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Marina Blvd. "S" Overlay District 4 August 26, 1997 C. Other uses that are compatible with the regional retail or new auto sales orientation of the area. 2. All new and existing uses that include new buildings or substantial remodeling of existing buildings must comply with the following requirements: A. New buildings or substantial remodels on Marina Boulevard must complement the architectural themes established by Marina Square and the Auto Mall. B. New buildings or substantial remodels on Marina Boulevard must provide architectural articulation for the streetscape. C. New buildings or substantial remodels must provide coordinated traffic and circulation patterns to ensure ease of maneuverability for an effective retail node. Description of Neighborhood Residential Area: The Neighborhood Residential area is identified as Marina Boulevard and surrounding streets between San Leandro Boulevard and Washington Avenue. The Neighborhood Residential area can be characterized as an older established neighborhood, with retail outlets serving a neighborhood clientele, with facilities that may not represent the most current standards. The area includes a mix of single-family and multi -family residential uses, commercial, and industrial uses. Uses in this area should recognize the mixed -use character of the area. Ideal businesses should include neighborhood -serving smaller scale shops with a pedestrian orientation. Existing and new businesses could utilize the City's design assistance and, when eligible, the awning, sign and paint programs. Neighborhood Residential Area - Review Criteria: The following criteria will be used to guide the City Council, Planning Commission and Board of Zoning Adjustments in development proposals under their review. Projects that do not require discretionary review and do not meet the following criteria may be referred by the Zoning Enforcement Official to the Board of Zoning Adjustment for a conditional use permit. These criteria are in addition to the existing base zoning for the property and shall not be considered a replacement of the base zoning requirements for permitted and conditionally permitted uses. 1. New uses in the Neighborhood Residential area shall fall into one of the following categories: A. Single-family, multi -family, and mixed -use residential uses that are compatible to the adjacent properties. B. Retail uses compatible to the neighborhood retail needs of the community.