
C. The proposed site is not located in any of the following:
i. Prime farmland or farmland of statewide importance (as defined by the
United States Department of Agriculture);
ii. Wetlands (as defined in the United States Fish and Wildlife Service
Manual);
iii. Very high fire hazard severity zone (as defined by the Department of
Forestry and Fire Protection pursuant to Section 51178 of the California
Government Code);
iv. Hazardous waste sites (defined by the Department of Toxic Substances
Control and pursuant to Section 65962.5);
V. Delineated earthquake fault zone (defined by the State Geologist);
vi. Floodplains (defined by the Federal Emergency Management Agency);
vii. Floodways (defined by the Federal Emergency Management Agency);
viii. Lands identified for conservation in an adopted natural community
conservation plan (pursuant to the Natural Community Conservation
Planning Act);
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OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
ix. Habitat for protection species identified as candidate, sensitive, or
species of special status by state or federal agencies, fully protect species,
or species protected by the federal Endangered Species Act of 1973;
X. Lands under conservation easement; or
xi. A site where more than one-third of the square footage on the site is
dedicated to industrial use;
d. The proposed project would not require the demolition of housing and is not
located on a site that is governed under the Mobilehome Residency Law; and
e. If vacant, the proposed site does not contain tribal cultural resources (as defined
by Section 21074 of the Public Resources Code) found pursuant to a consultation.
4. Assembly Bill 2162 Projects (California Government Code §65583 and §65650). AB
2162 establishes eligible supportive housing by -right in zones where multi -unit and
mixed use development is permitted. Eligible projects are subject to a ministerial,
streamlined approval process, consistent with objective standards, if the following
conditions are met.
a. Units within the proposed development are subject to a recorded affordability
deed restriction for 55 years;
b. 100 percent of the units within the development project, excluding managers'
units, shall be dedicated to lower income households at an affordable cost, as
defined by Section 50052.5 of the Health and Safety Code; and
C. At least 25 percent of the total units, or 12 units, whichever is greater, are
restricted to residents in supportive housing who meet target criteria.
5. Senate Bill 6 Projects (California Government Code §65913.4 and §65852.24). SB 6
establishes eligible residential development along commercial corridors (where office,
retail, or parking is the principal use), subject to specific labor and environmental
criteria, in cities where the number of residential units built is less than the Regional
Housing Needs Allocation for the reporting period. Eligible projects are subject to a
ministerial, streamlined approval process, consistent with objective standards, if the
following conditions are met.
a. The proposed project contains two or more residential units, and at least two-
thirds of the square footage of the development is designated for residential use;
b. The proposed project is located on a site that satisfies the following:
i. The site is a legal parcel or parcels located in city boundaries;
ii. 75 percent of the perimeter of the site adjoins parcels that are developed
with urban uses (parcels that are only separated by a street or highway
shall be considered to be adjoined); and
iii. The site is zoned for residential use, residential mixed use development,
office commercial use, or retail commercial use;
C. The proposed site is not located any of the following:
i. A coastal zone (defined in Division 20 and commencing with Section
30000 of the Public Resources Code);
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OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
ii. Prime farmland or farmland of statewide importance (as defined by the
United States Department of Agriculture);
iii. Wetlands (as defined in the United States Fish and Wildlife Service
Manual);
iv. Very high fire hazard severity zone (as defined by the Department of
Forestry and Fire Protection pursuant to Section 51178 of the California
Government Code);
V. Hazardous waste sites (defined by the Department of Toxic Substances
Control and pursuant to Section 65962.5);
vi. Delineated earthquake fault zone (defined by the State Geologist);
vii. Floodplains (defined by the Federal Emergency Management Agency);
viii. Floodways (defined by the Federal Emergency Management Agency);
ix. Lands identified for conservation in an adopted natural community
conservation plan (pursuant to the Natural Community Conservation
Planning Act);
X. Habitat for protection species identified as candidate, sensitive, or
species of special status by state or federal agencies, fully protect species,
or species protected by the federal Endangered Species Act of 1973; or
xi. Lands under conservation easement;
d. The proposed project is required to record land use deed restrictions for any units
that are subsidized.
6. All other residential or mixed use projects made eligible by State law and which are
required to meet objective standards.
C. Compliance with Other Standards. In addition to meeting objective standards in this chapter,
eligible residential projects shall comply with other objective standards as established in the
Morro Bay Municipal Code, other adopted City plans, and the California Building Code (CBC).
D. Conflicting Standards. If there is any conflict between the objective design standards of this
Chapter and other City requirements, the less restrictive objective design standard applicable to
the project shall apply. If there is any conflict between City requirements stated in this chapter
and State law, the State law requirement shall apply.
E. Exceptions, Waivers, or Modifications. The City's non -streamlined, discretionary review process
shall be required for any project that seeks exceptions, waivers, variances or other modifications
to the objective standards of this Chapter.
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OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
17.31.020 Site Design Standards
A. Purpose. Site planning refers to the arrangement of - and relationships between - buildings,
parking areas, common and private open space, landscaping, and pedestrian connections. The
site planning topics in this section include site layout and building placement, vehicular surface
parking and access, pedestrian circulation and access, landscaping, and common and private open
space.
B. Building Placement and Orientation. Building placement and orientation shall comply with the
provisions of Chapter 17.07, Residential Districts, or Chapter 17.08, Commercial and Mixed Use
Districts. In addition, if buildings on the same block establish a contiguous street wall along at
least 50 percent of the primary street frontage, new buildings shall be located to maintain the
contiguous street wall.
C. Vehicular Parking and Access. Off-street vehicular parking and access shall comply with the
provisions of Chapter 17.27, Parking and Loading. For properties in Commercial and Mixed Use
Districts, projects shall also comply with Section 17.08.040, Supplemental Regulations. In
addition, projects shall comply with the following:
1. PrimoryAccess. Side street or alley access shall serve as the primary vehicular access to
off-street parking areas, if available. If not available, the primary street shall serve
vehicular access. See Section 17.27.100, Driveways and Drive Approaches, for detailed
standards related to driveway location, site layout, limits to driveway width and design.
2. Number of Access Points.
a. For interior lots with less than 100 linear feet of street frontage, a maximum of
one vehicle access point from the street is permitted. For interior lots with 100
linear feet or more of street frontage, a maximum of two vehicular access points
from the street is permitted.
b. For corner lots, one vehicular access point is permitted where both street
frontages are less than 100 linear feet. Two vehicular access points are permitted
for lots where at least one street frontage is 100 linear feet or more.
C. The above standards assume that an access point can be a two-way connection
(both ingress and egress) or a one-way connection (either ingress or egress).
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CITY of MORRo BAY
OBJEcnVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
FIGURE 17.31.020(C)(2): VEHICULAR ACCESS POINTS
Greater than 100 ft.
street frontage
INTERIOR LOTS
CORNER LOTS
Greater than 1uu it. street ,
frontage (at least one side)
'E 3'
Less than 100 ft.
street frontage
Less than 100 ft.
street frontage
3. Parking Location. Parking areas shall not be located within any front or street side
setback, or between any residential/mixed use structure and the primary street.
a. Parking Area Gates. Parking areas with gates to control access are allowed. Gates
shall be located a minimum of 20 feet from the back of sidewalk, or edge of
pavement where there is no sidewalk.
4. Loading and Service Areas. The provision, layout and design of loading and service
areas shall comply with Section 17.27.090, Loading, as well as the following standards:
a. All required loading and service areas shall be located adjacent to a facade other
than the primary building frontage.
b. Loading and service areas shall not be located adjacent to residential dwelling
units or common open space areas. Loading areas shall be screened from public
view by building walls and/or uniformly solid fencing or walls, not less than six
feet in height, or evergreen trees at least 10 feet in height.
5. Avoid Vehicle Light Intrusion into Ground -Floor Units. Vehicle parking areas shall be
located, oriented, and/or screened to prevent visual intrusion of vehicle lights into
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CITY OF MORRO BAY
OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
interior residential spaces, including residential units on neighboring properties. Where
parking areas are located within 15 feet of a residential unit, they shall be located within
a garage, carport, or parking structure, or screened by a solid wall, fence, or landscaping
a minimum of six feet in height.
D. Pedestrian Circulation and Access. On -site pedestrian circulation and access shall be provided
according to the following standards.
1. Internal Connections. A system of pedestrian walkways shall connect all buildings on a
site to each other, to on -site automobile and bicycle parking areas, and to any on -site
open space areas or pedestrian amenities.
2. To Circulation Network. Regular connections between on -site walkways and the public
sidewalk shall be provided. An on -site walkway shall connect the primary building entry
or entries to a public sidewalk on each street frontage. Such walkway shall be the
shortest practical distance between the main entry and sidewalk, generally no more
than 125 percent of the straight line distance.
3. To Neighbors. Direct and convenient access shall be provided from commercial and
mixed -use projects to adjoining residential and commercial areas to the maximum
extent feasible while still providing for safety and security.
4. To Transit. Safe and convenient pedestrian connections shall be provided from transit
stops to building entrances.
5. Pedestrian Walkway Design.
a. Walkways shall be a minimum of five feet wide, shall be hard -surfaced, and paved
with concrete, stone, tile, brick, or comparable material.
b. Where a required walkway crosses parking areas or loading areas, it must be
clearly identifiable through the use of a raised crosswalk, a different paving
material, or similar method.
C. Where a required walkway is parallel and adjacent to an auto travel lane, it must
be raised or separated from the auto travel lane by a raised curb at least four
inches high, bollards, or other physical barrier.
6. Pedestrian Design in Parking Areas. See Section 17.27.110, Parking Area Design and
Development Standards, for requirements involving pedestrian access to vehicle
parking areas.
E. Common and Private Open Space. Common and private open spaces shall be provided according
to the base zoning district regulations in Chapter 17.07, Residential Districts, or Chapter 17.08,
Commercial and Mixed Use Districts. Section 17.23.100, Open Space, contains objective standards
regarding minimum dimensions, usability, and accessibility for both private and common open
space. In addition, the following standards apply:
1. Common Open Space. Common open space shall be provided according to Section
17.23.100, Open Space, and shall comply with the following:
a. Amenity Types. Where required by the base zoning district, projects shall provide
at least one common open space through the following amenities: play areas,
common courtyards, patios, gathering spaces, multi -use paths and trails,
athletic/recreational facilities, dog runs and enclosures; pools and spas, rooftop
decks, and community gardens. An applicant may provide common open space
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OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
through an amenity not on this list if it is readily accessible by all residents for
recreation and social purposes.
b. Location. Common open space shall be located to fulfill at least one of the
following:
i. Avoid Building Shadow. The common open space shall not be located
within the winter shadow line of the north -facing side of any building.
ii. Proximity to Multiple Homes. The common open space(s) is within 250
feet of the pedestrian entrances to at least 20 percent of the residential
homes.
iii. Rooftop. The common open space is located on a building rooftop and is
a minimum of 15 feet away from any property line.
C. Visibility. Common open space shall be located and arranged to allow visibility
into the space from pedestrian walkways within the development. Fencing or
barriers shall be designed with opaque, nontransparent materials for a maximum
of 80 percent of the surface area, to allow some visual transparency between the
common open space and pedestrian walkways.
2. Private Open Space. Private open space shall be provided according to Section
17.23.100, Open Space, and shall be screened with one of the following options:
a. Screening with Structural Elements. A private open space screened by a fence or
wall shall comply with Section 17.23.060, Fences and Freestanding Walls.
b. Screening with Landscaping and Structural Elements. A private open space
screened by landscaping shall provide a landscape buffer or dense evergreen
shrubs/vines of minimum 5 feet width and minimum 4 feet height. If a ground -
level private open space is visible from a public right-of-way or common open
space, a landscape buffer is required.
F. Landscaping. Landscaping shall be utilized for all outdoor areas that are not specifically used for
parking, driveways, walkways, or open space. Refer to Chapter 17.25, Landscaping, for regulations
applicable to all new development. In addition, projects within the Coastal Resource Protection
(CRP) Overlay District shall comply with relevant regulations in Chapter 17.14, Coastal Resource
Protection Overlay District. For landscaping requirements in vehicular parking areas, refer to
Section 17.27.110, Parking Area Design and Development Standards. In addition, the following
standards apply:
1. Number of Plants. A minimum of one 15-gallon tree or equivalent box size and 10 five -
gallon shrubs shall be planted for every 1,000 square feet of required landscape area.
2. Plant Selection. Projects shall comply with water efficient planting standards of Section
17.25.050, General Requirements. Plants shall be selected from plants that are native
to California, or plants included on the City's Street Tree List. Artificial or synthetic
plants, except for turf, are prohibited. In addition, tree and plant species that attract
and provide habitat for local fauna (e.g., birds and pollinators such as bees and
butterflies) are encouraged.
3. Privacy. Landscaping shall be provided as a buffer between adjacent individual units.
Landscaping shall obscure direct sight lines, and may be used in combination with walls,
fencing, and/or trellises to screen views. Plant selection and landscape screening
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OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
container size shall be selected to achieve at least 50 percent of this height within three
years of installation.
4. Pedestrian Waikways. Pedestrian walkways shall be adjacent to landscaping, on at
least one side and may include a mix of turf, groundcover, or shrubs. Trees provided
within 20 feet of pedestrian walkways shall be placed a maximum of 30 feet apart on
center, in order to provide some shade.
FIGURE 17.31.020(F)(4): PEDESTRIAN WALKWAYS
4:
Pedestrian walkways
adjacent to landscaping
on at least one side
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OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
17.31.030 Building Design Standards
A. Building Form, Massing, and Fagade Articulation. Building form, massing and facade articulation
facilitate the distinction of individual units, or groups of units, through varied heights, projections,
setbacks, and recesses. Materials and colors emphasize changes and hierarchy in building form.
1. Building Form and Vertical Hierarchy. Buildings shall be designed to differentiate
between a defined base; a middle or body; and a top, cornice, or parapet cap. Buildings
two stories or less shall include a defined base and a top, cornice, or parapet cap. This
effect shall be achieved through incorporating at least two of the following design
elements for all buildings:
Mi[
a. Color, texture, or material changes.
b. Variations, projections, or reveals in the wall plane.
C. Variations in fenestration size or pattern.
d. Decorative architectural details such as cornices and columns.
FIGURE 17.31.030(B)(1): BUILDING FORM AND VERTICAL HIERARCHY
Decorative architectural
details, such as cornices Variations, projections, or
and columns _.,__,- ,_ «_ It _,___
material changes
2. Four-sided Architecture. Buildings shall be designed and articulated with common
details, articulation, materials, and elements on all sides.
3. Massing.
a. Upper Floor Area Reduction.
Main Street and Morro Bay Boulevard. The floor area for upper floors
shall be reduced through one of the following options:
(1) The second floor shall have a maximum floor area that is 90
percent of the ground floor area, and the third and higher floors
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CITY OF MORRO BAY
OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
shall have a maximum floor area that is 80 percent of the ground
floor area.
(2) The second and higher floors shall provide that 50 percent of
every elevation is set back a minimum of 3 feet in addition to the
required setback area.
ii. All Other Locations.
(1) The second floor shall have a maximum floor area that is 90
percent of the ground floor area.
(2) The third floor shall have a maximum floor area that is 80 percent
of the ground floor area.
(3) Floors above the third floor shall have a maximum floor area that
is 70 percent of the ground floor area.
b. Upper Floor Cantilever. Upper floor uncovered decks a minimum of 6 feet by 8
feet in dimension shall be allowed to cantilever and protrude into front or street
side setbacks or public -right-of-way, provided that there is a minimum of 12 feet
of vertical clearance and that the cantilever does not encroach more than 2 feet
into the setback or public right-of-way. Right-of-way encroachment shall obtain
an Encroachment Permit in accordance with Title 12 of the Morro Bay Municipal
Code.
4. FaVade Articulation. All street -facing facades shall have at least one horizontal or
vertical projection or recess at least two feet in depth for every 25 horizontal feet of
wall. If located on a building with two or more stories, the articulated elements must
be greater than one story in height, and may be grouped rather than evenly spaced in
25-foot modules. Building entrances and front porches and projections into required
yards such as stoops, bays, overhangs, fireplaces, and trellises may count towards
meeting this requirement.
5. Roofs.
a. Roof Line Variation. Roof lines shall not extend more than a length of 40 feet
without at least one prominent change as described below:
i. Provide variation in roof form, such as hip, gable, shed, and flat with
parapet.
ii. Provide variation of roof height of at least 18 inches (as measured from
the highest point of each roof line).
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CITY OF MORRO BAY
OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
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40 ft. maximum 40 ft. maximum 40 ft. max.;
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b. Flat Roofs and Parapets. Parapets shall be provided around the perimeter of a flat
roof and shall be a minimum of six inches taller than all rooftop equipment.
i. Interior side of parapet walls shall not be visible from a common open
space or public right-of-way.
ii. Parapets shall be capped with "precast" treatment, continuous banding,
or projecting cornices, dentils, or similar edge treatment. Visible
unfinished metal flashing is prohibited.
6. Comer Architectural Features. Buildings located on the corner of two streets, and
greater than one story, shall include one or more of the following features on both of
the intersecting facades, located within 25 feet of the corner of the building:
a. An entry to ground -floor use or a primary building entrance.
b. A different material application, color, or fenestration pattern of windows and
doors from the rest of the fagade.
C. The area encompassed within 25 feet of the corner of the building shall have a
change in height of at least 2 feet.
B. Building and Unit Entrances. Entrance orientation and design shall comply with the provisions of
Section 17.07.040, Supplemental Regulations (Residential Districts), or Section 17.08.040,
Supplemental Regulations (Commercial and Mixed Use Districts). The following additional
standards also apply:
1. Primary Residential Building Entrances.
Street -Facing Entry. Residential buildings located adjacent to the primary street
shall have a ground -level common entry facing the primary street unless units are
accessed by individual entries.
b. Building Entry Architectural Treatments. Common building entries shall be
differentiated from the main fagade through at least two of the following:
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CITY OF MORRO BAY
OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
i. Roof above the entry incorporating a change in roof line of at least 18
inches in height.
ii. Entry incorporating a variation of wall plane (recessed or projected) a
minimum of 2 feet from the adjacent wall planes.
iii. Entry incorporating architectural treatments that vary from those on the
general facade (e.g., window and/ordoortrim with substantial depth and
detail, decorative siding, decorative fascia, porches, stoops).
C. Porch Requirements. A porch serving more than one unit shall be a minimum of 6
feet by 8 feet in dimension.
d. Enhanced Paving for Building Entrances. Primary building entryways shall provide
decorative and accent paving that contrast in color and texture from any adjacent
pedestrian walkway surfaces. Allowed materials include stamped concrete,
stained concrete painted concrete, concrete pavers, brick, stone, flagstone, and
tile. Decomposed granite, pea gravel, and other types of crushed rock are
prohibited.
FIGURE 17.31.030(B)(1)(B): PRIMARY BUILDING ENTRY ARCHITECTURAL TREATMENTS
Wall plane variation
Architectural treatments
such as porches or stoops
2. Individual Unit Entrances.
a. Upper -Floor Unit Entry. Exterior entries to individual units on upper floors are
permitted; however, in order to avoid a "motel -style" appearance, no exterior
access corridor located above the ground floor may provide access to five or more
upper -floor units.
b. Non Street -Adjacent Buildings. Buildings not located adjacent to a street shall
have unit front entryways oriented to face common open space areas such as
landscaped courtyards, plazas, or paseos.
C. Porch Requirements. A porch serving an individual unit shall be a minimum of 5
feet by 8 feet in dimension.
d. Stoop Requirements. A stoop serving an individual unit shall be a minimum of 4
feet by 4 feet in dimension. The stoop adjacent to the door shall be a maximum
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CITY OF MORRO BAY
OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
of 5 feet in height above the adjacent walkway, and stairs or ramps from the
stoop lead directly to the public right-of-way, or a parallel to the public right-of-
way.
C. Windows.
1. Privacy. Where a residential building is located within 10 feet of a neighboring property
line, windows facing neighboring buildings shall be offset a minimum of 5 feet from
closest edge to edge. Where this offset cannot be provided, the window design on the
building facades facing each other shall avoid unfiltered/direct views into interiors and
shall be designed with one or more of the following:
a. Utilize non -transparent or obscured glazing, such as frosted/patterned glass,
glass block, or non -operable opaque windows. Reflective glazing is not permitted.
b. Provide permanent architectural screens or affixed louvers at windows.
C. Utilize clerestory windows with the bottom edge of the window a minimum
height of 6 feet from the ground.
2. Window Treatment All windows shall either be recessed at least 2 inches from the
plane of the surrounding exterior wall or shall have trim at least 1/2 inch in depth and
2 inches in width.
a. Windows Facing a Public Street. Windows facing a public street shall feature
enhanced window treatments, such as decorative architectural brackets, trim,
shutters, awnings, and/or trellises.
b. Window Shutters. Functional and decorative shutters shall be one -half -width of
the associated window glazing (for paired shutters), or matching window width
for a single shutter.
D. Materials and Colors. Exterior building materials and colors shall comply with the provisions of
Section 17.07.040, Supplemental Regulations (Residential Districts), or Section 17.08.040,
Supplemental Regulations (Commercial and Mixed Use Districts).
1. Wall Material. The primary exterior siding material for buildings shall be stone, brick,
stucco, concrete block, painted wood clapboard, fiber cement clapboard, or painted
metal clapboard.
2. Window Material. Window materials, color, and style shall be consistent on all
elevations, unless used at an entry way or as an accent feature.
3. Materiai Transition. Changes in material shall occur at inside corners of intersecting
walls or at architectural features that break up the wall plane, such as columns.
4. Awnings. Glossy finish vinyl awning material is not allowed.
17.31.040 Additional Mixed Use Standards
A. Fa5ade Articulation. Building facades visible from the primary street shall not extend more than
50 feet in length without at least one of the following: a 5-foot variation in depth in the wall plane,
architectural element, or other prominent feature that provides visual interest. Building
entrances, front porches, upper -story setbacks, and projections such as stoops, bays, overhangs,
fireplaces, upper -story decks and trellises count towards this requirement.
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CITY OF MORRO BAY
OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
B. Ground Floor Height. In order to retain the small-scale building character of Morro Bay, the
ground floor height of commercial portions of mixed use projects shall be a maximum of 12 feet,
measured floor to floor.
C. Ground Floor Transparency. Exterior walls of buildings or portions of buildings containing non-
residential uses facing and within 20 feet of a front or street side lot line shall include windows,
doors, or other openings for at least 50 percent of the building wall area located between 2.5 and
seven feet above the level of the sidewalk. Such walls may run in a continuous plane for no more
than 30 feet without an opening.
D. Street -Facing Setbacks. Where a front setback or street -facing side setback is provided for a
mixed use building, it shall be designed for pedestrian orientation with hard surface and
amenities. The setback area on each lot shall contain at least two amenities per 50 linear feet such
as benches, drinking fountains, shade structure, or other design element (e.g. art or sculpture,
planters, and kiosks).
E. Entrances.
1. Residential Street -Adjacent Entry. Mixed use buildings located adjacent to the primary
street shall incorporate at least one residential building entrance that directly fronts the
public sidewalk or right-of-way and complies with the requirements of Subsection
17.31.030(B)(1).
2. Commercial Storefronts. Commercial entrances adjacent to the sidewalk shall be
recessed from the facade by a minimum of 2 feet from the rest of the building, creating
an alcove.
17.31.050 Parking Structures.
A. Wall Plane Variation. Fagades visible from the primary street shall not extend more than 50 feet
in length without at least one of the following: a 3-foot variation in depth in the wall plane,
architectural element, or other prominent feature that provides visual interest.
B. Materials and Colors. The parking structure shall utilize the same colors and materials as the
primary buildings.
C. Articulation. The exterior of the parking structure shall apply at least one of the following as
articulation:
1. Applied materials such as brick, stone, and/or siding which extend at least two inches
from the face of the structure to the face of the applied materials. Painted concrete,
smooth concrete, or stucco walls shall not be considered sufficient articulation.
2. Decorative architectural features such as cut metal screens, awnings, trellises, louvers,
and/or decorative security grills shall be used on openings facing a public street or open
space.
D. Landscaping. Vertical plantings shall be located between openings, entrances, and architectural
accent features. At least one tree shall screen the building fagade per 50 feet. Trees shall be
selected from California native plants or from the City's Street Tree list. Trees shall be selected to
grow to 40 feet in height at maturity, and shall grow to at least 15 feet in height within two years
from time of installation.
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CITY OF MORRO BAY
OBJECTIVE DESIGN STANDARDS
NOVEMBER 2023 CITY COUNCIL ADOPTION DRAFT
17.31.060 Utilitarian Elements
A. Bicycle Parking. Bicycle parking shall comply with the provisions of Section 17.27.080, Bicycle
Parking. Additionally, long-term bicycle parking areas shall be required to provide one 110 voltage
wall outlet per every 10 long-term bicycle parking spaces for residents with electric bicycles.
B. Refuse Storage and Collection Areas. Trash, recycling, and green waste container enclosures are
required for residential and mixed use developments. They shall be located within a service
section of the primary building, incorporated into the exterior building design, or located within
a detached and locked enclosure designed and placed as follows:
1. Location. The enclosure shall be located to the rear or side of the building and located
outside of view from a public right-of-way.
2. Screening. The enclosure shall include a solid wall a minimum of 6 feet in height and a
roof structure that fully shields the top of the container, and be located on the site in
an area where the screening height required is allowed.
3. Materials. The enclosure shall use materials that are consistent with exterior colors and
materials of the primary building.
C. Fences and Walls. Fences and walls shall comply with the provisions of Section 17.23.060, Fences
and Freestanding Walls. In addition, where fences and walls of different materials or finishes
intersect, a column or pilaster shall be provided.
D. Lighting. Lighting shall comply with the provisions of Section 17.23.080, Lighting and Illumination.
Projects within the Coastal Resource Protection (CRP) Overlay Zone District shall comply with
additional provisions of Section 17.14.090, Visual Resource Protection. Lighting in parking areas
shall also comply with Section 17.27.110, Parking Area Design and Development Standards.
E. Screening of Mechanical Equipment. Equipment and utilities shall comply with the provisions of
Section 17.23.130, Screening.
F. Vents and Exhaust. All wall -mounted elements shall be located at interior corners of building
walls or behind building or screening elements that conceal them from public view. All flashing,
sheet metal vents, exhaust fans/ventilators, and pipe stacks shall be painted to match the
adjacent roof or wall material and/or color.
Page 17