City Council Agenda
City of Campbell, 70 N. First St., Campbell, California
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SPECIAL MEETING OF THE CAMPBELL CITY COUNCIL
Tuesday, February 21, 2023 – 5:00 p.m.
City Hall Council Chamber – 70 N. First Street
CALL TO ORDER
ROLL CALL
PUBLIC COMMENT
UNFINISHED BUSINESS
1. Update on the Administrative Draft of the Multi -Family Development and Design Standards, Associated Updates to the Campbell Municipal Code, and Refinements to the Draft General Plan (Fil e No(S).: PLN -2021-12 and PLN-2022-90).
Recommended Action: Receive the report an d provide feedback and direction to staff on the Administrative Draft of the Multi -Family Development and Design Standards, associated updates to the Campbell Municipal Cod e, and refinements to the Draft General Plan.
ADJOURN
IMPORTANT NOTICE: Materials related to an item on this agenda submitted to the City Council after distribution of the agenda packet are available for public inspection with the agenda packet in the lobby of City Clerk’s Office, 70 N. First Street, Campbell, CA 95008, during normal bu siness hours. These materials will also be available on the City website at https://www.ci.campbell.ca.us/agendacenter with the agenda packet following the last item of the agenda, subject to staff’s ability to post the documents prior to the meeting. All documents not posted prior to the meeting will be posted the next business day.
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City
Council
Report
TITLE: Update on the Administrative Draft of the Multi -Family Development and Design Standards, Associated Updates to the Campbell Municipal Code, and Refineme nts to the Draft General Plan (File No(S).: PLN-2021-12 and PLN-2022-90).
RECOMMENDED ACTION
Receive the report and provide feedback and direction to staff on the Administrative Draft of the Multi-Family Development and Design Standards, associated updates to the Campbell Municipal Code, and refinements to the Draft General Plan.
PURPOSE
The purpose of this item is to solicit feedback and direction on three separate work plan items under development by the Community Development Department.
The primary area of review before the City Council is the Administrative Draft of the Multi-Family Development and Design Standards (MFDDS) and associated Draft Form- Based Zone Map, which serve to establish “objective” standards for new housing development projects within the city, including multi-family and mixed-use development projects.
This report also provides an update regarding amendments to the Campbell Municipal Code (CMC) which are required to effectuate the new MFDDS and establish new zoning districts to support land use designations under consideration as part of the Housing Element and General Plan update process.
Finally, the report identifies four minor refinements to the General Plan land use map recommended by staff, intended to address land use designation inconsistencies of four public facilities sites in Campbell.
BACKGROUND
The City of Campbell is completing its Envision Campbell (2040 General Plan) update in combination with the preparation of Campbell’s Plan for Housing (2023-2031 Housing Element). The city is now nearing completion of these efforts, with a planned adoption date in March of 2023.
Item: 1
Category: UNFINISHED BUSINESS
Meeting Date: February 21, 2023
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Administrative Draft of the Multi-Family Development and Design Standards Page 2 of 28 To accommodate the new land uses and densities under consideration as part of these updates, city staff and a consultant team (Opticos) have been w orking to prepare Multi- Family Development and Design Standards (MFDDS) to be adopted as part of the update process. The MFDDS will apply to all multi -family and mixed -use residential projects and are being prepared in response to recent changes in State l aw that require local jurisdictions to adopt objective standards1 and streamline the review and permitting processes for housing development projects. Based on Commission and Council direction, the MFDDS are intended to implement design standards that refl ect Campbell’s unique character and distinctive neighborhoods.
To effectuate the General Plan, Housing Element, and MFDDS, updates to the Campbell Municipal Code are also required and under development by city staff. The following serves to provide a summ ary of key dates related to the preparation of the MFDDS and associated updates to the Municipal Code:
• On August 17, 2022, the City Council received a ‘Kick-Off’ report on the subject item, provided guidance on key aspects of the work plan, and established four guiding principles (i.e., Keep it Simple, Keep it Focused, Keep it Engaging, and Keep it Moving) to ensure the scope of work remains focused on priorities and is completed on time.
• Between August 2022, and January 2023, the city held over thirteen (13) community and stakeholder engagement meetings consisting of virtual and in -person workshops and study sessions and hearings with the City Council, Planning Commission, Planning Commission Ad -Hoc Subcommittee, members of the public, and developers which have served to inform the MFDDS.
• On November 15, 2022, the City Council prov ided direction to staff on key elements informing preparation of the MFDDS, such as the mapping of walkable and auto - oriented areas, parking requirements, site development standards, design standards, and adjacency requirements. This direction is reflected in the Administrative Draft of the MFFDS and planned updates to the Municipal Code.
• On January 19, 2023, the Bicycle Pedestrian Advisory Committee (BPAC) discussed bicycle parking requirements and provided comments to staff.
• On January 26, 2023, the Ad ministrative Draft of the MFDDS was distributed for public review and discussed at a community meeting. Approximately twenty -two (22) participants were in attendance.
• On January 27, 2023, staff held a developer’s roundtable meeting on the Administrative Draft of the MFDDS. Approximately twenty (20) participants were in attendance.
1 State law defines objective standards as those that “involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal.” 1 Packet Pg. 4
Administrative Draft of the Multi-Family Development and Design Standards Page 3 of 28
• Between January 30, 2023, and February 7, 2023, staff held over nine (9) individual listening sessions with developers providing an opportunity for them to provide feedback in greater detail to staff.
• On February 14, 2023 , a Planning Commission study session was held to discuss the Administrative Draft of the MFDDS and associated Municipal Code changes.
Feedback received on the Administrative Draft of the MFDDS, since its January 26, 2023, release, from the public and stakeholders, Bicycle and Pedestrian Advisory Committee, and Ad-Hoc Subcommittee, has been included as attachments to this report (reference Attachments E, I, & J respectively). Planning Commission feedback from its meeting of February 14, 2023, on key components of the standards has been incorporated into the body of this report.
DISCUSSION
The following discussion is organiz ed into four sections focused on the following topic areas: I) Administrative Draft of the MFDDS; II) Feedback on the Administrative Draft of the MFDDS; III) Municipal Code Updates; and IV) General Plan Refinements.
I. Administrative Draft of the Multi-Family Development and Design Standards
Development of the Administrative Draft of the MFDDS (reference Attachment A) incorporates feedback from the community and stakeholders and direction from the Planning Commission and City Council to achieve the following overarching objectives:
• Allow for a variety of architectural styles that reflect and build upon Campbell’s eclectic character.
• Incorporate the thoughtfulness of the area plans.
• Avoid “boxy” buildings and “cookie” cutter design.
• Ensure compatibilit y with adjacent properties, avoiding visual intrusion into single-family neighborhoods.
The MFDDS is comprised of two main components, the Form -Based Zone Map and the Development and Design Standards.
Form-Based Zone Map
The MFDDS includes a Draft Fo rm-Based Zone Map that is used to convey ‘where’ site specific development standards should be applied in the city (reference Attachment B).
Like the City’s existing Zoning Map, the Draft Form -Based Zone Map includes names for its various form-based zone districts as well as map symbols (abbreviations) for easy reference. Where the City’s General Plan and Zoning Map largely focus on land use, 1 Packet Pg. 5
Administrative Draft of the Multi-Family Development and Design Standards Page 4 of 28 identifying the type of land uses (residential / commercial) and development intensity allowed (low or high density residential), the Draft Form -Based Zone Map serves to identify which set of design standards apply to any given property.
The Draft Form -Based Zone Map (see Figure 1 and Attachment B) includes three categories which cover the range of development intensi ty from the lowest “T3” category (which is suitable for neighborhoods), up to the highest “T5” category (which accommodates the largest buildings in the city). Within the three “T” categories, there are a total of seven individual zones which, within their respective category, serve to apply more specific building type (i.e., 2.5 story townhomes vs. 3 story townhomes) and site design standards (i.e., minimum lot width/size standards) that are responsive to their site-specific context.
Figure 1: Draft Form-Based Zone Map of Campbell
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Figure 2: Zones and Related Intensity
In assigning zones to individual properties, the Draft Form -Based Zone Map was developed to align with the land use designations under consideration as part of the Draft General P lan update (i.e., assigning higher density form -based zones to higher density areas) and standards and guidance found within existing area plans (e.g., San Tomas Area Neighborhood Plan, Winchester Boulevard Master Plan). The Draft Form - Based Zone Map also assigns form -based zones to properties where office, retail, or parking are a principally permitted use, to prepare for potential housing development in those areas as allowed by recent amendments to state law (i.e., SB 6 & AB 2011).
Figure 3: Form-Based Zones by General Plan Land Use Designation
In addition to depicting which form -based zone applies to a property, the map also serves to indicate: 1) where ‘sub zones’ will be applied, 2) which areas of the city are “walkable”, and 3) where ground floor non-residential will be required, as discussed in greater detail below.
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Sub-Zones: In addition to assigning a “base” zone, the Draft Form -Based Zone Map also establishes an “open” sub -zone, which allows for more flexibility (i.e., building and frontage types) than the base zone would otherwise allow. For example, while the city may be more concerned with the building type, or frontage type of buildings where adjacent to a public right -of-way or offsite use, the open sub -zone designation will allow for a broader range of design options than otherwise possible. As an example, the open sub-zone is applied to stretches of properties along Hamilton Avenue between key intersections, while the intersections themselves as well as the Downtown do not have such flexibility.
Walkable Areas : At the November 15, 2022, City Council meeting, the City Council provided direction on three areas of the community to be designated “walkable”, in addition to those areas located within ½ mile of public transit. As a result of this designation, areas designated on the Draft Form -Based Zone Map with a cross hatch (see Figure 1) will be required to provide less parking (see related discussion under “Updates to Vehicle & Bicycle Parking Standards”).
Figures 4 to 6: Designated Walkable Areas (Northwest, North Central, & Northeast Campbell)
Ground Floor Non -Residential: One outstanding discussion from the General Plan and Housing Element update process has been to identify where, and to what extent, mixed- use development sho uld be “mandatory”. While most new land use designations created by the General Plan, and nearly all Housing Opportunity Sites in the Housing Element, allow for commercial, residential, and/or mixed -use development, it is necessary to establish guidance in the MFDDS to specify the context in which a specific development type is appropriate.
Rather than requiring mixed -use development, the Draft Form -Based Zone Map indicates where a 30 -foot-deep commercial2 ground floor component would be required (i.e., not housing units, but lobbies, or commercial tenants). As this standard would only be triggered by housing development projects, redevelopment of properties with commercial uses would not be subject to the requirement. Generally, the areas of the city wher e this requirement has been applied, depicted by a yellow line on the Draft Form-Based Zone Map, include frontages within area plans (i.e., Winchester Boulevard Master Plan, Downtown Development Plan, East Campbell Avenue Master Plan) that currently encour age a ground -floor commercial use, and areas in proximity to public
2 Labeled as a “non-residential” area on the Form-Based Zone Map, and within the MFDDS. 1 Packet Pg. 8
Administrative Draft of the Multi-Family Development and Design Standards Page 7 of 28 light-rail or where higher density residential uses have been identified by the General Plan and Housing Element.
In addition, select frontages within designated ‘walkable areas’ have a lso been designated for ground floor non -residential uses, including the intersection of W.
Campbell Avenue and S. San Tomas Aquino Road, and the south side of Hamilton Avenue opposing the Alvin’s Corner at Pennylane mixed-use development project at the intersection of San Tomas Expressway.
Figure 7: Ground-Floor Commercial Area Required (emphasized in green boxes)
Development and Design Standards
Based on the assigned zone (reference Attachment B - Draft Form-Based Zone Map), the MFFDS provides development and design standards for new buildings to be constructed within that zone. The following dis cussion focuses on the standards applicable to Building Type, Architectural Standards, and Large Sites and the mechanism by which the standards may be adjusted.
Building Type and Architectural Standards : In response to Council direction to ensure the standards allow for variety of architectural styles, the MFFDS generally regulate the design of new housing development projects in three ways.
1) Building Type Standards: For lower-intensity zones (T3N, T4N.S) and moderate - intensity zones (T4N.M, T4N.L), buil ding types are used to articulate the size, scale, and intensity of the primary buildings on the property. In any given zone, a variety of building types are permitted. A list of the permitted building types by 1 Packet Pg. 9
Administrative Draft of the Multi-Family Development and Design Standards Page 8 of 28 zone, including ‘open sub -zones’ which are i ndicated with an “O”, are as summarized in the following table from Chapter 5 of the MFDDS:
Figure 8: Permitted Building Types by Zone
As indicated by Figure 8 above, lower intensity building types, such as houses, and duplexes, are permitted in the l ower intensity zones (i.e., T3N, and T4N.S) and prohibited in higher intensity zones (i.e., T4N.M and T4N.L). Conversely, higher intensity building types, such as Main Street Buildings (see Figure 9) are prohibited in the lower intensity zones and only per mitted in the “open” areas of -moderate-high intensity zones (i.e., T4N.M, or T4N.L) where appropriate based on the site -specific context. In applying building type standards to zones it should be noted that the highest intensity zones (i.e., T4MS, T5N, a nd T5MS) are not assigned or regulated by building types. Instead, the design of larger multi -story buildings allowed within the higher intensity zones is regulated by the Architectural Standards contained in Chapter 7 of the MFDDS which allow for larger building types that are not subject to a maximum building width or length limit associated with the building type standards (see Figure 8).
Figure 9: Example of a Main Street Building & Supporting Standards
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Administrative Draft of the Multi-Family Development and Design Standards Page 9 of 28 2) Architectural Standards: In support of t he building type standards contained in Chapter 5, and to regulate the design of higher -intensity zones not subject to the building type standards (i.e., T4MS, T5N, T5MS – see Figure 8), Chapter 7 of the MFDDS include Architectural Standards which serve to further refine the intended form and character of proposed development.
Consistent with Council direction, the architectural standards were developed with the intent of allowing for a wide variety of design outcomes, consistent with the existing design character of the city, which developed organically over time.
Accordingly, the standards do not prescribe a specific architectural style, but rather, focus on the façade composition and requiring larger buildings (over 120 - feet in length) to be ‘aesthetica lly’ divided into smaller building segments, or modules, that are differentiated from adjacent building areas (see Figure 10).
This approach also allows for the creation of larger, more cost-effective buildings, while still providing for eclectic and varie d design outcomes. These standards were developed through the identification key design elements of successful projects, such as the recently approved Cresleigh Homes project depicted below (see Figure 11) and comparing it to buildings that were considered less successful by the public and key stakeholders to date.
Figures 10 & 11: Cresleigh Homes Project & Building Width Standards
To ensure that no two adjacent buildings, or modules (in the same building), are the same, the architectural variety st andards require at least 6 of the design features depicted in Figure 12 below to be distinct.
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Administrative Draft of the Multi-Family Development and Design Standards Page 10 of 28 Figure 12: Examples of Differentiation Between Adjacent Buildings/Modules
3) Adjacency Standards: To minimize adverse impacts of new higher density housing de velopment on adjacent uses, such as single -family residences, the MFDDS contain several tools intended to respond to the immediate site context.
First, the assignment of form -based zones is context specific – prohibiting the assignment of certain zones, which allow for more intensive building types, within proximity (65-feet) of a single-family land use, or lower-intensity form-based zone (i.e., T3N, or T4N.S). Chapter 8 of the MFFDS includes the following table that summarizes where specific form-based zones may be assigned:
Figure 13: Organization of Zones
In addition to regulating the assignment of zones, Section 3.100 (Adjacency Requirements) and as illustrated in Figure 14 below, establishes additional regulations which limit the maximum building height and stories for buildings adjacent to more sensitive uses. The adjacency standards contained in this section also address situations where a building is adjacent to a creek, requiring a ground floor frontage in such areas, a greater setback, and adh erence to the Guidelines and Standards for Land Uses Near Streams adopted by the Water Resources Protection Collaborative in which the City of Campbell is a member.
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Figure 14: Visualization of Adjacency Requirements (Chapter 3.100)
Large Site Standards : The purpose of the Large Site Standards is to ensure large properties respond to the surrounding development pattern by incorporating thoroughfares and pedestrian walkways that continue the existing circulation pattern and to be sensitive to existing development by placing appropriate form -based zones adjacent to lower densi ty development. The requirement for thoroughfares, pedestrian walkways, and civic spaces are specific to large sites as these properties are likely to have a greater impact on the community. A map of the properties anticipated to be subject to the Large Si te Standards can be found in Attachment C – Large Sites Standards Map.
Consistent with Council direction from its November 15, 2022, meeting, sites five acres or greater, or with a side 700 feet or greater in length, will be required to divide the development area to create smaller blocks, identify areas for thoroughfares and civic space, and assign form -based zones based on site specific context. The following graphic serves to summarizes the six steps that are used to divide larger properties into blocks and apply specific zones and site standards. In consideration of these steps, it should be noted that steps 5 & 6 are applicable to all projects, and not just those properties subject to the Large Site Standards.
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Figure 15: Large Site Standards Process
Generally, the first four steps impose the following additional requirements on properties subject to the Large Site Standards process.
• Steps 1 & 2: A requirement to provide publicly accessible thoroughfares dividing the site into smaller blocks. These thoroughfares may be paseos, prioritizing pedestrian, bicycle, and emergency vehicle access, or they may be private or public streets, with sidewalks, street trees, and on-street parking.
• Step 3: A requirement to provide civic space on at least 10% of the site area, after subtracting street and alley rights-of-way.
• Step 4: A requirement to assign zones to the developable area of the site according to its General Plan land use designation(s) and the adjacent context (see ‘Adjacency Standards’).
Adjustments to Standards: Chapter 9 of the MFDDS provides for minor deviations from specific standards. The intent of these minor deviations is to provide limited and targeted flexibility to satisfy the intent of the standards. These include deviations for t he design site dimensions, building setbacks, building footprints, location of parking, open space, and parking location setbacks.
Test Fit Examples
To help visualize the type of outcomes that will result from application of the MFDDS, ten sites were selected to provide insight across a wide range of parcel sizes, contexts, and land use categories as identified in the General Plan (Attachment D – Test Fits).
Each test fit represents one possible way that a developer could lay out buildings, circulation, parking, and open space on the site, within the constraints of the draft standards. While alternate schemes are possible, the test fits generally reflect the expected balance between the draft standards' provisions for neighborhood compatibility and a hypothetical developer's priority of maximizing yield in terms of units or return on investment.
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Administrative Draft of the Multi-Family Development and Design Standards Page 13 of 28 Developers provided feedback that they generally found the test fits helpful in understanding how various standards may be applied to any given property. Where appropriate, comments received in response to the test fits (e.g., maximum townhome row length, number of stories allowed) have been captured in the related discussion topics below.
II. Feedback on the Administrative Draft of the MFDDS
Since the public rele ase of the Administrative Draft of the MFFDS, staff held meetings with the community and developers to solicit feedback on the standards. The following discussion serves to summarize requested changes to the standards and staff’s recommended actions in res ponse. Where applicable, feedback from the Planning Commission is also noted. In addition to the focused summary below, a comprehensive summary of public comments received, and initial3 response by staff, has been provided as an attachment (reference Attachment F – Response to Public Feedback).
Draft Form-Based Zone Map (e.g., T3, T4, T5)
o Allow a greater number of stories for select properties subject to the T4 Main Street and T5 zones where contextually appropriate (e.g., Frys, Pruneyard).
❖ Feedback from the Planning Commission:
o Supportive of these changes.
➢ Staff Recommendation : Agreed. The Form -Based Zone Map has been amended to assign the T5MS zone, which will allow buildings up to 75 -feet, to the Pruneyard, 1475 S. Bascom Avenue, and former Frys Elec tronic property (reference Attachment G – Revised Draft Form-Based Zone Map).
o Amend the form-base zones for 320 Virginia Avenue and 251 Llewellyn Avenue from T4N.S to T4N.M to allow for 3 -story product, and for six connected units within one building.
➢ Staff Recommendation: Given the surrounding context of these two sites, and the reduced adjacency issues, staff agrees with the requested changes. Both properties are located adjacent to interfaces (i.e., San Tomas Aquinas Creek and San Tomas Expressway) wh ich would have a reduced adjacency impact (reference Attachment G – Revised Draft Form-Based Zone Map).
o Amend the standards to regulate by maximum building height, instead of imposing both a height and story limit, for taller buildings.
❖ Feedback from the Planning Commission:
• Supportive of allowing 75 -feet heights for the T5 form -based zones, and not regulating the height of buildings over three-stories.
3 The most recent staff recommendations are reflected in the subject report. 1 Packet Pg. 15
Administrative Draft of the Multi-Family Development and Design Standards Page 14 of 28 ➢ Staff Recommendation : Staff recommends removing the limit on the maximum number of stories for buil dings subject to the T5 standards (including both the T5.N and T5.MS form-based zones) and allowing buildings subject to the T5 standards to be built up to the citywide maximum building height limit (i.e., 75-feet). Staff does not support removing story re strictions in the lower-intensity T3 and T4 zones.
o Add a footnote to the Form -Based Zone Map to clarify that sites greater than five acres or 700 feet are subject to the ‘Large Site Standards’ process which will result in changes to the form-based zones depicted.
➢ Staff Recommendation: Staff agrees with the requested change, which is now reflected on the Revised Draft Form -Based Map (reference Attachment G – Revised Draft Form-Based Zone Map).
Commercial Ground Floor Requirement
o While the public expres sed interest in requiring commercial uses and amenities which support pedestrian activity in the areas depicted on the Draft Form -Based Zone Map, developers opposed requiring a ground -floor commercial component, particularly along long stretches of commerc ial corridors or on shallow lots, citing their difficulty to construct and lease these commercial tenant spaces.
❖ Feedback from the Planning Commission:
o Supportive of areas identified on the form -based map and depicted as the yellow line for required ground-floor non-residential uses. o Supportive of non -residential uses on the ground floor to allow for increased walkability and a variety of services within walking distance.
➢ Staff Recommendation : Staff intends to meet with stakeholders to discuss refinements to the required height and depth of commercial ground floor areas, with an emphasis on identifying context appropriate standards that support a variety of uses. Separately, staff recommends retaining the yellow line on the Draft Form -Based Zone Map but limit the extent of the non - residential ground -floor component to the percentage of the building width required within the façade zone. Further, staff would support allowing for alternative means of compliance (in select areas; not including the Downtown) for lots less than 120 -feet wide or deep, by allowing for such properties to provide pedestrian serving amenities along their frontages instead (e.g., providing for comfortable rest areas, landscaped plazas, or art features). Finally, staff recommends addi ng the commercial properties (i.e., Milk Farm Dairy, Sorelle Italian Bistro) within the San Tomas Area, to the map of locations where a ground -floor commercial area will be required, to maintain services in this underserved area of the community.
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Administrative Draft of the Multi-Family Development and Design Standards Page 15 of 28
Figure 16 & 17: Commercial Properties in San Tomas Area
o Allow leasing offices, lounges, or similar resident serving uses to satisfy the ‘non - residential’ requirement.
❖ Feedback from the Planning Commission:
o Supportive of staff’s suggestion to allow for p edestrian rest areas and public art features as an alternative compliance option for smaller properties.
➢ Staff Recommendation: Staff would support allowing leasing offices, lounges, or similar resident serving uses (other than units) to count toward satis fying the requirement – provided that at least one non -resident serving use, or pedestrian oriented amenity, is provided per frontage.
o Reduce the required depth of the non -residential area to 15 -feet, or 25-feet, instead of 30-feet as required.
❖ Feedback from the Planning Commission:
o Expressed interest in reducing the required 30 -foot depth for non - residential ground-floor for certain building product types.
➢ Staff Recommendation : As previously noted, staff intends to meet with stakeholders to refine the standards for ground -floor commercial uses while ensuring the viability of tenant spaces for a variety of uses. Regarding depth, staff will work to identify alternative compliance options (i.e., allowing for a reduction in the required depth, for uses tha t provide outdoor seating) where appropriate based on the size and location/context of a property.
o Reduce the non-residential floor height from 15-feet to 12-feet.
❖ Feedback from the Planning Commission:
o Rather than recommending a change to the required floor height at this time, the Planning Commission emphasized the need to routinely revisit the standards, following their adoption, to ensure that they achieve intended outcomes.
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Administrative Draft of the Multi-Family Development and Design Standards Page 16 of 28 ➢ Staff Recommendation : As previously noted, staff intends to meet with stakeholders to refine the standards for ground -floor commercial uses.
Regarding height, while the requirements reflect standards contained in area plans, they may need to be adjusted to account for taller and denser buildings than had been contemplated at the time the area plans were adopted. Finally, staff recognizes the need to review and update the MFDDS on a routine basis and will intend to return to the Planning Commission and Council with an update following their first year of adoption.
Large Site Standards
1. Developers expressed concerns that requiring new streets, or civic areas, would diminish the buildable area of a properties and result in the production of fewer residential units. Developers expressed a concern that the requirement to provide at least 10% of the development area as new civic space may be too high.
❖ Feedback from the Planning Commission:
o Stressed the importance of civic spaces and community space within these larger developments to ensure future residents have access to amenities and gathering spaces.
o Emphasized that civic and community space should be placed near the street to ensure visibility and ease of access for the public.
➢ Staff Recommendation : Staff intends to revise the standards to ensure that required civic and comm unity spaces are visible and publicly accessible. The Test Fits (see related discussion under ‘Test Fits’ above) demonstrate that planned for densities can be achieved. Further, emergency vehicle access lanes will be required by the Fire Department to serv e sites subject to the Large Site Standards. Finally, providing for civic areas is an important design feature, as it serves to offset the impact to public parks (resulting from the production of new housing) and beautify the community. As the standards ar e already more permissive than the existing landscaping requirements, which require between 8% (industrial) and 20% (multi -family residential) of a site to be landscaped depending on land use, any further reduction would not be supported.
2. Developers reque sted the Large Site Standards and threshold for applicability, to consider the buildable area of a property – which may be diminished by recorded easements.
➢ Staff Recommendation : The standards were amended to account for the net developable area of a pro perty prior to the release of the Administrative Draft of the MFDDS.
3. Developers expressed concern with making civic spaces open to the public, indicating that it may be difficult or costly to get insurance for such areas.
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Administrative Draft of the Multi-Family Development and Design Standards Page 17 of 28 ❖ Feedback from the Planning Commission:
o Questioned whether roof top decks would count towards civic spaces.
➢ Staff Recommendation : Staff intends to add additional clarity to the standards regarding the placement and type of areas that may count toward satisfying civic space requirements . Civic spaces may be privately held and insured or considered for dedication to the city in accordance with Chapter 20.24 of the Campbell Municipal Code.
Building Type Standards
1. Developers requested increasing the maximum allowable building footprint si zes prescribed under the standards, stating that the standards will require new housing development projects to build multiple buildings, as opposed to one large building which is more cost effective and can produce more units.
❖ Feedback from the Planning Commission:
o Expressed interest in requiring the minimum size of a design site to be decreased in higher intensity form -based zones (T4 and T5 form -based zones) to allow for narrower/shallower buildings.
➢ Staff Recommendation : Where appropriate, the limit ation on building footprint sizes will be removed and substituted by the Architectural Design Standards provided in Chapter 7 which were developed in response to developer feedback.
Staff will meet with stakeholders to discuss the appropriate size of design sites.
2. Developers requested that the T4 Neighborhood.Small (T4N.S) zone standards be amended to allow for taller townhomes (i.e., 3 -stories instead of 2.5 stories) and longer connected rows of units (i.e., 6 instead of 4) which are more cost effective to build. Alternatively, they requested certain sites to be redesignated to T4 Neighborhood.Medium (T4 N.M) instead which allows for 3 story tall townhomes, and longer rows of connected units.
❖ Feedback from the Planning Commission:
o Expressed interest in allowing 3 -story townhomes in certain form -based zones (T3N and T4N.M specifically) citywide (presently allows 2.5 stories) and not precluding certain areas such as the San Tomas area.
➢ Staff Recommendation: The standards provide the following distincti ons between townhomes sizes by zone:
Smaller Buildings / Less Intensive:
• T3 N: 2.5 stories, 4 connected units, 1 stacked unit • T4 N.S: 2.5. stories, 4 connected units, 1 stacked unit
Larger Buildings / More Intensive:
1 Packet Pg. 19
Administrative Draft of the Multi-Family Development and Design Standards Page 18 of 28 • T4 N.M: 3 stories, 6 connected units, 2 stacked units • T4 N.L: 3 stories, 6 connected units and 3 stacked units
As the T3 N, and T4 N.S standards apply to areas of the city subject to area plans (where application of a lower building height and building size aligns with plan objectives), staff recommends evaluating where these zones are applied on the form -based zone map and assigning the T4 N.M and T4 N.L zone rather than amending the standards found in any given zone. In response to developer feedback, two locations located outside o f area plans have identified for a change to the T4 N.M zone (reference Attachment G – Revised Draft of the Form-Based Zone Map). The City Council should consider the appropriateness of these changes given site context (recognizing longer and taller rows o f townhomes can create a ‘tunnel appearance’ and be more difficult to navigate as a pedestrian) and recommend other changes to the map as appropriate.
Finally, staff does not recommend changes to the half -story definition, as it does allow for habitable space.
3. Developers requested additional language to clarify that parapets, and rooftop mechanical equipment do not count toward the maximum building height.
➢ Staff Recommendation : Agreed. Additional clarification to the method of height calculation will be added into the standards.
4. Developers requested that the vehicular access standards be amended to allow for direct access onto a public street (i.e., allow multiple curb cuts into the public right - of-way, rather than through a consolidated private driveway), or allow for the primary façade of units to be the garage.
❖ Feedback from the Planning Commission:
o Expressed preference for not allowing additional curb cuts onto the public right-of-way and requiring developments to have limited vehicular access points by requiring consolidated driveways for the development.
➢ Staff Recommendation: No change. Additional curb cuts onto the public right -of- way are disruptive to the flow of traffic, pedestrian movement, and diminish the number of available parking spac es on the street where they occur. Further, while garages can be on a primary façade of a building, this approach is limited to narrow sites where it is not possible to separate the driveway from the pedestrian walkway. All other sites, large enough to sup port a pedestrian walkway and driveway, would be required to have units face onto a pedestrian walkway rather than a roadway for vehicles.
Architectural Standards
1 Packet Pg. 20
Administrative Draft of the Multi-Family Development and Design Standards Page 19 of 28
1. Developers requested increasing the length of a building wall (i.e., 150 -feet or longer instead of 120 -feet) before being required to provide a separate façade design/module to differentiate the architectural design of a large building.
❖ Feedback from the Planning Commission:
o Stated the architectural standards should be more flexible to ensu re development feasibility while also providing for eclectic design, particularly in higher intensity areas.
o One Commissioner opined that the standards should emphasize unit production over appearance.
o Generally stated that changes in building form can be costly to build and should not be required for higher intensity form-based zones (T4 and T5).
➢ Staff Recommendation : Staff intends to meet with stakeholders to discuss refinements to the architectural standards with an emphasis on identifying high - impact/lower-cost approaches that still achieve a varied design for buildings, consistent with public input and Council direction. Areas of discussion will include adjusting the ‘menu’ of options, and the extent of differentiation required on larger buildings and the rear and/or non-public facing sides of buildings.
2. The differentiation between building modules should be less onerous (i.e., requiring modules to be differentiated in only two ways, rather than six or more).
➢ Staff Recommendation : As previously not ed, staff intends to meet with stakeholders to discuss refinements to the architectural standards with an emphasis on identifying high -impact/lower-cost approaches that still achieve a varied design for buildings, consistent with public input and Council direction.
Adjacency Standards
1. Whereas the public stressed the need for adjacency standards to account for impacts to offsite uses, some developers recommended eliminating the adjacency standards since they limit the stacking of units (which is more cost effective to build) and may reduce the size or number of units.
❖ Feedback from the Planning Commission:
o Emphasized the need for adjacency standards to offset impacts. o Recommended reducing adjacency standards for properties which abut higher intensity land uses or form-based zones.
o Allow adjacency standards to consider existing physical conditions such as tall trees, to address privacy concerns to reduce requirements. o If privacy impacts can be mitigated without adjacency standards, do not require adjacency standards in those specific circumstances.
➢ Staff Recommendation : Staff intends to meet with stakeholders to discuss potential refinements to the adjacency standards to limit impacts to offsite uses 1 Packet Pg. 21
Administrative Draft of the Multi-Family Development and Design Standards Page 20 of 28 where appropriate, while also accounting for account fo r narrower lots and the planned land use of a property (i.e., placing greater emphasis on land use designation vs. existing conditions). The test fits demonstrate that planned for densities can be achieved with the adjacency standards applied, and the Housing Accountability Act, among other laws, already render any development standard that prohibits a planned for density to be inoperative.
Adjustments to Standards
1. The standards should provide for greater flexibility, including allowing for tree removals when a tree is preventing the ability to layout the site in the most ideal manner or achieve an allowable density.
➢ Staff Recommendation : Staff acknowledges that the Tree Preservation Ordinance and grounds for removal, will need to be reconciled with the standards by allowing for removal when all administrative remedies have been exhausted (see related discussion under ‘Tree Removal Ordinance’). Staff does not recommend allowing for additional adjustments to standards, beyond those established by Chapter 9, in consideration that projects subject to the MFDDS may also seek relief through concessions and/or waivers allowed by State density bonus law.
III. Municipal Code Updates
The Campbell Municipal Code is being updated to implement the Multi -Family Development and Design Standards (MFDDS), reduce parking requirements, and establish new zoning districts in response to the Draft General Plan and Housing Element update. The code updates also serve to comply with state law (including changes to the Accessory Dwe lling Unit Ordinance) and incorporate minor technical/efficiency improvements to be bring the code up to industry standards. The Planning Commission will review and provide a recommendation to the City Council on the full text of the changes under developm ent with the General Plan, Housing Element in Mid-March of 2023, with City Council adoption in March of 2023.
The following discussion focuses on key changes to development standards and permit procedures that will be included with the anticipated code u pdates. A more detailed summary of changes included in the update has been provided as a dedicated attachment (reference Attachment H – Summary of Municipal Code Updates).
The following discussion is organized by Chapter in the Campbell Municipal Code, w ith a summary of key changes to permit processes and procedures as a dedicated discussion topic. Areas warranting policy input and direction are reflected in the staff recommendations. In consideration of the proposed Municipal Code updates , Planning Commission feedback was limited, expressing broad support of the changes and staff recommendations as noted.
1 Packet Pg. 22
Administrative Draft of the Multi-Family Development and Design Standards Page 21 of 28 Opt-Out Process (Chapter 21.14 – Overlay/Combining Districts) : As part of the code updates, staff is working to develop a discretionary review proce ss for housing development projects that want to ‘opt -out’ of the MFDDS and related permit review processes and which are authorized by the City Council for consideration through a mandatory pre-application review process.
While still under development, the discretionary process will be intended to be used for housing development projects that will result in a clear community benefit (i.e., greater affordability, fiscal impact) or otherwise result in superior design outcomes than what is otherwise possible under the MFDDS standards.
All other projects subject to the MFDDS may seek relief from the standards through the adjustment to standards process outlined in Chapter 9 of the MFDDS (Adjustments to Standards), or through concessions and/or waivers allo wed by State density bonus law or through the city’s Affordable Housing Overlay Zone (AHOZ) once established.
Projects electing to ‘opt out’ from the MFDDS will need to forgo various protections under the Housing Accountability Act, and similar laws inten ded to limit local discretionary review authority, in exchange for the opportunity to propose their own site - specific design, development, use, and/or permit review procedures. As an example, the city’s overlay district has been used to establish its own u nique set of architectural design standards, locational and operational standards for land use activities, and streamlined permit review processes for projects within the area.
o Policy Discussion Point : In establishing an ‘opt -out process’ what screening criteria should be used (i.e., size, affordability, percentage of civic space, fiscal benefit)?
➢ Staff Recommendation : Staff recommends limiting the use of the overlay to housing development projects with 50 or more units and establishing findings for approval that will require the project to result in a clear community benefit (i.e., greater affordability, providing for special needs housing community, significant fiscal benefit) and/or innovative approach to the site and architectural design of a proper ty, responsive to unique circumstances (i.e., unusual lot size, lot configuration, or adjacencies) that is not possible to achieve under the MFDDS.
New Permitting Procedures (Chapter 21.07 – Housing Development Regulations):
As a new chapter, the primary purpose will be to implement the MFDDS and Form - Based Zone Map and establish permitting procedures for housing development projects.
For projects subject to the standards, Chapter 21.07 will require review and approval of one of three permits, which requi re approval by the Community Development Director, Planning Commission, or City Council depending on the scope of work. A summary of these permit types is as follows:
Permit Type: Required for: Decision-Making
1 Packet Pg. 23
Administrative Draft of the Multi-Family Development and Design Standards Page 22 of 28 Body:
Administrative Housing
Development Project Permit
a. Projects which consist of less than five
new residential units; or
b. Minor alterations to previously approved
projects.
CDD4
Minor Housing Development
Project Permit
a. Five (5) or more new residential units.
PC5
Major Housing Development
Project Permit
a. Projects subject to the Large Site
standards (see related discussion under
‘Development and Design Standards’
section of this report),
b. Projects subject to an overlay/combining
district (including projects that ‘opt -out’ in
accordance with CMC 21.14).
CC
o Policy Discussion Point : Should the city’s Site and Architectural Review Committee be involved in the review of any of the three permit types?
➢ Staff Recommendation: As the review and approval of Housing Development Projects will be largely base d on compliance with objective standards, staff does not recommend involving the Site and Architectural Review Committee based on the added cost and time involved.
Chapter 21.12 – Special Purpose Districts: As part of the code updates, the Planned Development (P -D) and Condominium Planned Development (C -PD) zoning districts, and associated permit types, will be retired as ‘legacy’ types. As legacy zoning district and permit types, the city will no longer accept proposals to rezone properties to the P - D, o r C -PD district or related permit types (i.e., Administrative Planned Development Permit, or Planned Development Permit). This change is being made to address misuse of the zoning districts as a tool to deviate from required development standards, close loopholes in permit procedures related to housing development projects and comply with state law which prohibits cities from requiring properties to rezone to develop housing (AB 3194; 2017-2018 cycle).
While properties zoned P -D or C -PD will not be rezoned 6 because of this change to avoid situations where existing uses or structures would be rendered non -conforming (i.e., existing buildings or uses do not m eet the requirements of the new zone), the city will not allow additional properties to be zoned to P -D or C -PD. Similarly, since permit procedures and requirements for Administrative Planned Development Permits and Planned Development Permits will be remo ved as part of the update, changes in land use and design of projects will instead be directed to Chapter 21.46 (Conditional Use Permit Required), Chapter 21.42 (Site and Architectural Review), or Chapter 21.07 (Housing Development Projects) as applicable.
4 Appealable to the Planning Commission and City Council. 5 Appealable to the City Council.
6 Housing Opportunity Sites, however, will be rezoned from P-D or C-PD to the zoning district that corresponds to their respective land use designation.
1 Packet Pg. 24
Administrative Draft of the Multi-Family Development and Design Standards Page 23 of 28
Changes to Tree Removal Process (Chapter 21.32 - Tree Protection Regulations):
Amended in 2006, the city’s Tree Protection Ordinance does not comply with the Housing Accountability Act which prohibits the city from denying, or reducing the density of a housing development project, when it complies with all applicable, objective criteria.
As the grounds to remove a tree under the City’s Tree Removal Ordinance are subjective, and represent a governmental constraint to housing production, separate grounds f or removal need to be established for housing development projects. For ease of reference, at least one of the following findings must be established to grant a tree removal under the existing Ordinance:
1. Diseased or danger of falling. The tree or tree s are diseased or presents a danger of falling that cannot be controlled or remedied through reasonable preservation and/or preventative procedures and practices such that the public health or safety requires its removal.
2. Structure Damage. The tree or trees have caused or may imminently cause significant damage to the existing main structure(s) that cannot be controlled or remedied through reasonable modification of the tree's root or branch structure.
3. Utility Interference. The tree or trees have in terfered with utility services where such interference cannot be controlled or remedied through reasonable modification/relocation of the utility services and/or reasonable modification of the tree's root or branch structure.
4. Overplanting. The tree(s) is crowding other protected tree(s) to the extent that removal is necessary to ensure the long-term viability of adjacent tree(s).
5. Economic enjoyment and hardship. The retention of the tree(s) restricts the economic enjoyment of the property or creates an unusual hardship for the property owner by severely limiting the use of the property in a manner not typically experienced by owners of similarly zoned and situated properties, and the applicant has demonstrated to the satisfaction of the approval auth ority that there are no reasonable alternatives to preserve the tree(s). A minor reduction of the potential number of residential units or building size due to the tree location does not represent a severe limit of the economic enjoyment of the property.
These findings apply to all trees (except fruit trees which are exempt), including Heritage Trees which also need to comply with historic preservation laws that may otherwise constrain the approval of a housing development. Given that most of the locally d esignated Heritage Trees occur on city -owned property (Civic Center, Community Center, Parks, etc.) the focus of the subject code update will be on the removal of all other protected trees.
o Policy Discussion Point: In amending the Tree Protection Ordinan ce to be objective, what criteria should be used to warrant removal?
➢ Staff Recommendation : Staff recommends allowing tree removals in circumstances that a tree is determined to meet at least one of the findings, but in -lieu of Finding 5 (Economic Enjoyme nt and Hardship), which is subjective and does not provide for the removal of trees when reducing the 1 Packet Pg. 25
Administrative Draft of the Multi-Family Development and Design Standards Page 24 of 28 number of units, only allowing for the removal of a tree in conflict with a proposed housing development after all allowable Adjustments to Standards (Chapter 9 of the MFDDS) have been exhausted.
Updates to Vehicle & Bicycle Parking Standards (Chapter 21.28 – Parking and Loading): At its meeting of November 15, 2022, the City Council provided staff direction to establish a standard parking space dimension of 8.5-feet by 18 -feet for all types of development and reduce the city’s parking requirements for housing projects as follows:
Unit Size Walkable Areas All Others
Studio to One Bedroom 1.5 spaces/unit 2 spaces/unit
Two or more Bedrooms 2 spaces/unit 2.5 spaces/unit
Further, on February 7, 2023, the City Council directed staff to reduce the parking standards applicable to Single Room Occupancy (SROs) units and studio and one - bedroom units under 625 square feet, in response to direction from the Ca lifornia Department of Housing and Community Development (HCD), as follows:
Unit Size All Locations
Studio to One Bedroom
(625 sq. ft. and under) 1 spaces/unit
Single-Room Occupancy Units .5 spaces/unit
Finally, in response to recent amendments to S tate law, which prohibit the city from requiring parking for projects within ½ mile of public transit (i.e., AB 2097), the code will need to be updated to reference the reduced parking standard and amend the city’s bicycle parking requirements which are pr esently based on the number of vehicle parking spaces provided.
o Policy Discussion Point : As part of the updates to the Parking and Loading Ordinance, the city may also decide to establish standards addressing the assignment of spaces (i.e., guest parking ) and type of parking (i.e., covered vs. uncovered). The city may also consider imposing ‘caps’ on the maximum number of parking spaces allowed, to align with grant program requirements – such as those provided by Valley Transportation Authority (VTA) and establishing parking strategies which may be used to reduce the number of required parking spaces.
Further, as the city’s bicycle parking standards are based on the number of vehicle parking spaces provided, the city may elect to establish a minimum numb er of bicycle parking spaces for uses which are otherwise not subject to a parking requirement (i.e., AB 2097).
❖ Feedback from the Bicycle Pedestrian Advisory Committee (Attachment I):
• Bicycle Parking: Expressed support for one to two bicycle parking spaces per dwelling unit, and one space per 2,500 sq. ft. of gross non -residential floor 1 Packet Pg. 26
Administrative Draft of the Multi-Family Development and Design Standards Page 25 of 28 area but noted that some land uses (i.e., coffee shops) may require a higher number of spaces. Indicated interest in the type of racks required (e.g., bike lockers for long-term parking) and requiring artistic racks.
➢ Staff Recommendations : Staff does not recommend establishing maximum parking caps (which may make sites infeasible to build, sell, or lease), requiring parking to be covered (which will make it more costly t o construct, while recognizing it can provide enhanced security), or regulating the assignment of parking spaces which are not required by code (as to not discourage its development).
For all required parking, staff would recommend assigning parking to onsite uses as follows:
• To residential units until a ratio of one assigned parking space per unit is satisfied; then
• To non -residential uses until the onsite parking requirements are satisfied; then
• As residential guest parking until at least one guest p arking space for every ten (10) onsite spaces is satisfied.
Regarding parking reduction strategies, staff would support allowing for a reduction in the number of residential parking spaces required for carshare parking (i.e., ZipCar) and allowing a redu ction in up to five spaces for every carshare parking space provided – provided that a minimum of one space per unit is maintained. Staff would recommend retaining other existing parking reduction strategies (i.e., motorcycle, mixed-use) contained in the code as provided, and limiting the shared parking in mixed - use development to only designated guest parking spaces.
Finally, recognizing that the city’s bicycle parking standards rely on the Building Code (Cal Green 7), which requires bicycle parking ba sed on the number of vehicle parking spaces provided, staff recommends requir one space per four residential units. Further, staff recommends establishing a minimum requirement of one bicycle parking space per 2,500 sq. ft. of non -residential gross floor area irrespective of the number of vehicular parking spaces provided.
IV. General Plan Refinements
The Draft General Plan was published and distributed for public review in September 2022. Since its release, staff has identified potential refinements to the land use map that may be addressed in the preparation of the Final Draft which are summarized below. Due to an issue with the Planning Commission agenda, the Planning Commission did not provide feedback on these changes.
7 The California Building Code requires new projects or an addition or alteration anticipated to generate visitor traffic to provide parking for 5% of new visitor motorized vehicles with a minimum of one two -bike capacity rack, and long-term bicycle parking for new buildings with tenant spaces that have 10 or more tenant-occupants for 5% of the tenant-occupant vehicle parking spaces. 1 Packet Pg. 27
Administrative Draft of the Multi-Family Development and Design Standards Page 26 of 28
1. Kelly-Moore Paints (1501 W. Campbell Avenue)
Following the November 29, 2022 City Council meeting which s erved to finalize changes to the Housing Opportunity Map, the ownership partnership representing Kelly-Moore Paint reached out to staff expressing interest in the site being included as a housing opportunity site, that may be developed as a stand - alone pro ject or in joint development with the adjoining San Tomas Plaza Shopping Center (reference Attachment K – 1501 W. Campbell Avenue – Land Use Change Request Letter).
Figures 18 & 19: 1501 W. Campbell Avenue (Kelly-Moore Paints)
While it is too late to add the property as a Housing Opportunity Site, staff would recommend changing the General Plan land use and zoning designation of the property to match that of the adjoining San Tomas Plaza Shopping Center as follows:
Existing Proposed
Land Use Neighborhood Commercial Commercial Corridor Mixed-Use Zoning C-1 (Neighborhood
Commercial)
CC-MU (Commercial Corridor
Mixed-Use)
➢ Staff Recommendation: Change the land use and zoning designation of 1501 W.
Campbell Avenue to Commercial Corridor Mixed Use.
2. Public Facilities (151 Sunnyside Avenue, 65, & 157 & 167 E. Rincon Avenue)
As part of the General Plan update process several properties were identified for land use and zoning changes to better align with the existing use of the property.
Since preparing the Draft General Plan, staff has observed that the land use designation assigned to several public assembly uses located at 151 Sunnyside Avenue (Campbell Bible Church), 65 E. Rincon Avenue, and 157 & 167 E.
Rincon Avenue are in stark contrast with the ex isting use of the property which results in the existing use of the property being rendered non -conforming. Unless the land use and zoning designation of these properties is amended, changes to 1 Packet Pg. 28
Administrative Draft of the Multi-Family Development and Design Standards Page 27 of 28 the land use or structures on these properties will be greatly restricted in accordance with CMC Chapter 21.58 – Nonconforming Uses and Structures.
Figures 20 & 21: 151 Sunnyside Avenue (Campbell Bible Church)
Figures 22 & 23: 65 E. Rincon Avenue (St. Stephen Orthodox Church)
Figures 24 & 25: 157 & 167 E. Rincon Avenue (Orchard Community Church)
To resolve these land use conflicts, staff recommends changing the land use designation and zoning of these properties (which all have the same land use/zoning designation) as follows:
Existing Proposed
Land Use Low-Medium Density
Residential
Public Facilities
Zoning P-D (Planned Development) Public Facilities
➢ Staff Recommendation : Change the land use and zoning designation of 151 Sunnyside Avenue, 65, & 157 & 167 E. Rincon Avenue to Public Facilities.
1 Packet Pg. 29
Administrative Draft of the Multi-Family Development and Design Standards Page 28 of 28 Project Schedule / Next Steps
Following the subject meeting, staff will meet with stakeholders to refine the Multi - Family Development and Design Standards and finalize changes to the Draft General Plan and Campbell Municipal Code, for City Council adoption in March 2023.
FISCAL IMPACTS
There are no specific fiscal impacts associated with this item.
Prepared by:
Stephen Rose, Senior Planner
Approved by:
Brian Loventhal, City Manager
Attachment:
a. Admin. Draft of the MFDDS
b. Draft Form-Based Zone Map
c. Large Site Standards Map
d. Test Fits
e. Public Feedback
f. Response to Public Feedback
g. Revised Draft Form-Based Zone Map
h. Summary of Municipal Code Changes
i. Bicycle Pedestrian Advisory Commitee Feedback
j. Recommendations of the Ad-Hoc Subcommitee
k. 1501 W. Campbell Avenue – Land Use Change Request Letter 1 Packet Pg. 30
Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR 17
BUDD AVE
SUNNYOAKS AVE
HACIENDA AVE
REDDING RD
VIRGINIA AVE
UNION AVE
HAMILTON AVE
WINCHESTER BLVD
CAMDEN AVE
SAN TOMAS EXPWY
CAMPBELL AVE
RAILWAY AVE
WHITE OAKS RD
LEIGH AVE
PAYNE AVE
SAN TOMAS AQUINO RD
WESTMONT AVE
WEST VALLEY FWY
BASCOM AVE
CAMPBELL AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft¯
* 3 stories max. in Downtown Development
Plan Area and Winchester Boulevard
Master Plan Area 2
Multi-Family Development &
Design Standards
Administrative Draft - January 26, 2023
1.a
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Version History, Revisions, and Amendments
To maintain a true and correct record of the versions of this document, subsequent versions shall be documented in the Version History table below. The Community Development Director shall also update the Form-Based Zone Map upon the approval of any Walkable Neighborhood Plan (see Chapter 8).
The City Council has the authority to approve significant changes ("Amendments") to text, diagrams, or tables for the purpose of changing the development and design standards.
Version History
Version Version Date Document Link
1 Month, Day, Year (Adoption)
2 3
4 5
Custodial Revisions
Version Type of Revision Description of Revision Section Revised Amendments
Dates Decision-
Making Body
File
Number
Resolution
NumberVersion Decision Action Type Description
ii
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Table of Contents
Version History, Revisions, and Amendments ii
Chapter 1: In troduction 7
1.010 Purpose 7
1.020 Applicability 7
1.030 R elationship to Campbell General Plan 8
1.040 Re lationship to Campbell Zoning Code 9
Chapter 2: E stablishment of Zones 1 1
2.010 Purpose 1 1
2.020 Z ones Established 1 1
2.030 S ub-Zones 1 2
2.040 F orm-Based Zone Map 1 2
Chapter 3: Zon es 1 5
3.010 P urpose 1 5
3.020 O verview of Zones 1 5
3.030 T 3 Neighborhood (T3N) 1 9
3.040 T 4 Neighborhood.Small (T4N.S) 2 3
3.050 T 4 Neighborhood.Medium (T4N.M) 2 7
3.060 T 4 Neighborhood.Large (T4N.L) 3 1
3.070 T 4 Main Street (T4MS) 3 5
3.080 T 5 Neighborhood (T5N) 3 9
3.090 T 5 Main Street (T5MS) 4 3
3.100 A djacency Requirements 4 7
Chapter 4: G eneral to Site Design 4 9
4.010 P urpose 4 9
4.020 S creening 4 9
4.030 L andscaping and Lighting 5 1
4.040 P arking and Loading 5 3
4.050 P rivacy Standards 5 8
4.060 S ervice and Utility Standards 5 9
iii
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Chapter 5: S pecific to Building Types 6 1
5.010 Purpose 6 1
5.020 B uilding Types 6 1
5.030 O verview of Building Types 6 4
5.040 House 6 6
5.050 D uplex Side-by-Side 6 8
5.060 D uplex Stacked 7 0
5.070 Co ttage Court 7 2
5.080 F ourplex 7 4
5.090 Ne ighborhood Townhouse 7 6
5.100 S ide Court 7 8
5.110 P ocket Neighborhood 8 0
5.120 Ne ighborhood Courtyard 8 4
5.130 M ultiplex 8 6
5.140 C ore Townhouse 8 8
5.150 C ore Courtyard 9 0
5.160 M ain Street Building 9 2
5.170 M assing Types 9 4
Chapter 6: S pecific to Private Frontage Types 1 01
6.010 Purpose 10 1
6.020 P rivate Frontage Types 1 01
6.030 O verview of Private Frontage Types 1 02
6.040 Po rch Projecting 1 04
6.050 Po rch Engaged 1 06
6.060 D ooryard 1 08
6.070 Stoop 1 10
6.080 F orecourt 1 12
6.090 C ommon Entry 1 14
6.100 M aker Shopfront 1 16
6.110 S hopfront 1 18
6.120 G aller y 12 0
6.130 S tandards Specific to Commercial Building Entries 1 22 iv
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Chapter 7: Arc hitectural Standards 12 3
7.010 Purpose 12 3
7.020 Ap plicability 12 3
7.030 Ar chitectural Variety Standards 12 3
7.040 Fa çade Composition Standards 12 7
7.050 St andards for Exterior Materials 13 5
Chapter 8: Sp ecific to Large Sites 13 9
8.010 Pu rpose 13 9
8.020 Ge neral to Walkable Community Design 14 0
8.030 Wa lkable Neighborhood Plan 14 5
8.040 Ge neral to Civic Space 14 6
8.050 Tho roughfares 15 2
Chapter 9: Ad justments 15 9
9.010 Purpose 15 9
9.020 Ad justments to Standards 15 9
Chapter 10: De finitions 16 3
11.010 P urpose 163
11.020 De finitions 163
Chapter 11: Me asurement Methods 177
11.010 Purpose 177
11.020 Mea surement Methods 177
v
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) vi
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
1.010 Pu rpose
These Multi-Family Development & Design Standards (MFDDS) set forth the standards for neighborhood design and building form, implementing the City's various area plans, and the land use designations established by the General Plan. The standards contained in this document reflect the community's vision for implementing the intent of the Campbell General Plan to facilitate housing production and specifically infill housing production, through development that reinforces the highly valued character and scale of Campbell's centers, neighborhoods, and corridors.
1.020 A pplicability
1. General. The standards of this document apply to multi-family and mixed-use projects in any of the zones identified in the Form-Based Zone Map, unless expressly exempted by 21.07 or preempted by state law. Off-site improvements continue to be regulated by Campbell Public Works standards, street plans contained within Area Plans, and the City of Campbell Streetscape Standards.
2. Rules for Construction of Language. The following general rules for construction of language apply to the text of these MFDDS:
A. Tenses and Numbers. Words used in the present tense include the future, words used in the singular include the plural, and the plural includes the singular, unless the context clearly indicates the contrary.
B. Applicable. The applicable standards of these MFDDS apply so as to not require stating the phrase "and all applicable standards" throughout these MFDDS.
C. Diagrams and Graphics. In case of conflict between the text and a diagram or graphic, the text controls.
D. Conjunctions. Unless the context clearly indicates otherwise, the following conjunctions shall be interpreted as follows:
(1) "And" indicates that all connected items or provisions apply; (2) "Or" indicates that the connected items or provisions may apply; and (3) "Either/or" indicates that the connected items or provisions apply singly but not in combination.
Chapter 1: In troduction
Sections:
1.010 Purpose
1.020 Applicability
1.030 R elationship to Campbell General Plan
1.040 Re lationship to Campbell Zoning Code
7 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) E. Abbreviations. The following terms are abbreviated:
(1) Property Line (PL);
(2) Maximum (Max.); Minimum (Min.); and
(3) Right-of-Way (ROW)
F. Definitions. The definitions supporting these MFDDS are in Chapter 10 (Definitions).
G. Measurement Methods. Certain terms used in these MFDDS are further explained as to their measurement method (e.g., Structure Height) in Chapter 10 (Definitions). See Chapter 11 (Measurement Methods) for this information.
3. In areas subject to these Multi-Family Development & Design Standards, these standards prevail unless stated otherwise.
4. All projects subject to the MFDDS within a form-based zone shall be subject to the following standards:
A. General
(1) From the allowed types in the zone, and in compliance with the listed standards, the following shall be selected for each design site:
(a) Except for the Cottage Court and Pocket Neighborhood types, only one building type per design site is allowed. Parcels with enough land area to meet the zone standards for minimum design site width and depth may have multiple design sites, each with one building type;
(b) The standards of these MFDDS do not regulate density; however, all new or modified buildings shall be in compliance with the maximum allowed density by the Campbell General Plan;
(c) In the T3N, T4N.S, T4N.M, and T4N.L zones, at least one private frontage type per building; and
(d) In the T4MS, T5N, and T5MS zones, at least one private frontage type per building or module, as required by Chapter 7 (Architectural Standards). (2) Building types and private frontage types not listed in the zone's standards are not allowed in that zone.
(3) Uses
(a) Comply with Section 21.11 (Mixed-Use Districts).
(4) New buildings and their improvements are subject to all state and federal law, as locally amended and implemented. Campbell's standards for Accessory Dwelling Units (ADU) and Junior Accessory Dwelling Units (JADU) apply.
1.030 Re lationship to Campbell General Plan
These Multi-Family Development & Design Standards implement Campbell's General Plan vision through a palette of form-based zones described in Chapter 2 (Establishment of Zones). These zones are applied to parcels where the General Plan envisions multi-family and/or mixed-use development and consist of objective standards to administratively allow development on those parcels.
Introduction
8 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
1.030
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
1.040 Re lationship to Campbell Zoning Code
These Multi-Family Development & Design Standards provide the development and design standards for parcels that are subject to this document (see the Form-Based Zone Map). Table 1.040.A identifies the specific portions of Title 21 that remain in effect and those that are replaced by these MFDDS in areas mapped with form-based zones. Off-site improvements continue to be regulated by Campbell's Public Works standards, Streetscape Standards, and street plans contained within Area Plans. The Streetscape Standards prevail unless covered by an Area Plan.
Introduction
9 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
1.040
Table 1.040.A: Relationship to Title 21 (Campbell Zoning Code) Title 21 (Campbell Zoning Code) Title 21.07 (MFDDS)
Chapter Description Status
21.08 through 21.14 Use Standards Relies on Chapters 21.08 through 21.14
21.18 Site Development Standards
Off-Street Parking and Loading Shall comply with Section 4.040 for parking area design; all other parking standards rely on Chapter 21.28
Sign Standards Relies on Chapter 21.30
Intersection Visibility Standards Relies on Chapter 21.18.60.A.2.c and d Landscaping and Tree Standards MFDDS prevail except where silent Screening and Buffering Standards MFDDS prevail except where silent Outdoor Lighting Standards MFDDS prevail except where silent Floodplain Management Standards Relies on Chapter 21.22
21.02 Interpretation of Provisions MFDDS prevail except where silent
21.38 Application Filing, Processing, & Fees Relies on Chapter 21.38
21.72 Definitions MFDDS prevail except where silent
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Introduction
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
2.010 Pu rpose
This Chapter establishes the palette of form-based zones ("zones") to implement the Campbell General Plan.
The zones are for the purpose of generating and supporting the variety and physical character of existing and new walkable environments envisioned in the General Plan.
2.020 Z ones Established
This Section identifies the zones, based on the intended physical form and character of the environments described in the Preamble of these MFDDS. These zones focus on a range of auto-oriented environments and mixed-use, walkable environments. The physical environments range in function and intensity from primarily residential areas with a mix of lower intensity building types (T3 Neighborhood and T4 Neighborhood.Small), to moderate intensity neighborhoods (T4 Neighborhood.Medium), moderate-intensity centers (Main Street), to higher intensity neighborhoods (T5 Neighborhood) and higher intensity centers (Core Main Street). See the Form-Based Zone Map.
Chapter 2: E stablishment of Zones
Sections:
2.010 P urpose
2.020 Z ones Established
2.030 Sub-Zones
2.040 F orm-Based Zone Map
T3 T4 T5
2.5 Stories 2.5 - 4 Stories 4 - 6 Stories
T4 Main Street
T5 Main Street
T3 Neighborhood
T4 Neighborhood.
Medium
T4 Neighborhood.
Small
T5 Neighborhood
T4 Neighborhood.
Large
Height & Intensity MoreLess
Figure 2.020.1 Zones Established
11 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
2.030 S ub-Zones
1. Sub-zones are slight variations of the base zones (e.g., T4 Neighborhood.Small-Open) and are mapped on the Form-Based Zone Map. The MFDDS includes one type of sub-zone:
A. Open. The open sub-zone is applied for the following purpose:
(1) To allow more building and frontage types than the base zone allows in specific areas, but within the same form and character of the base zone (e.g., T4 Neighborhood.Small). In this way, the open sub-zone can provide additional flexibility to design sites located at or near intersections that function or are intended to function as a neighborhood node of non-residential uses, or it can provide flexibility in areas where commercial development is allowed but also housing would be allowed.
2. See Chapter 21.11 (Mixed-Use Districts) for allowed uses.
2.040 F orm-Based Zone Map
The zones and sub-zones established in this Section are mapped on the Form-Based Zone Map .
Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR 17
BUDD AVE
SUNNYOAKS AVE
HACIENDA AVE
REDDING RD
VIRGINIA AVE
UNION AVE
HAMILTON AVE
WINCHESTER BLVD
CAMDEN AVE
SAN TOMAS EXPWY
CAMPBELL AVE
RAILWAY AVE
WHITE OAKS RD
LEIGH AVE
PAYNE AVE
SAN TOMAS AQUINO RD
WESTMONT AVE
WEST VALLEY FWY
BASCOM AVE
CAMPBELL AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft¯
* 3 stories max. in Downtown Development
Plan Area and Winchester Boulevard
Master Plan Area 2
Establishment of Zones
12 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
2.030
1.a
Packet Pg. 42
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR 17
BUDD AVE
SUNNYOAKS AVE
HACIENDA AVE
REDDING RD
VIRGINIA AVE
UNION AVE
HAMILTON AVE
WINCHESTER BLVD
CAMDEN AVE
SAN TOMAS EXPWY
CAMPBELL AVE
RAILWAY AVE
WHITE OAKS RD
LEIGH AVE
PAYNE AVE
SAN TOMAS AQUINO RD
WESTMONT AVE
WEST VALLEY FWY
BASCOM AVE
CAMPBELL AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft¯
* 3 stories max. in Downtown Development
Plan Area and Winchester Boulevard
Master Plan Area 2
Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR 17
BUDD AVE
SUNNYOAKS AVE
HACIENDA AVE
REDDING RD
VIRGINIA AVE
UNION AVE
HAMILTON AVE
WINCHESTER BLVD
CAMDEN AVE
SAN TOMAS EXPWY
CAMPBELL AVE
RAILWAY AVE
WHITE OAKS RD
LEIGH AVE
PAYNE AVE
SAN TOMAS AQUINO RD
WESTMONT AVE
WEST VALLEY FWY
BASCOM AVE
CAMPBELL AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft¯
* 3 stories max. in Downtown Development
Plan Area and Winchester Boulevard
Master Plan Area 2
Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR 17
BUDD AVE
SUNNYOAKS AVE
HACIENDA AVE
REDDING RD
VIRGINIA AVE
UNION AVE
HAMILTON AVE
WINCHESTER BLVD
CAMDEN AVE
SAN TOMAS EXPWY
CAMPBELL AVE
RAILWAY AVE
WHITE OAKS RD
LEIGH AVE
PAYNE AVE
SAN TOMAS AQUINO RD
WESTMONT AVE
WEST VALLEY FWY
BASCOM AVE
CAMPBELL AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft¯
* 3 stories max. in Downtown Development
Plan Area and Winchester Boulevard
Master Plan Area 2
Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR 17
BUDD AVE
SUNNYOAKS AVE
HACIENDA AVE
REDDING RD
VIRGINIA AVE
UNION AVE
HAMILTON AVE
WINCHESTER BLVD
CAMDEN AVE
SAN TOMAS EXPWY
CAMPBELL AVE
RAILWAY AVE
WHITE OAKS RD
LEIGH AVE
PAYNE AVE
SAN TOMAS AQUINO RD
WESTMONT AVE
WEST VALLEY FWY
BASCOM AVE
CAMPBELL AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft¯
* 3 stories max. in Downtown Development
Plan Area and Winchester Boulevard
Master Plan Area 2
Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR 17
BUDD AVE
SUNNYOAKS AVE
HACIENDA AVE
REDDING RD
VIRGINIA AVE
UNION AVE
HAMILTON AVE
WINCHESTER BLVD
CAMDEN AVE
SAN TOMAS EXPWY
CAMPBELL AVE
RAILWAY AVE
WHITE OAKS RD
LEIGH AVE
PAYNE AVE
SAN TOMAS AQUINO RD
WESTMONT AVE
WEST VALLEY FWY
BASCOM AVE
CAMPBELL AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft¯
* 3 stories max. in Downtown Development
Plan Area and Winchester Boulevard
Master Plan Area 2
Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR 17
BUDD AVE
SUNNYOAKS AVE
HACIENDA AVE
REDDING RD
VIRGINIA AVE
UNION AVE
HAMILTON AVE
WINCHESTER BLVD
CAMDEN AVE
SAN TOMAS EXPWY
CAMPBELL AVE
RAILWAY AVE
WHITE OAKS RD
LEIGH AVE
PAYNE AVE
SAN TOMAS AQUINO RD
WESTMONT AVE
WEST VALLEY FWY
BASCOM AVE
CAMPBELL AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft¯
* 3 stories max. in Downtown Development
Plan Area and Winchester Boulevard
Master Plan Area 2
Establishment of Zones
13 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
2.040
1.a
Packet Pg. 43
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR 17
BUDD AVE
SUNNYOAKS AVE
HACIENDA AVE
REDDING RD
VIRGINIA AVE
UNION AVE
HAMILTON AVE
WINCHESTER BLVD
CAMDEN AVE
SAN TOMAS EXPWY
CAMPBELL AVE
RAILWAY AVE
WHITE OAKS RD
LEIGH AVE
PAYNE AVE
SAN TOMAS AQUINO RD
WESTMONT AVE
WEST VALLEY FWY
BASCOM AVE
CAMPBELL AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft¯
* 3 stories max. in Downtown Development
Plan Area and Winchester Boulevard
Master Plan Area 2
Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR 17
BUDD AVE
SUNNYOAKS AVE
HACIENDA AVE
REDDING RD
VIRGINIA AVE
UNION AVE
HAMILTON AVE
WINCHESTER BLVD
CAMDEN AVE
SAN TOMAS EXPWY
CAMPBELL AVE
RAILWAY AVE
WHITE OAKS RD
LEIGH AVE
PAYNE AVE
SAN TOMAS AQUINO RD
WESTMONT AVE
WEST VALLEY FWY
BASCOM AVE
CAMPBELL AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft¯
* 3 stories max. in Downtown Development
Plan Area and Winchester Boulevard
Master Plan Area 2
Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR 17
BUDD AVE
SUNNYOAKS AVE
HACIENDA AVE
REDDING RD
VIRGINIA AVE
UNION AVE
HAMILTON AVE
WINCHESTER BLVD
CAMDEN AVE
SAN TOMAS EXPWY
CAMPBELL AVE
RAILWAY AVE
WHITE OAKS RD
LEIGH AVE
PAYNE AVE
SAN TOMAS AQUINO RD
WESTMONT AVE
WEST VALLEY FWY
BASCOM AVE
CAMPBELL AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft¯
* 3 stories max. in Downtown Development
Plan Area and Winchester Boulevard
Master Plan Area 2
Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR 17
BUDD AVE
SUNNYOAKS AVE
HACIENDA AVE
REDDING RD
VIRGINIA AVE
UNION AVE
HAMILTON AVE
WINCHESTER BLVD
CAMDEN AVE
SAN TOMAS EXPWY
CAMPBELL AVE
RAILWAY AVE
WHITE OAKS RD
LEIGH AVE
PAYNE AVE
SAN TOMAS AQUINO RD
WESTMONT AVE
WEST VALLEY FWY
BASCOM AVE
CAMPBELL AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft¯
* 3 stories max. in Downtown Development
Plan Area and Winchester Boulevard
Master Plan Area 2
Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR 17
BUDD AVE
SUNNYOAKS AVE
HACIENDA AVE
REDDING RD
VIRGINIA AVE
UNION AVE
HAMILTON AVE
WINCHESTER BLVD
CAMDEN AVE
SAN TOMAS EXPWY
CAMPBELL AVE
RAILWAY AVE
WHITE OAKS RD
LEIGH AVE
PAYNE AVE
SAN TOMAS AQUINO RD
WESTMONT AVE
WEST VALLEY FWY
BASCOM AVE
CAMPBELL AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft¯
* 3 stories max. in Downtown Development
Plan Area and Winchester Boulevard
Master Plan Area 2
Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR 17
BUDD AVE
SUNNYOAKS AVE
HACIENDA AVE
REDDING RD
VIRGINIA AVE
UNION AVE
HAMILTON AVE
WINCHESTER BLVD
CAMDEN AVE
SAN TOMAS EXPWY
CAMPBELL AVE
RAILWAY AVE
WHITE OAKS RD
LEIGH AVE
PAYNE AVE
SAN TOMAS AQUINO RD
WESTMONT AVE
WEST VALLEY FWY
BASCOM AVE
CAMPBELL AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft¯
* 3 stories max. in Downtown Development
Plan Area and Winchester Boulevard
Master Plan Area 2
Establishment of Zones
14 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
2.030
1.a
Packet Pg. 44
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
3.010 Pu rpose
This Chapter provides zones and standards to implement the Campbell General Plan to generate and support the variety of physical character of the intended development.
3.020 O verview of Zones
1. The MFDDS uses a palette of seven form-based zone districts to regulate and generate the intended physical character. Each zone district ("zone") regulates eight topics:
A. Intent: the intended physical character and range of uses; B. Sub-zones: whether or not a sub-zone applies, allowing a broader list of building types and/or frontage types in specific geographic areas;
C. Building type and design site size: the menu of allowed building types and the associated minimum site dimensions (this topic does not apply to T4MS, T5N, and T5MS zones).
D. Building form: the maximum overall building height, minimum ground floor height, and maximum building footprint (coverage);
E. Building placement: the minimum to maximum building setbacks and requirements for façade design;
F. Encroachments: allowed encroachments into required setbacks; G. Parking: the required location and design requirements for parking and vehicle access H. Frontages: the menu of allowed frontage types required at building entries.
2. The design site size standards for each building type are set in each zone to generate pedestrian- oriented buildings within the overall intended physical character of the zone. The design site size standard identifies the range of design site sizes on which the given building type is allowed to be built.
This approach to building design is illustrated in Figures 3.020.1 and 3.020.2.
Chapter 3: Z ones
Sections:
3.010 Purpose
3.020 O verview of Zones
3.030 T 3 Neighborhood (T3N)
3.040 T 4 Neighborhood.Small (T4N.S)
3.050 T 4 Neighborhood.Medium (T4N.M)
3.060 T 4 Neighborhood.Large (T4N.L)
3.070 T 4 Main Street (T4MS)
3.080 T5 Neighborhood (T5N)
3.090 T 5 Main Street (T5MS)
3.100 A djacency Requirements
15 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
3. Individual parcels are allowed to contain as many design sites as can fit, using the minimum and maximum design site dimensions identified in Subsection 3 of the zone.
4. Parcels that vary in width or depth shall be measured using the average width and/or depth to apply the standards of this chapter.
5. Individual building types have specific standards in Chapter 5 in addition to the zone standards to further calibrate each type for its context.
6. All commercial tenant spaces shall have at least one publicly accessible entry oriented to the public right of way and/or an uncovered public or semi-public outdoor seating area that is at least 15' x 20'.
7. Where subterranean parking is provided, the garage is subject to the building setback standards.
In addition, minimum design site depth is allowed to be reduced to only the amount needed for the required front, side, and rear building setbacks.
8. Where podium parking is provided, building types are allowed to abut the podium and are exempt from providing the minimum design site depth.
9. Standards for developments smaller than 5 acres are provided in Figures 3.0201 and 3.020.2. Standards for developments 5 acres or greater are provided in Chapter 8, Large Site Standards.
Zones
16 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Figure 3.020.1 Design Sites Standards on Parcels < 5 Acres without Shared On-Site Circulation Street
Street
Street
Street
• See Form-Based Zone Map.
• See Chapter 3 (Zone Standards) for design site
requirements.
Street
Street
Street
Neighborhood
Courtyard
Neighborhood
Courtyard
Multiplex
Commercial
Zoning
Multi-family
Zoning
• In zones T3N, T4N.S, T4N.M, and T4N.L, select only 1
building type for each design site from the allowed
building types for the zone. Apply the dimensional
standards for the design sites of each allowed building type. (See Subsection 3 of each zone in Chapter 3).
• In zones T4MS, T5N, and T5MS, building types are not
required. Apply the required building setbacks to the
block/parcel. (See Subsection 3 of each zone in Chapter 3). • Design sites are allowed to occupy some or all of a parcel in compliance with the standards.
Street
Street
Street
Commercial
Zoning
Multi-family
Zoning
• Place each primary building on its design site in
compliance with the required setbacks and other
standards of the zone (see Chapter 3).
• Each building is required to front onto the adjacent street or civic space.
• Select and apply frontage types to each building/unit entry (see subsection 8 of the zone).
Identify Zone(s)1
Apply Design Sites2
Place Buildings3
Street
Single-family Zoning
Street
Single-family Zoning
Key
Project Area Primary Building
Design Site Line
Vehicle Access & Parking
Example Zone Pedestrian Circulation
Landscaping
Zones
17 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Figure 3.020.2 Design Sites Standards on Parcels > 5 Acres with Shared On-Site Circulation • See Form-Based Zone Map.
• See Chapter 3 (Zone Standards) for design
site requirements.
• In zones T3N, T4N.S, T4N.M, and T4N.L,
select only 1 building type per design site
from the allowed building types for the
zone. Apply the dimensional standards for
the design sites of each allowed building
type. (See Subsection 3 of each zone in
Chapter 3).
• In zones T4MS, T5N, and T5MS, building
types are not required. Apply the required
building setbacks to the block/parcel. (See
Subsection 3 of each zone in Chapter 3).
• Projects of at least 5 acres must include 2
or more building types.
• Design sites are allowed to occupy some
or all of a parcel in compliance with the
standards.
• Place each primary building on its design
site in compliance with the required
setbacks and other standards of the zone
(see Chapter 3).
• Each design site is required to front
onto the adjacent street or pedestrian
circulation network, whichever is closer.
The pedestrian circulation network is
contiguous and separate from vehicular
circulation.
• Vehicular and pedestrian circulation is
allowed to be grouped and independent
of design sites.
• It is not required that parking for a
building occur on the same design site.
• Select and apply frontage types to each
building/unit entry (see subsection 8 of
the zone).
Neighborhood
Courtyard
Neighborhood
Courtyard
Neighborhood
Courtyard
Multiplex
Multiplex
Multiplex
Multiplex
Multiplex
Pedestrian Access (Fronts)
Vehicular Access (Rear)
Identify Zone(s) Apply Design Sites Place Buildings1 2 3 Street Street Street
Key
Primary Building Vehicle Access & Parking
Example Zone Pedestrian Circulation
Landscaping
Design Site Line
Zones
18 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
3.030 T 3 Neighborhood (T3N)
General note: the illustration above is intended to provide a brief overview of the zone and are descriptive in nature.
2. Sub-Zone(s)
None.
1. Intent
A walkable neighborhood environment of small-to-medium footprint, low-to- moderate-intensity housing choices, supporting and within short walking distance of neighborhood-serving retail and services. See Section 21.11 (Mixed-Use Districts) for allowed uses.
The following are appropriate form elements in the zone.
House-Scale Buildings Houses, Duplexes, Cottage Courts, Fourplexes, Neighborhood
Townhouses, Side Courts, and Pocket
Neighborhoods
Detached Buildings
Small-to-Medium Building Footprint
Medium-to-Large Front Setbacks
Medium-to-Large Side Setbacks Porch Projecting, Porch Engaged, and Dooryard Frontage TypesUp to 2.5 Stories
19 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) ROW Line
Side Street
Front Street (Narrowest Side)
Interior
Design Site
Corner
Design Site
Interior
Design Site
4. Building Form
Height
Primary Building 3
Stories 2.5 max.
To Highest Eave/Parapet 22' max.
Overall 35' max.4
Ground Floor Finish Level
Residential 6" min.5
Non-Residential 6" max.
Floor-to-Floor (Ground Floor)
Residential 10' min.
Non-Residential Only in open sub-zone;
12' min.
Footprint
Max. Design Site Coverage As allowed for the selected
Building Type(s)
Depth, Ground-Floor Space
along thoroughfare or civic
space
30' min.6
3 See Chapter 5 (Specific to Building Types) for refinements to massing and height standards.
4 M ax. 28' in the San Tomas Area Neighborhood Plan area, measured from adjacent natural grade
5 C ommon entries may be set at grade in compliance with local and federal accessibility standards.
6 For habitable/occupiable space only, except in the Cottage Court Building Type
3. Building Types and Design Site Size
Allowed Building
Types
Design Site1 Standards
Width Depth
House 50' min. 100' min. 5.040
Duplex Side-by-Side 55' min. 110' min. 5.050
Duplex Stacked 50' min. 110' min. 5.060
Cottage Court 125' min. 130' min. 5.070
Fourplex 50' min. 110' min. 5.080
Neighborhood
Townhouse
24' min.
2 100' min. 5.090
Side Court Building 65' min.;
100 max
150' min. 5.100
Pocket
Neighborhood
170' min.; 260' min.; 5.120
300' max. 500' max.
Parcels larger than the minimum required design site width or depth for the selected building type may include as many design sites as fit in compliance with the requirements of this subsection. Except for the Cottage Court and Pocket Neighborhood building types, each design site shall have only one primary building type.
1 Parcels of at least 5 acres or over 700' long or deep are required to be divided into new blocks and to include civic space per Chapter 8 (Specific to Large Sites).
2 Represents one townhouse
ROW Line
Key
ROW/ Design Site Line
Key
Zones
20 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.030: T3 Neighborhood (T3N)
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Side Street
Front Street (Narrowest Side)Front Street (Narrowest Side) Side Street
max.
min.
min.
max.
min.
5. Building Placement
Setback (Distance from ROW / Design Site Line) 7
Front (Façade Zone)
Interior Design Site 15' min.; 20' max.
Corner Design Site 15' min.; 20' max.
Side Street (Façade Zone) 12' min.; 20' max.
Side 7' min.
Rear Height/2 min.
Building Façade
Façade Zone Front St. Side St.
Total length of façade defined by
building and frontage type required
within or abutting façade zone
60% min. 50% min.
Façade Design
All building façades shall be designed in compliance with Chapter 7 (Architectural Standards).
7 Setbacks apply to the primary building only.
6. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front Side St. Side Rear
Private Frontages 10' max. 10' max. X X
Architectural Features 5' max. 3' max. 6' max. 8' max.
Patio Covers X X 6' max. 8' max.
Stairs/Ramps 8 5' max. 3' max. 6' max. 8' max.
Decks (30" Tall Max.) X 5' max. 5' max. 20' max.
Fences, hedges, and other screen devices are allowed within setbacks as identified in Section 4.020 (Screening).
Encroachments into Public Right of Ways (ROW)
Encroachments at grade are not allowed within a street
ROW, alley ROW, or across a design site line.
Upper story encroachments not allowed.
8 Stairs that are part of a private frontage may encroach into the setback an additional 3' beyond the allowed
encroachment of the private frontage but not into the
public ROW.
Key X = Not Allowed N/A = Not Applicable
ROW/ Design Site Line
Setback Line
Encroachment Area
Key
ROW/ Design Site Line
Building Setback Line
Buildable Area
Façade Zone
Key
Zones
21 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.030: T3 Neighborhood (T3N)
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Front Street (Narrowest Side)
Side Street
min.
min.min. min.
8. Frontages
The ground floor along a thoroughfare or civic space is required to include a private frontage type at building and/ or unit entries.
Allowed Private Frontage Types Standards
Porch Projecting 6.040
Porch Engaged 6.050
Dooryard 6.060
7. Parking
Setback (Distance from ROW/ Design Site Line) 9
Front 50' min.10
Side Street 25' min.
Side 5' min.
Rear 5' min.
Vehicle Access
Curb Cut Width 12' min./max.
Curb cut width along alley may exceed 12'.
Driveways may be shared between adjacent design sites but shall not exceed maximum allowed width.
Front access not allowed on corner design sites.
Bicycles may be parked anywhere on design site, in
compliance with pedestrian and vehicular access standards.
In Transit Priority Areas, required bicycle spaces must be indoor and secured.
Where fully-subterranean parking is provided, the minimum design site depth is allowed to be reduced to only the
amount needed for the required rear building setback.
Parking spaces may be grouped with those on adjacent
design sites and may be detached from development sites within the same block or across a paseo.
7. Parking (Continued)
9 Fully-subterranean garages are exempt from the required parking setbacks and subject to the building setbacks; semi- subterranean garages are required to be flush with front and side street façades and up to 2 feet above sidewalk grade. 10 10' min. allowed for parking courts of 6 or fewer spaces.
See Figure 4.040.1 (Parking Courts).
ROW/ Design Site Line
Building Setback Line
Parking Area
Key
Zones
22 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.030: T3 Neighborhood (T3N)
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
3.040 T 4 Neighborhood.Small (T4N.S)
General note: the illustration above is intended to provide a brief overview of the zone and are descriptive in nature.
2. Sub-Zone(s)
T4N.S-Open. The open sub-zone
allows additional building and frontage
types within the same form and
character of the T4N.S zone.
1. Intent
A walkable neighborhood environment with small-to-medium footprint, low-to- moderate-intensity housing choices, supporting and within short walking distance of neighborhood-serving retail and services. See Section 21.11 (Mixed-Use Districts) for allowed uses.
The following are appropriate form elements in the zone.
House-Scale Buildings Houses, Duplexes, Fourplexes, Cottage Courts, Fourplexes, Neighborhood
Townhouses, Side Courts
Neighborhood Courtyards, and Pocket
Neighborhoods
Primarily Detached Buildings
Small-to-Medium Building Footprint
Small-to-Medium Front Setbacks
Up to 2.5 Stories
Porch Projecting, Porch Engaged,
Dooryard, and Stoop Frontage Types
23 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) ROW Line
Side Street
Front Street (Narrowest Side)
Interior
Design Site
Corner
Design Site
Interior
Design Site
4. Building Form
Height
Primary Building
Stories 2.5 max.
To Highest Eave/Parapet 22' max.
Overall 35' max.
5 Ground Floor Finish Level
Residential 6" min.6
Non-Residential 7 6" max.
Floor-to-Floor (Ground Floor)
Residential 10' min.
Non-Residential 7 12' min.
Footprint
Max. Design Site Coverage As allowed for the
selected Building Type(s)
Depth, Ground-Floor Space along
thoroughfare or civic space
30' min.8
5 Max. 28' in the San Tomas Area Neighborhood Plan area, measured from adjacent natural grade
6 Common entries may be set at grade in compliance with local and federal accessibility standards.
7 Allowed only in the T4N.S-Open Subzone
8 For habitable/occupiable space only
3. Building Types and Design Site Size
Allowed Building
Types
Design Site 3 Standards
Width Depth
House 50' min. 100' min. 5.040
Duplex Side-by-Side 55' min. 110' min. 5.050
Duplex Stacked 50' min. 110' min. 5.060
Cottage Court 125' min. 130' min. 5.070
Fourplex 50' min. 110' min. 5.080
Neighborhood
Townhouse
24' min.1 100' min. 5.090
Side Court Building 65' min.;
100 max
150' min. 5.100
Neighborhood
Courtyard
70' min.2 100' min. 5.110
Pocket
Neighborhood
170' min.; 260' min.; 5.120
300' max. 500' max.
Main Street Building 4 25' min.;
50' max.
100' min. 5.160
Parcels larger than the minimum required design site
width or depth for the selected building type may
include as many design sites as fit in compliance with the requirements of this subsection. Except for the Cottage Court and Pocket Neighborhood, each design site shall
have only one primary building type.
1 Represents one townhouse
2 For an L-shaped building; 100' min. for a U-shaped building 3 Parcels of at least 5 acres or over 700' long or deep are required to be divided into new blocks and to include civic space per Chapter 8 (Specific to Large Sites).
4 Allowed only in the T4N.S-Open Subzone
ROW Line
Key
ROW/ Design Site Line
Key
Zones
24 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.040: T4 Neighborhood.Small (T4N.S)
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Side Street
Front Street (Narrowest Side)Front Street (Narrowest Side) Side Street
max.
min.
min.
max.
min.
6. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front Side St. Side Rear
Private Frontages 10' max. 10' max. X X
Architectural Features 4' max. 4' max. 3' max. 8' max.
Patio Covers X X 3' max. 8' max.
Stairs/Ramps 10 4' max. 4' max. 3' max. 8' max.
Decks (30" Tall Max.) X 5' max. 5' max. 20' max.
Fences, hedges, and other screen devices are allowed within setbacks as identified in Section 4.020 (Screening).
Encroachments into Public Right of Ways (ROW)
Encroachments at grade are not allowed within a street
ROW, alley ROW, or across a design site line.
Upper story encroachments not allowed.
10 Stairs that are part of a private frontage may encroach into the setback an additional 3' beyond the allowed
encroachment of the private frontage but not into the
public ROW.
5. Building Placement
Setback (Distance from ROW/ Design Site Line) 9
Front (Façade Zone)
Interior Design Site 15' min.; 20' max.
Corner Design Site 15' min.; 20' max.
Side Street (Façade Zone) 12' min.; 20' max.
Side 7' min.
Rear Height/2 min.
Building Façade
Façade Zone Front St. Side St.
Total length of façade defined by
building and frontage type required
within or abutting façade zone
60% min. 50% min.
Façade Design
All building façades shall be designed in compliance with Chapter 7 (Architectural Standards).
9 Setbacks apply to the primary building only.
Key X = Not Allowed N/A = Not Applicable
ROW/ Design Site Line
Setback Line
Encroachment Area
Key
ROW/ Design Site Line
Building Setback Line
Buildable Area
Façade Zone
Key
Zones
25 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.040: T4 Neighborhood.Small (T4N.S)
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Front Street (Narrowest Side)
Side Street
min.
min.
min. min.
8. Frontages
The ground floor along a thoroughfare or civic space is required to include a private frontage type at building and/ or unit entries.
Allowed Private Frontage Types Standards
Porch Projecting 6.040
Porch Engaged 6.050
Dooryard 6.060
Stoop 6.070
Shopfront13 6.110
Gallery13 6.120
13 Allowed in T4N.S-Open sub-zone only
7. Parking
Setback (Distance from ROW/ Design Site Line) 11
Front 50' min.12
Side Street 20' min.
Side 5' min.
Rear 5' min.
Vehicle Access
Curb Cut Width 12' min./max.
Curb cut width along alley may exceed 12'.
Driveways may be shared between adjacent design sites but shall not exceed maximum allowed width.
Front access not allowed on corner design sites.
Bicycles may be parked anywhere on design site, in
compliance with pedestrian and vehicular access standards.
In Transit Priority Areas, required bicycle spaces must be indoor and secured.
Where fully-subterranean parking is provided, the minimum design site depth is allowed to be reduced to only the
amount needed for the required rear building setback.
Parking spaces may be grouped with those on adjacent
design sites and may be detached from development sites within the same block or across a paseo.
7. Parking (Continued)
11 Fully-subterranean garages are exempt from the required parking setbacks and subject to the building setbacks; semi- subterranean garages are required to be flush with front and side street façades and up to 2 feet above sidewalk grade. 12 10' min. allowed for parking courts of 6 or fewer spaces.
See Figure 4.040.1 (Parking Courts).
ROW/ Design Site Line
Building Setback Line
Parking Area
Key
Zones
26 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.040: T4 Neighborhood.Small (T4N.S)
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
3.050 T 4 Neighborhood.Medium (T4N.M)
General note: the illustration above is intended to provide a brief overview of the zone and are descriptive in nature.
2. Sub-Zone(s)
T4N.M-Open. The open sub-zone
allows additional building and frontage
types within the same form and
character of the T4N.M zone.
1. Intent
A walkable neighborhood environment with medium footprint, moderate-intensity housing choices, supporting and within short walking distance of neighborhood- serving retail and services. See Chapter 21.11 (Mixed-Use Districts) for allowed uses.
The following are appropriate form elements in the zone.
House-Scale Buildings Fourplexes, Neighborhood
Townhouses, Neighborhood
Courtyards, Pocket Neighborhoods,
and Multiplexes
Primarily Detached Buildings
Small-to-Medium Building Footprint
Small-to-Medium Front Setbacks
Small-to-Medium Side Setbacks Porch Projecting, Porch Engaged, Dooryard, Stoop, and Common Entry
Frontage Types
Up to 3 Stories
27 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) ROW Line
Side Street
Front Street (Narrowest Side)
Interior
Design Site
Corner
Design Site
Interior
Design Site
4. Building Form
Height
Primary Building 5
Stories 3 max.
To Highest Eave/Parapet 32' max.
Overall 42' max.
Ground Floor Finish Level
Residential 6" min.6
Non-Residential 7 6" max.
Floor-to-Floor (Ground Floor)
Residential 10' min.
Non-Residential 7 12' min.
Footprint
Max. Design Site Coverage As allowed for the
selected Building
Type(s)
Depth, Ground-Floor Space along
thoroughfare or civic space
30' min.8
5 See Chapter 5 (Specific to Building Types) for refinements to massing and height standards.
6 Common entries may be set at grade in compliance with local and federal accessibility standards.
7 Allowed only in the T4N.M-Open Subzone
8 For habitable/occupiable space only
3. Building Types and Design Site Size
Allowed
Building Types
Design Site1
StandardsWidth Depth
Fourplex 50' min. 110' min. 5.080
Neighborhood
Townhouse
18' min.2
85' min. 5.090
Neighborhood
Courtyard
70' min.3 150' min. 5.110
Pocket
Neighborhood
170' min.; 260' min.; 5.120
300' max. 500' max.
Multiplex 60' min. 110' min. 5.130
Main Street
Building4
25' min.;
75' max.
100' min. 5.160
See Section 3.110 for adjacency requirements
Parcels larger than the minimum required design site width or depth for the selected building type may include as many design sites as fit in compliance with the requirements of this subsection. Except for the Pocket Neighborhood building types, each design site shall have only one primary building type.
1 Parcels of at least 5 acres or over 700' long or deep are required to be divided into new blocks and to include civic space per Chapter 8 (Specific to Large Sites).
2 Represents up to 2 townhouse flats/lofts
3 For an L-shaped building; 100' min. for a U-shaped building 4 Allowed only in the T4N.M-Open Subzone
ROW Line
Key
ROW/ Design Site Line
Key
Zones
28 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.050: T4 Neighborhood.Medium (T4N.M)
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Packet Pg. 58
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Side Street
Front Street (Narrowest Side)Front Street (Narrowest Side) Side Street
max.
min.
min.
max.
min.
6. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front Side St. Side Rear
Private Frontages 10' max. 7' max. X X
Architectural Features 3' max. 3' max. 3' max. 5' max.
Patio Covers X X 3' max. 5' max.
Stairs/Ramps 11 3' max. 3' max. 3' max. 5' max.
Decks (30" Tall Max.) X 5' max. 5' max. 20' max.
Fences, hedges, and other screen devices are allowed within setbacks as identified in Section 4.020 (Screening).
Encroachments into Public Right of Ways (ROW)
Encroachments at grade are not allowed within a street
ROW, alley ROW, or across a design site line.
Upper story encroachments not allowed.
11 Stairs that are part of a private frontage may encroach into the setback an additional 3' beyond the allowed
encroachment of the private frontage but not into the
public ROW.
5. Building Placement
Setback (Distance from ROW/ Design Site Line) 9
Front (Façade Zone)
Interior Design Site 15' min.; 20' max.10
Corner Design Site 15' min.; 20' max.10
Side Street (Façade Zone) 10' min.; 15' max.
Side 5' min.
Rear Height/2 min.
Building Façade
Façade Zone Front St. Side St.
Total length of façade defined by
building and frontage type required
within or abutting the façade zone
65% min. 55% min.
Façade Design
All building façades shall be designed in compliance with Chapter 7 (Architectural Standards).
9 Setbacks apply to the primary building only.
10 7' min.; 15' max. in Winchester Boulevard Master Plan Areas 1 and 3
Key X = Not Allowed N/A = Not Applicable
ROW/ Design Site Line
Setback Line
Encroachment Area
Key
ROW/ Design Site Line
Building Setback Line
Buildable Area
Façade Zone
Key
Zones
29 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.050: T4 Neighborhood.Medium (T4N.M)
1.a
Packet Pg. 59
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Front Street (Narrowest Side)
Side Street
min.
min.
min. min.
8. Frontages
The ground floor along a thoroughfare or civic space is required to include a private frontage type at building and/ or unit entries.
Allowed Private Frontage Types Standards
Porch Projecting 6.040
Porch Engaged 6.050
Dooryard 6.060
Stoop 6.070
Common Entry 14 6.090
Shopfront15 6.110
Gallery15 6.120
14 Side street frontage only
15 Allowed only in the T4N.M-Open Subzone
7. Parking
Setback (Distance from ROW/ Design Site Line) 12
Front 40' min.13
Side Street 20' min.
Side 5' min.
Rear 5' min.
Vehicle Access11
Curb Cut Width 12' min./max.
Curb cut width along alley may exceed 12'.
Driveways may be shared between adjacent design sites but shall not exceed maximum allowed width.
Front access not allowed on corner design sites.
Bicycles may be parked anywhere on design site, in
compliance with pedestrian and vehicular access standards.
In Transit Priority Areas, required bicycle spaces must be indoor and secured.
Where fully-subterranean parking is provided, the minimum design site depth is allowed to be reduced to only the
amount needed for the required rear building setback.
Parking spaces may be grouped with those on adjacent
design sites and may be detached from development sites within the same block or across a paseo.
7. Parking (Continued)
12 Fully-subterranean garages are exempt from the required parking setbacks and subject to the building setbacks; semi- subterranean garages are required to be flush with front and side street façades and up to 2 feet above sidewalk grade. 13 10' min. allowed for parking courts of 6 or fewer spaces.
See Figure 4.040.1 (Parking Courts).
ROW/ Design Site Line
Building Setback Line
Parking Area
Key
Zones
30 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.050: T4 Neighborhood.Medium (T4N.M)
1.a
Packet Pg. 60
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
3.060 T 4 Neighborhood.Large (T4N.L)
General note: the illustration above is intended to provide a brief overview of the zone and are descriptive in nature.
2. Sub-Zone(s)
T4N.L-Open. The open sub-zone allows
additional and building and frontage
types within the same form and
character of the T4N.L zone.
1. Intent
A walkable neighborhood environment with large footprint, moderate-to-high- intensity housing choices, supporting and within short walking distance of neighborhood-serving retail and services. See Section 21.11 (Mixed-Use Districts) for allowed uses.
The following are appropriate form elements in the zone.
Primarily House-Scale Buildings Neighborhood Courtyards, Multiplexes, Core Townhouses, and
Core Courtyards
Primarily Detached Buildings
Medium-to-Large Building Footprint
Small Front Setbacks Porch Projecting, Porch Engaged,
Dooryard, Stoop, Forecourt, and
Common Entry Frontage Types
Small Side Setbacks
Up to 4 Stories
31 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
1.a
Packet Pg. 61
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) ROW Line
Side Street
Front Street (Narrowest Side)
Interior
Design Site
Corner
Design Site
Interior
Design Site
4. Building Form
Height
Primary Building 5
Stories 4 max.
To Highest Eave/Parapet 42' max.
Overall 45' max.
Ground Floor Finish Level
Residential 6" min.6
Non-Residential 7 6" max.
Floor-to-Floor (Ground Floor)
Residential 10' min.
Non-Residential 7 12' min.
Footprint
Max. Design Site Coverage As allowed for the
selected Building
Type(s)
Depth, Ground-Floor Space along
thoroughfare or civic space
30' min.8
5 See Chapter 5 (Specific to Building Types) for refinements to massing and height standards.
6 Common entries may be set at grade in compliance with local and federal accessibility standards.
7 Allowed only in the T4N.L-O sub-zone
8 For habitable/occupiable space only
3. Building Types and Design Site Size
Allowed
Building Types
Design Site1 Standards
Width Depth
Neighborhood
Courtyard
70' min.2 150' min. 5.110
Multiplex 60' min. 110' min. 5.130
Core Townhouse 16' min.3 80' min. 5.140
Core Courtyard 75' min.2 120' min. 5.150
Main Street
Building4
25' min.; 75'
max.
100' min. 5.160
See Section 3.110 for adjacency requirements
Parcels larger than the minimum required design site width or depth for the selected building type may include as many design sites as fit in compliance with the requirements of this subsection. Each design site shall have only one primary building type.
1 Parcels of at least 5 acres or over 700' long or deep are required to be divided into new blocks and to include civic space per Chapter 8 (Specific to Large Sites).
2 For an L-shaped building; 100' min. for a U-shaped building 3 Represents up to 2 townhouse flats/lofts
4 Allowed only in the T4N.L-O sub-zone
ROW Line
Key
ROW/ Design Site Line
Key
Zones
32 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.060: T4 Neighborhood.Large (T4N.L)
1.a
Packet Pg. 62
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Side Street
Front Street (Narrowest Side)Front Street (Narrowest Side) Side Street
max.
min.
min.
max.
min.
6. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front Side St. Side Rear
Private Frontages 8' max. 7' max. X X
Architectural Features 2' max. 2' max. 1' max. 5' max.
Patio Covers X X 1' max. 5' max.
Stairs/Ramps 10 2' max. 2' max. 1' max. 5' max.
Decks (30" Tall Max.) X 5' max. 5' max. 20' max.
Fences, hedges, and other screen devices are allowed within setbacks as identified in Section 4.020 (Screening).
Encroachments into Public Right of Ways (ROW)
Encroachments at grade are not allowed within a street
ROW, alley ROW, or across a design site line.
Upper story encroachments not allowed.
10 Stairs that are part of a private frontage may encroach into the setback an additional 3' beyond the allowed
encroachment of the private frontage but not into the
public ROW.
5. Building Placement
Setback (Distance from ROW/ Design Site Line) 9
Front (Façade Zone)
Interior Design Site 12' min.; 15' max.
Corner Design Site 10' min.; 20' max.
Side Street (Façade Zone) 10' min.; 20' max.
Side 5' min.
Rear Height/2 min.
Building Façade
Façade Zone Front St. Side St.
Total length of façade defined by
building and frontage type required
within or abutting the façade zone
70% min. 60% min.
Façade Design
All building façades shall be designed in compliance with Chapter 7 (Architectural Standards).
9 Setbacks apply to the primary building only.
Key X = Not Allowed N/A = Not Applicable
ROW/ Design Site Line
Setback Line
Encroachment Area
Key
ROW/ Design Site Line
Building Setback Line
Buildable Area
Façade Zone
Key
Zones
33 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.060: T4 Neighborhood.Large (T4N.L)
1.a
Packet Pg. 63
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Front Street (Narrowest Side)
Side Street
min.
min. min.
min.
8. Frontages
The ground floor along a thoroughfare or civic space is required to include a private frontage type at building and/ or unit entries.
Allowed Private Frontage Types Standards
Porch Projecting 6.040
Porch Engaged 6.050
Dooryard 6.060
Stoop 6.070
Forecourt 6.080
Common Entry 13 6.090
Gallery14 6.120
13 Side street frontage only
14 Allowed in T4N.L-Open sub-zone
7. Parking
Setback (Distance from ROW/ Design Site Line) 11
Front 35' min.12
Side Street 15' min.
Side 5' min.
Rear 5' min.
Vehicle Access
Curb Cut Width 12' min./max.
Curb cut width along alley may exceed 12'.
Driveways may be shared between adjacent design sites but shall not exceed maximum allowed width.
Front access not allowed on corner design sites.
Bicycles may be parked anywhere on design site, in
compliance with pedestrian and vehicular access standards.
In Transit Priority Areas, required bicycle spaces must be indoor and secured.
Where fully-subterranean parking is provided, the minimum design site depth is allowed to be reduced to only the
amount needed for the required rear building setback.
Parking spaces may be grouped with those on adjacent
design sites and may be detached from development sites within the same block or across a paseo.
7. Parking (Continued)
11 Fully-subterranean garages are exempt from the required parking setbacks and subject to the building setbacks; semi- subterranean garages are required to be flush with front and side street façades and up to 2 feet above sidewalk grade. 12 10' min. allowed for parking courts of 6 or fewer spaces.
See Figure 4.040.1 (Parking Courts).
ROW/ Design Site Line
Building Setback Line
Parking Area
Key
Zones
34 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.060: T4 Neighborhood.Large (T4N.L)
1.a
Packet Pg. 64
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
3.070 T 4 Main Street (T4MS)
General note: the illustration above is intended to provide a brief overview of the zone and are descriptive in nature.
2. Sub-Zone(s)
T4MS-Open. The open sub-zone allows
more frontage types within the same
form and character of the T4MS zone.
1. Intent
A mixed-use, pedestrian-oriented environment along thoroughfares and civic spaces, lined with ground-level businesses with residential or office above. A land use mix that is oriented to and serving adjacent neighborhood areas. Ground floor commercial space is required. See Section 21.11 (Mixed-Use Districts) for allowed uses.
The following are appropriate form elements in the zone.
Primarily Block-Scale Buildings Dooryard, Forecourt, Common Entry, Shopfront, and Gallery Frontage TypesPrimarily Attached Buildings Small-to-Medium Building Footprint
None-to-Small Front Setbacks
None-to-Small Side Setbacks
Up to 4 Stories
35 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
1.a
Packet Pg. 65
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) ROW Line
Side Street
Front Street (Narrowest Side)
Interior
Design Site
Corner
Design Site
Interior
Design Site
3. Building Size and Design Site Size 1
Building Footprint Standards
Width max. per building 120'
Depth max. per building 160'
Footprint max. per building 10,000 sf
Lot coverage 95% max.
See Section 3.110 for adjacency requirements
Design Site Size Standards
Width Min: 25'
Max: width of block
Depth Min: no min.
Max: width of block
1 Parcels of at least 5 acres or over 700' long or deep are required to be divided into new blocks and to include civic space per Chapter 8 (Specific to Large Sites).
4. Building Form
Height
Primary Building
Stories 4 max.2
To Highest Eave/Parapet 45' max.
Overall 55' max.2
Ground Floor Finish Level
Residential 6" min.3,4
Non-Residential 6" max.
Floor-to-Floor (Ground Floor)
Residential 12' min.
Non-Residential 15' min.
Depth, Ground-Floor Space along
thoroughfare or civic space
30' min.5
2 3 stories max. and 45' overall max. height within the Downtown Development Plan Area and Winchester
Boulevard Master Plan Area 2.
3 Common entries may be set at grade in compliance with local and federal accessibility standards.
4 Only on side street and at least 60' from front of design site 5 For habitable/occupiable space only
ROW Line
Key
ROW/ Design Site Line
Key
Zones
36 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.070: T4 Main Street (T4MS)
1.a
Packet Pg. 66
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Side Street
Front Street (Narrowest Side)Front Street (Narrowest Side) Side Street
max.
min.
min.
max.
min.
6. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front Side St. Side Rear
Private Frontages X X X X
Architectural Features 3' max. 3' max. X 5' max.
Patio Covers X X X 5' max.
Stairs/Ramps 13 3' max. 3' max. X 5' max.
Decks (30" Tall Max.) X 5' max. 5' max. 20' max.
Encroachments into Public Right of Ways (ROW)
Encroachments at grade are not allowed within a street
ROW, alley ROW, or across a design site line.
Upper story encroachments are not allowed.
Fences, hedges, and other screen devices are allowed within setbacks as identified in Section 4.020 (Screening).
13 Stairs that are part of a private frontage may encroach into the setback an additional 3' beyond the allowed
encroachment of the private frontage but not into the
public ROW.
5. Building Placement
Setback (Distance from ROW/ Design Site Line) 6
Front (Façade Zone)
Interior Design Site 2' min.7, 8; 10' max.8, 9
Corner Design Site 2' min.7, 8; 10' max.8, 9
Side Street (Façade Zone) 2' min.; 10' max.9
Side 0' min.
Rear Height/2 min.10, 11, 12
Building Façade
Façade Zone Front St. Side St.
Total length of façade defined by
building and frontage type required
within or abutting the façade zone
80% min. 70% min.
Façade Design
All building façades shall be designed in compliance with Chapter 7 (Architectural Standards).
6 Setbacks apply to the primary building only.
7 5' min. in Winchester Boulevard Master Plan Area 2. Front setback shall be paved as an extension of the sidewalk. 8 7' min. and 15' max. in Winchester Blvd Master Plan Areas 1 and 3
9 Outdoor seating areas and civic spaces exempt from max. 10 0' min. where abutting T4MS
11 5' min. where abutting T4N.L
12 10' where abutting T5MS, T5N, or railroad ROW
Key X = Not Allowed N/A = Not Applicable
ROW/ Design Site Line
Building Setback Line
Buildable Area
Façade Zone
Key
ROW/ Design Site Line
Setback Line
Encroachment Area
Key
Zones
37 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.070: T4 Main Street (T4MS)
1.a
Packet Pg. 67
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Front Street (Narrowest Side)
Side Street
min.
min.
min. min.
8. Frontages
The ground floor along a thoroughfare or civic space is required to include a private frontage type at building and/ or unit entries.
Allowed Private Frontage Types Standards
Porch Projecting 15 6.040
Porch Engaged15 6.050
Dooryard 16 6.060
Stoop15 6.070
Forecourt 6.080
Common Entry 16 6.090
Maker Shopfront15 6.100
Shopfront 6.110
Gallery 6.120
15 Allowed in T4MS-Open sub-zone only
16 Side street frontage only
7. Parking
Setback (Distance from ROW/ Design Site Line) 14
Front 40' min.
Side Street 35' min.; 10' min. where at least
60' from front of design site
Side 0' min.
Rear 5' min.
Vehicle Access
Curb Cut Width 12' min./max.
Curb cut width along alley may exceed 12'.
Driveways may be shared between adjacent design sites but shall not exceed maximum allowed width.
Front access not allowed on corner design sites.
Bicycles may be parked anywhere on design site, in
compliance with pedestrian and vehicular access standards.
In Transit Priority Areas, required bicycle spaces must be indoor and secured.
Where fully-subterranean parking is provided, the minimum design site depth is allowed to be reduced to only the
amount needed for the required rear building setback.
Parking spaces may be grouped with those on adjacent
design sites and may be detached from development sites within the same block or across a paseo.
7. Parking (Continued)
14 Fully-subterranean garages are exempt from the required parking setbacks and subject to the building setbacks; semi- subterranean garages are required to be flush with front and side street façades and up to 2 feet above sidewalk grade.
ROW/ Design Site Line
Building Setback Line
Parking Area
Key
Zones
38 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.070: T4 Main Street (T4MS)
1.a
Packet Pg. 68
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
3.080 T 5 Neighborhood (T5N)
General note: the illustration above is intended to provide a brief overview of the zone and are descriptive in nature.
2. Sub-Zone(s)
T4MS-Open. The open sub-zone allows
more frontage types within the same
form and character of the T4MS zone.
1. Intent
A walkable neighborhood environment of large footprint, high-intensity housing choices supporting and within short walking distance of neighborhood-serving retail and services. See Section 21.11 (Mixed-Use Districts) for allowed uses.
The following are appropriate form elements in the zone.
Block-Scale Buildings Porch Projecting, Porch Engaged,
Dooryard, Stoop, Forecourt, and
Common Entry Frontage Types
Primarily Detached Buildings
Large Building Footprint
Small Front Setbacks
Small Side Setbacks
Up to 6 Stories
39 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
1.a
Packet Pg. 69
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Side Street
Front Street (Narrowest Side)
Interior
Design Site
Corner
Design Site
Interior
Design Site
StreetROW Line
3. Building Size1
Main Body Standards
Width max. per building Width of block
Depth max. per building Depth of block
On-site private or shared open
space
50 sf per unit min.
Lot coverage No max.
See Section 3.110 for adjacency requirements
Design Site Size Standards
Width Min: 25'
Max: width of block
Depth No min.
Max: depth of block
1 Parcels of at least 5 acres or over 700' long or deep are required to be divided into new blocks and to include civic space per Chapter 8 (Specific to Large Sites).
4. Building Form
Height
Primary Building
Stories 6
To Highest Eave/Parapet 62' max.
Overall 65' max.
Ground Floor Finish Level
Residential 6" min.2
Non-Residential 4 6" max.
Floor-to-Floor (Ground Floor)
Residential 12' min.
Non-Residential 4 15' min.
Depth, Ground-Floor Space along
thoroughfare or civic space
30' min.3
2 Common entries may be set at grade in compliance with local and federal accessibility standards.
3 For habitable/occupiable space only
4 Allowed in T5N-Open sub-zone only
Key
ROW/ Design Site Line
Key
ROW Line
Zones
40 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.080: T5 Neighborhood (T5N)
1.a
Packet Pg. 70
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Front Street (Narrowest Side)
Side Street
Side Street
Front Street (Narrowest Side)
min.
max.
min.
max.
min.
min.
6. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front Side St. Side Rear
Private Frontages 5' max. 5' max. X X
Architectural Features 2' max. 2' max. 1' max. 5' max.
Patio Covers X X 1' max. 5' max.
Stairs/Ramps 6 2' max. 2' max. 1' max. 5' max.
Decks (30" Tall Max.) X 5' max. 5' max. 20' max.
Fences, hedges, and other screen devices are allowed within setbacks as identified in Section 4.020 (Screening).
Encroachments into Public Right of Ways (ROW)
Encroachments at grade are not allowed within a street
ROW, alley ROW, or across a design site line.
Upper story encroachments are not allowed.
6 Stairs that are part of a private frontage may encroach into the setback an additional 3' beyond the allowed
encroachment of the private frontage but not into the
public ROW.
5. Building Placement
Setback (Distance from ROW/ Design Site Line) 5
Front (Façade Zone)
Interior Design Site 5' min.; 15' max.
Corner Design Site 2' or 5' min.;
15' max.
Side Street (Façade Zone) 2' or 5' min.;
10' max.
Side 5' min.
Rear 10' min. when adjacent to T5N;
20' min. when adjacent to Single-
family residential land use, T3N,
T4N.S, T4N.M, T4N.L, or T4MS.
Building Façade
Façade Zone Front St. Side St.
Total length of façade defined by
building and frontage type required
within or abutting the façade zone
80% min. 70% min.
Façade Design
All building façades shall be designed in compliance with Chapter 7 (Architectural Standards).
5 Setbacks apply to the primary building only.
Key X = Not Allowed N/A = Not Applicable
ROW/ Design Site Line
Setback Line
Encroachment Area
Key
ROW/ Design Site Line
Building Setback Line
Buildable Area
Façade Zone
Key
Zones
41 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.080: T5 Neighborhood (T5N)
1.a
Packet Pg. 71
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Front Street (Narrowest Side)
Side Street
8. Frontages
The ground floor along a thoroughfare or civic space is required to include a private frontage type at building and/ or unit entries.
Allowed Private Frontage Types Standards
Porch Projecting 6.040
Porch Engaged 6.050
Dooryard 6.060
Stoop 6.070
Forecourt 6.080
Common Entry 6.090
7. Parking
Setback (Distance from ROW/ Design Site Line) 7
Front 40' min.8
Side Street 10' min. where at least 60' from
front of street design site
Side 5' min.
Rear 5' min.
Vehicle Access
Curb Cut Width 12' min./max.
Curb cut width along alley may exceed 12'.
Driveways may be shared between adjacent design sites but shall not exceed maximum allowed width.
Front access not allowed on corner design sites.
Bicycles may be parked anywhere on design site, in
compliance with pedestrian and vehicular access standards.
In Transit Priority Areas, required bicycle spaces must be indoor and secured.
Where fully-subterranean parking is provided, the minimum design site depth is allowed to be reduced to only the
amount needed for the required rear building setback.
Parking spaces may be grouped with those on adjacent
design sites and may be detached from development sites within the same block or across a paseo.
7. Parking (Continued)
7 Fully-subterranean garages are exempt from the required parking setbacks and subject to the building setbacks; semi- subterranean garages are required to be flush with front and side street façades and up to 2 feet above sidewalk grade. 8 10' min. allowed for parking courts of 6 or fewer spaces.
See Figure 4.040.1 (Parking Courts).
ROW/ Design Site Line
Building Setback Line
Parking Area
Key
Zones
42 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.080: T5 Neighborhood (T5N)
1.a
Packet Pg. 72
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
3.090 T 5 Main Street (T5MS)
General note: the illustration above is intended to provide a brief overview of the zone and are descriptive in nature.
2. Sub-Zone(s)
None.
1. Intent
A walkable district of large footprint, high-intensity mixed-use buildings and housing choices supporting ground floor retail, food and services. See Section
21.11 (Mixed-Use Districts) for allowed uses.
The following are appropriate form elements in the zone.
Block-Scale Buildings Dooryard, Forecourt, Common Entry, Maker Shopfront, Shopfront, and
Gallery Frontage Types
Attached Buildings
Large Building Footprint
No Front Setbacks
No Side Setbacks
Up to 6 Stories
43 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
1.a
Packet Pg. 73
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Interior
Design Site
Corner
Design Site
Interior
Design Site
Side Street
Front Street (Narrowest Side)
StreetROW Line
3. Building Size1
Main Body Standards
Width max. per building Width of block
Depth max. per building Depth of block
On-site private or shared open
space
50 sf per unit min.
Lot coverage No max.
See Section 3.110 for adjacency requirements
Design Site Size Standards
Width Min: 25'
Max: width
of block
Depth No min.
Max: depth
of block
1 Parcels of at least 5 acres or over 700' long or deep are required to be divided into new blocks and to include civic space per Chapter 8 (Specific to Large Sites).
4. Building Form
Height
Primary Building
Stories 6 max.
To Highest Eave 65' max.
Overall/Top of Parapet 68' max.
Ground Floor Finish Level
Residential 6" min.2,3
Non-Residential 6" max.
Floor-to-Floor (Ground Floor)
Residential 12' min.
Non-Residential 15' min.
Depth, Ground-Floor Space 30' min.4
2 Common entries may be set at grade in compliance
with local and federal accessibility standards.
3 Only on side street and at least 60' from front of design site 4 For habitable/occupiable space only
Key Key
ROW/ Design Site Line ROW Line
Zones
44 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.090: T5 Main Street (T5MS)
1.a
Packet Pg. 74
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Front Street (Narrowest Side)
Side Street
max.
min.
min.
max.
min.
min.
min.
Front Street (Narrowest Side)
Side Street
6. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front Side St. Side Rear
Private Frontages X X X X
Architectural Features 2' max. 2' max. X 2' max.
Patio Covers X X X 2' max.
Stairs/Ramps 6 2' max. 2' max. X 2' max.
Decks (30" Tall Max.) X 5' max. 5' max. 20' max.
Fences, hedges, and other screen devices are allowed within setbacks as identified in Section 4.020 (Screening).
Encroachments into Public Right of Ways (ROW)
Encroachments at grade are not allowed within a street
ROW, alley ROW, or across a design site line.
Upper story encroachments are not allowed.
6 Stairs that are part of a private frontage may encroach into the setback an additional 3' beyond the allowed
encroachment of the private frontage but not into the
public ROW.
5. Building Placement
Setback (Distance from ROW/ Design Site Line) 4
Front (Façade Zone)
Interior Design Site 2' or 5' min.; 10' max.5
Corner Design Site 2' or 5' min.; 10' max.5
Side Street (Façade Zone) 2' or 5' min.; 10' max.5
Side 0' min.
Rear 10' min.
Building Façade
Façade Zone Front St. Side St.
Total length of façade defined
by building and frontage type
required within or abutting the
façade zone
90% min. 80% min.
Façade Design
All building façades shall be designed in compliance with Chapter 7 (Architectural Standards).
4 Setbacks apply to the primary building only.
5 Outdoor seating areas and civic spaces exempt from max.
Key X = Not Allowed N/A = Not Applicable
ROW/ Design Site Line
Setback Line
Encroachment Area
Key
ROW/ Design Site Line
Building Setback Line
Buildable Area
Façade Zone
Key
Zones
45 January 26, 2023 Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.090: T5 Main Street (T5MS)
1.a
Packet Pg. 75
Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Front Street (Narrowest Side)
Side Street
8. Frontages
The ground floor along a thoroughfare or civic space is required to include a private frontage type at building and/ or unit entries.
Allowed Private Frontage Types Standards
Dooryard 8 6.060
Forecourt 6.080
Common Entry 8 6.090
Maker Shopfront 6.100
Shopfront 6.110
Gallery 6.120
8 Only allowed on Side Streets
7. Parking
Setback (Distance from ROW/ Design Site Line) 7
Front 40' min.
Side Street 35' min.; 10' min. where at least
60' from front of design site
Side 30' min.
Rear 5' min.
Vehicle Access
Curb Cut Width 12' min./max.
Curb cut width along alley may exceed 12'.
Driveways may be shared between adjacent design sites but shall not exceed maximum allowed width.
Front access not allowed on corner design sites.
Bicycles may be parked anywhere on design site, in
compliance with pedestrian and vehicular access standards.
In Transit Priority Areas, required bicycle spaces must be indoor and secured.
Where fully-subterranean parking is provided, the minimum design site depth is allowed to be reduced to only the
amount needed for the required rear building setback.
Parking spaces may be grouped with those on adjacent
design sites and may be detached from development sites within the same block or across a paseo.
7. Parking (Continued)
7 Fully-subterranean garages are exempt from the required parking setbacks and subject to the building setbacks; semi- subterranean garages are required to be flush with front and side street façades and up to 2 feet above sidewalk grade.
ROW/ Design Site Line
Building Setback Line
Parking Area
Key
Zones
46 January 26, 2023Administrative Draft | City of Campbell Multi-Family Development & Design Standards
3.090: T5 Main Street (T5MS)
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Packet Pg. 76
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3.100 A djacency Requirements
A. Where a new building in a MFDDS Zone is adjacent to the zone(s) or other physical feature identified in Table 3.110, adjacency standards are required. The new building shall be designed in compliance with the requirements of this Table.
Table 3.110: Adjacency Requirements
Applicability Standard
Where abutting a single-
family residential land use
Max. 2.5 stories and 35' in height within 30' of shared side or rear property line
Max. 3 stories and 35' in height within 50' of shared side or rear property line
Where abutting a property
zoned T3N or T4N.S
Max. 2.5 stories and 35' in height within 30' of shared side and/or within 50' of shared rear property line
Where abutting a property
zoned T4N.M
Max. 4 stories and 45' in height within 30' of shared side and/or within 50' of shared rear property line
All building volumes within
30' of a single-family
residential land use, or
property zoned T3N, T4N.S,
or T4N.M
Max. 60' width per building volume; 20' min. separation between building volumes
Where within 100' of a Creek Ground floor frontage required using the frontage types allowed by the zone. Min. 15' building setback. (See Guidelines & Standards for Land Use Near Streams)
Zones
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4.010 Pu rpose
This Chapter provides standards to ensure that new development accomplishes the following:
1. Is compatible with the design and use of existing structures on neighboring properties; and
2. Does not adversely affect neighboring properties, with "adversely affect" meaning to impact in a substantial, negative manner the habitability of properties adjacent to new development or the alterations of existing buildings/sites.
4.020 S creening
1. Intent. This Section provides standards for screening, fences, and walls for the protection of property, the enhancement of privacy, the attenuation of noise, and the improvement of the visual environment.
2. Design Standards for Screening. Except for wall- and ground-mounted equipment that is not visible from the public right-of-way or abutting design sites, all equipment shall comply with the following:
A. Screening Height Maximums. Screening shall not exceed the maximums identified in Table A (Maximum Screening Height).
B. Screening Height Measurement. Screening height shall be measured as the vertical distance between the finished grade at the base of the screen and the top edge of the screen material.
Table 4.020.A: Maximum Screening Height
Zone Item Maximum Height Allowed
Front Side St. Side Rear
T3N, T4N.S, T4N.M, T4N.L Fences
Free Standing Walls
Landscaping 1
3' max.
3' max.
4' max.
3' max.
3' max.
4' max.
8' max.
8' max.
No max.
8' max.
8' max.
No max.
T4MS, T5N, T5MS Fences
Free Standing Walls
Landscaping
1 X
X
3' max.
X
X
3' max.
10' max.
10' max.
No max.
10' max.
10' max.
No max.
1 Excludes trees
Key X = Not Allowed
Chapter 4: Ge neral to Site Design
Sections:
4.010 Purpose
4.020 Screening
4.030 L andscaping and Lighting
4.040 P arking and Loading
4.050 P rivacy Standards
4.060 S ervice and Utility Standards
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3. Courtyard Screening
A. Fences, walls and other screening installed to create a courtyard without a roof shall not exceed five feet in height and shall be set back a minimum of 10 feet from the front property line or back of sidewalk, whichever is the least.
B. Landscaping installed in compliance with Section 4.030 (Landscaping and Lighting).
4. Screening on Retaining Walls. The total height of screens and the retaining walls they are mounted on or attached to shall not exceed six feet.
5. Equipment Screening
A. The following equipment is exempt from screening:
(1) Vents less than two feet in height when painted/treated to match backdrop.
B. For new installation or relocation of existing equipment, the equipment shall be screened from all thoroughfares.
(1) Roof-Mounted Equipment. Building parapets or other architectural elements shall screen roof- mounted equipment.
(a) New buildings shall be designed to provide a parapet or other architectural element that is as tall or taller than the highest point on any new mechanical equipment to be located on the roof of the building; and
(b) For existing buildings with no parapet less than two feet in height, mechanical equipment shall be surrounded on all sides by an opaque screen wall as tall as the highest point of the equipment. The wall shall be architecturally consistent with the building and match the existing building with paint, finish, and trim cap detail. (2) Wall- and Ground-Mounted Equipment
(a) Equipment is not allowed between front or side street façades and the street. (b) All screen devices shall be as high as the highest point of the equipment being screened. (c) Equipment and screening shall be in compliance with the setbacks of the zone. (d) Screening shall be architecturally compatible and include matching paint, finish, and trim cap of the building.
6. Temporary Fencing. Temporary fencing may be used to provide security for approved special events, construction sites, or vacant structures and land, which cannot otherwise be secured. All temporary fencing shall be in compliance with Section 21.18.060 (Fences, Walls, Lattice, and Screens).
7. Barbed Wire and Razor Wire. Barbed wire and razor wire screening are not allowed.
8. Safety. Fences, walls, and other screening and landscaping, whether provided in compliance with the provisions of this Subsection or provided in addition to those provisions, are subject to review by the Traffic Engineer in the following areas to ensure that visibility is maintained:
A. Within 10 feet of the point of intersection of:
(1) A vehicular access way or driveway and a street; and/or (2) A vehicular access way or driveway and a sidewalk.
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) B. Within 20 feet of the point of intersection of two or more vehicular access ways, including driveways, alleys, or streets.
C. As used in this Subsection, "point of intersection" is measured from the face of curb or if none, from the edge of pavement.
4.030 L andscaping and Lighting
1. Intent. This Section prescribes landscaping and lighting standards for protection and enhancement of the environmental and visual quality of the community, enhancement of privacy, and the control of dust.
2. Required Landscaping. The landscaping required by this Section shall be installed as part of the development or improvement(s) requiring the landscaping. Standards for landscaping in parking areas shall be in combination with Section 4.040 (Parking and Loading).
A. Landscaping materials shall be integrated into the required setbacks, stream and wetland buffers, and design of the selected private frontage type(s).
B. Landscape materials shall be applied to the planting areas identified for public frontage type(s).
3. Required Lighting
A. Site improvements, including lighting, shall be consistent with the architectural style of the primary building.
B. Lighting shall be provided in compliance with the following:
(1) All exterior lighting shall be designed, located, and lamped in order to prevent overlighting and light trespass.
(2) All parking lot lights shall be full cutoff luminaires, as certified by the manufacturer, with the light source directed downward and away from adjacent residences. (3) Bollard lighting may be used to light walkways and other landscape features, but shall cast its light downward.
(4) Internally illuminated fascia, wall, roof, awning or other building parts are prohibited. (5) All nonessential exterior lighting associated with non-residential uses shall be turned off within ½ hour after the close of business or when the non-residential use is not in use.
4. Design Standards
A. Allowed Landscaping Materials
(1) Landscaping materials shall comply with the following:
(a) Shrubs, of at least one-gallon size;
(b) Ground cover instead of grass/turf; and/or
(c) Decorative nonliving landscaping materials including, but not limited to, sand, stone, gravel, wood or water may be used to satisfy a maximum of 25 percent of the required landscaping area.
(2) Street trees, of at least 15-gallon size, double-staked, planted between the curb and the back of the sidewalk.
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) B. Species Selection
(1) Native and drought tolerant species are required to meet the minimum standards, in conformance with Section 21.26 and the City's Water Efficient Landscape Guidelines. (2) Landscape selection shall include native vegetation, applicable to Santa Clara County, in compliance with Water Use Classification of Landscape Species (WUCOL IV).
C. Existing Vegetation. Trees which are considered "protected" by Section 21.32.050 shall require a Tree Removal Permit for removal.
D. Retaining Walls
(1) Retaining walls within the front and/or side street façade zone(s) or visible from the public sidewalk shall:
(a) Not exceed three feet in height as measured to the adjacent finished grade or sidewalk whichever is nearest;
(b) Include a landscape planter in front of the wall. The planter shall be at least 18 inches deep measured perpendicular to the wall; and
(c) Be finished with allowable wall material(s) for the primary building. (2) Retaining walls along the interior design site line that are beyond the front and/or side street façade zone(s) shall:
(a) Not exceed five feet as measured to the adjacent finished grade; (b) Include a landscape planter in front of the wall. The planter shall be at least three feet deep measured perpendicular to the wall; and/or
(c) Be finished with allowable wall material(s) for the primary building. (3) Retaining walls along the rear design site line that are beyond the front and/or side street façade zone(s) shall:
(a) Not exceed eight feet as measured to the adjacent finished grade; (b) If exposed, include a landscape planter in front of the wall. The planter shall be at least three feet deep measured perpendicular to the wall;
(c) Be finished with allowable wall material(s) for the primary building; and (d) Not require landscaping or wall material finish(es) if within the building and not exposed.
E. Maintenance. Required landscaping shall be maintained in a clean and healthy condition. This includes pruning, weeding, removal of litter, fertilizing, replacement of plants when necessary, and the appropriate watering of all landscaping.
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4.040 P arking and Loading
1. Intent. This Section prescribes standards for motor vehicle and bicycle parking areas, loading and access drives, and standards for reducing motor vehicle trips per capita to and from development. These standards are intended to ensure that new development accomplishes the following:
A. Consistency with the intended physical character;
B. Provision of bicycle parking to increase bicycle trips and reduce motor vehicle trips per capita; and C. Appropriately limits, screens, and landscapes motor vehicle parking areas to protect and enhance the environmental and visual quality of the community, enhance privacy, attenuate noise, and control dust.
2. General Vehicular Parking Standards
A. Larger Vehicle Parking
(1) Trucks, tractors or tractor-trailers having a capacity of more than a 1.5-ton load, front- and rear-end loaders, or any kind of commercial, industrial, agricultural, or transportation vehicles/ equipment used primarily for business purposes, shall not be parked or stored in any zone for purposes other than unloading, loading, or delivery services. (2) Automobiles, small trucks, vans, and vehicle trailers allowed in conjunction with an approved home occupation (one per home occupation), and recreational vehicles are excluded from the provisions of this Subsection.
3. Electric Vehicle Charging. Electric vehicle charging facilities shall be provided in compliance with CA Green Standards Building Code, Title 24, Part 11 as well as any locally adopted Reach Code.
4. Parking Spaces, Design and Layout
A. Parking Facilities. If off-street parking is located within a carport or garage, the carport or garage shall match the color, material and roofing of the primary building.
B. Parking Space Dimensions. Parking space dimensions for non-residential uses shall comply with Section 21.28.080(C). The minimum dimensions for residential parking spaces are eight and one-half feet wide by eighteen feet deep.
C. Access. On-site parking areas shall be accessed per the following:
(1) Ingress to and egress from parking spaces shall be from an on-site aisle or driveway, directly from the front, side street, public alley, or rear lane. (2) For projects with 50 dwelling units or more, one marked loading space shall be required for every 50 required spaces.
D. Driveways
(1) Driveway area surfacing materials shall be entirely paved with either concrete or pavers. All other surfacing materials, including but not limited to gravel, decomposed granite, and asphalt, are prohibited.
(2) Access to Driveways
(a) Driveway access to and from developments of two or fewer dwelling units onto public streets shall be where practical by forward or reverse motion of the vehicle; General to Site Design
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) (b) Driveway access shall be located on the side of the property furthest from the intersection of two public streets;
(c) Driveway access to and from developments of three or more dwelling units onto public streets shall be by forward motion of the vehicle.
(d) Minimum 50 feet separation between driveways for all uses except developments of two or fewer dwelling units.
(3) Number of Driveways. Table B (Number of Driveways) specifies the maximum number of driveways for a development site.
(4) Driveways shall be setback from design site lines as follows:
(a) For front access, minimum two feet from side design site lines; and/or (b) For side street access, no less than the minimum rear parking setback per the zone; and/or (c) Where driveway access is shared by abutting design sites, Subsections (a) and (b) above do not apply; minimum two feet from building(s), and in compliance with Santa Clara Fire Department Specification No. A-1.
(5) The design and construction of all on-site parking access drives shall be in compliance with Section 21.28.090 (Driveways and Site Access).
Table 4.040.B: Number of Driveways
Lot Frontage (Corner Parcel Applies Same
Requirements as Side Street) Maximum Number of Driveways Up to 150' 2
150' to 299' 3
Each additional 300' over 299' 1
E. Parking Techniques. The following techniques may be applied individually or in combination:
(1) Tandem Parking. Required parking may be stacked up to 2 spaces deep when assigned to the same residential unit.
(2) Parking Court. Parking spaces in groupings of covered or uncovered spaces or individual garages not in a podium configuration shared between two design sites. The minimum width of the parking court is 56 feet measured parallel to the adjacent street/right-of-way. The parking court is accessed from the adjacent street/right-of-way and the maximum width of the entrance to the parking court is determined by Subsection 7 of the zone. See Figure 1 (Parking Court). (3) Podium Parking. Parking spaces are located in an at-grade garage under the rear and/or interior side of the building or under all of the building except for the required habitable ground floor space. The garage has occupiable space above the garage level. The podium is not visible or exposed along the front or side street building façades. (4) Subterranean Parking. Parking spaces are located below the adjacent finished grade of the building. The subterranean garage is allowed to be up to 2 feet above the adjacent finished grade of the building in compliance with the building form (Subsection 3 of the zone) and frontage standards (Chapter 6).
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) (5) Stacked Parking System. Parking spaces are arranged in a system that provides two to three spaces in the horizontal area of one space. This type of system is within a podium parking garage.
Figure 4.040.1: Parking Court
Small Parking Court (6 or fewer Spaces)
Parking Court
Design Site 1 Design Site 2
Large Parking Court (7 or more Spaces)
Parking Court
Design Site 1 Design Site 2
Key
Design Site Line
Building Setback Line
Width 56' min. to max.
Parking Court Setback: Small Parking Court
Large Parking Court
15' min.
Behind required ground floor habitable
space required in Subsection 4 of the zone
Decorative wall and
landscaping
36" max height in compliance with Section 4.030.01
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) F. Identification as to Purpose and Location. On-site parking areas of four or more spaces shall include painted lines, wheel stops, or other methods of identifying individual parking spaces and loading areas, while distinguishing such spaces from aisle and other circulation features.
G. Materials
(1) Parking area surfacing materials shall be entirely paved with either concrete or pavers. All other surfacing materials, including but not limited to gravel, decomposed granite, and asphalt, are prohibited;
(2) A minimum of 10 percent of the parking area shall be improved with impervious materials, exclusive of required landscaping in Table E (Required Parking Lot Landscaping).
H. Landscaping. The landscaping standards identified in Table 4.040.C (Required Parking Lot Landscaping) shall be applied with the standards of Subsection 4.020 (Screening) and Subsection
4.030 (Landscaping and Lighting). The following is required of all parcels in all zones except when otherwise provided for by a development agreement, overlay district, area plan, neighborhood plan, or specific plan.
(1) Parking and loading areas shall be screened from adjacent residential zones by a six foot wall or fence.
(2) Screening is not required when parking area(s) is adjacent to an alley. (3) Landscaping areas shall integrate stormwater management features per Section 21.26.030 (General Landscaping Standards for all Zoning Districts). (4) For portions of parking areas covered by photo-voltaic solar collectors that also function as shade structures, the minimum standard for trees does not apply. (5) Front yard areas. All required front yard areas in all zoning districts shall be improved with a combination of landscape and hardscape, except driveway areas, in compliance with the allowed materials in Section 4.030.4.A-C.
(6) Irrigation required. Landscaped areas shall be provided with a permanent automatic underground irrigation system, or other acceptable irrigation systems as approved by the community development director.
(7) Water efficient. Landscaping shall be consistent with Campbell's water-efficient landscape guidelines.
(8) Mix of materials. Required landscaping shall consist of turf, ground cover, shrubs, and trees in combination to provide attractive screening of parking lots and other paved areas. Required landscaping shall consist of a variety of species and sizes. (9) Street frontage. Landscape areas along street frontages shall be measured at right angles to the street and shall be exclusive of any parking overhang.
(10) Parking lot landscaping. Parking lot landscaping shall be required in compliance with Chapter
21.28 (Parking and Loading).
(11) Additional landscaping. If the required amount of frontage and/or perimeter landscaped areas is not enough to meet the minimum amount of landscaping required for the zoning district, additional landscaping shall be provided in other locations on the site.
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) I. Location
(1) Location of on-site parking is regulated by the required setbacks in Subsection 7 of the zone and the following:
(a) Parking lots with up to 20 spaces shall be separated at least by five feet from buildings to make room for a sidewalk, landscaping, and/or other planting between the building and the parking area;
(b) Parking lots with more than 20 spaces shall be separated by at least 12 feet from buildings to make room for a sidewalk, landscaping, and other planting between the building and the parking area; and
(c) The required separation may be eliminated to the rear of buildings in areas designed for unloading and loading of materials.
Table 4.040.C: Required Parking Lot Landscaping
Number of Parking Spaces Percent of Gross Parking Area Required to be Landscaped 8 or fewer None
9 to 20 5' min. wide planter along property line
21 to 50 5%; 5' min. wide planter between every 5 spaces, property line, and building(s)
51 and over 10%; 5' min. wide planter between every 5 spaces, property line, and building(s)
General Landscaping
Required Border 6" high curb or equivalent
Border and Stormwater Curb or equivalent shall include breaks every 4" to provide drainage to retention and filtration areas.
Car Overhangs Shall be prevented by stops
Required Quantity 1 tree per every 10 parking spaces, beginning at 11 total spaces Tree Well Size1 5' min. in any direction
Tree Can Size 15 gallon min.
Tree Box Size 20% of required trees shall be 24" min.
Tree Caliper 1" min.
Tree Height at Installation 7' min. vertical clearance
Tree Characteristics Tree canopy
Location Evenly spaced throughout parking lot to provide uniform shade 1 Any vehicle overhang requires the minimum planter area width to be expanded by an equivalent dimension.
J. Size of Parking Lot. Parking lots larger than 10,000 square feet in size shall be divided into smaller parking areas with planted landscape areas with a minimum width of 15 feet between to minimize the perceived scale of the total field of stalls.
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4.050 P rivacy Standards
1. Intent. These standards are designed to provide privacy between primary living spaces of buildings on each side of a design site line where side setbacks are required or provided where not required. Windows and balconies along the side of a building within 20 feet of an interior side design site line in all zones are subject to these standards.
2. Standards
A. Primary living spaces adjoining an interior side setback shall either:
(1) Orient principal/main windows/glazed openings toward the front and rear of the building, away from interior side design site lines; or
(2) Set the window/glazing openings:
(a) Perpendicular to interior side design site lines; or (b) More than six feet from interior side design site lines B. Windows and balconies within 6 feet of an interior side design site line shall either:
(1) Have a minimum sill height of 44 inches; or
(2) Place the window at an angle of at least 30 degrees, measured perpendicular to the adjacent side design site line.
Figure 4.070.1: Sill Height Standards along Interior Design Site Line Privacy Standards Diagram
Side Lot Line
Lot Line
Sideyard Setback Line
Privacy Standards Diagram
Area Within 6' of Lot Line
Principal Window
44" min. Sill Height
No Limitation on Sill Heights (Window at 30° angle)
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4.060 S ervice and Utility Standards
1. Mailboxes
A. Maximum 5 feet tall from finished grade.
B. Minimum setback of 3-feet from property line.
C. Mailbox(es) shall incorporate colors used on the nearest primary building(s) they serve.
2. Trash Enclosures
A. Trash enclosures shall be integrated into the building or located a minimum of 50-feet from a public right of way or adjacent offsite parcel and designed to match the primary building’s roof style, exterior finish materials and colors.
B. Trash enclosures shall be designed to achieve the minimum size required to fit the number and size of trash bins and containers needed to accommodate the waste generated by the building user.
C. Proposed bins and containers shall be indicated on the plans to demonstrate compliance with this requirement
D. Trash enclosures shall include a gate opening and doorway in addition to any gate opening. Gate openings shall be at least 9 feet wide.
3. Utilities Cabinets, Meters, and Backflow Preventers
A. Utility cabinets and meters shall be contained within the building or fully screened from view by a solid wall of equal height of the utility cabinet or meter.
B. Backflow preventers and fire department connections (FDC) within 50-feet of a public right of way shall be screened from the public right of way by landscaping of equal height and width as the backflow preventer and/or fire department connection (FDC).
4. Service Areas
A. Service areas (for loading and unloading) shall be integrated into the building or screened from public view by a six-foot high solid masonry wall. Service bay doors shall not be oriented toward the public right of way.
5. Trash Receptacles/Cans.
A. Mixed-use projects with a commercial component other than office shall provide at least one trash receptacle/can per public frontage. The trash receptacle/can shall be placed within 10-feet of a pedestrian walkway connection to the public right of way (i.e. sidewalk).
6. Pedestrian Pathways.
A. Pedestrian pathways shall be comprised of durable, all-weather, dustless paving material that is differentiated in regard to material, texture (i.e. stamped patterns, and/or colors) from the private street and public sidewalk.
7. Truncated Domes.
A. Truncated domes shall be imbedded (flush) with the pavement and not tacked onto the surface of the ground.
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5.010 Pu rpose
This Chapter provides the standards for development of individual building types to achieve the intended physical character of each zone, offer housing choices and affordable housing opportunities, and incubate small businesses as amenities within walkable neighborhoods.
5.020 B uilding Types
1. Building types are used in the lower-intensity zones (T3N, T4N.S) and moderate-intensity zones (T4N.M, T4N.L) to articulate size, scale, and intensity of primarily detached buildings according to the intent of each zone.
3. Building types are categorized into two groups: House-Scale Buildings and Block-Scale Buildings. See Figure 1 (Example of House-Scale and Block-Scale Buildings) for examples.
A. House-Scale Buildings. Buildings that are the size of a house, typically ranging in footprint from as small as 25 feet up to 80 feet overall including wings; and C. Block-Scale Buildings. Buildings that are individually as large as most or all of a block or, when arranged together along a street, appear as long as most or all of a block.
5. Design sites are used to achieve pedestrian-scaled buildings. Each design site shall have only one primary building type, except as follows, and in compliance with all standards:
A. The Cottage Court (Section 5.080) may consist of three to nine indiv idual buildings; Chapter 5: S pecific to Building Types
Sections:
5.010 Purpose
5.020 B uilding Types
5.030 O verview of Building Types
5.040 Hou se
5.050 D uplex Side-by-Side
5.060 D uplex Stacked
5.070 Co ttage Court
5.080 F ourplex
5.090 Ne ighborhood Townhouse
5.100 S ide Court
5.110 P ocket Neighborhood
5.120 Ne ighborhood Courtyard
5.130 M ultiplex
5.140 C ore Townhouse
5.150 Co re Courtyard
5.160 M ain Street Building
5.170 M assing Types
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) C. The Pocket Neighborhood (Section 6.120) may consist of five to ten individual buildings.
E. The Core Courtyard (Section 6.150) may consist of up to two buildings; and
7. In all zones except T3N, T4N.S and T4N.M, detached buildings are allowed to be connected in compliance with the following:
A. The connection is at least 30 feet behind the building façade nearest to the street; C. The area of connection is at least 15 feet and up to 30 feet wide; E. The building façade nearest to the street is in compliance with the required façade zone; G. Upper story connections are at least 10 feet above the finished grade of the building and at least 13 feet, 6 inches above if the area below accommodates vehicle access.
9. On-site open space. The standards identify the required type (private or common) and amount. For example, if the type only has standards for private open space, common open space is not required for that building type. The identified amount is for the entire building unless specified otherwise.
11. Parking may be designed as tuck-under, detached garage(s), podium or subterranean, in compliance with the zone standards for parking placement.
13. Wings are allowed in certain zones to increase building square footage beyond the maximum allowed footprint of the main body.
A. Wings are allowed in the T3N, T4N.S, T4N.M, and T4N.L zones and their sub-zones; C. Wings are required to be smaller in footprint and one story less than the main body to visually reduce the overall size of the building;
E. In the T3N and T4N.S zones the building type standards specify the amount that wings are required to be offset from the main body so that their façades are not aligned.
G. Wings are allowed to be the same number of stories and height as the main body when a density bonus is applied to the building.
15. The maximum number of units identified for each building type is dependent on the design site being large enough to meet the maximum possible by the zone standards.
17. Individual designs may vary from the diagrams for each building type in compliance with the standards of this Chapter and Chapter 7 (Architectural Standards).
19. New buildings and their improvements are subject to Campbell's Fire and Building Code standards.
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Figure 5.020.1 Example of House-Scale and Block-Scale Buildings House-Scale Buildings
Main body only Main body only
Main body with side and rear wings Main body with rear wing Block-Scale Buildings
Specific to Building Types
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5.020
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
5.030 O verview of Building Types
Table A ( Building Types Overview) provides an overview of the allowed building types in each zone. The names of the building types are not intended to limit uses within a building type. For example, a Duplex may have non-residential uses within it as allowed b y the zone.
Table 5.030.A: Building Types Overview
Zones
T3 T4 T5
T3N T4N.S T4N.M T4N.L T4MS T5N T5MS
House 5.040 P P - -
Not applicable. Building size
regulated by maximum footprint
standards in Subsection 3 of each
zone.
Duplex Side-by-Side 5.050 P P - -
Duplex Stacked 5.060 P P - -
Cottage Court 5.070 P P - -
Fourplex 5.080 P P P -
Neighborhood Townhouse 5.090 P P P -
Side Court 5.100 P P - -
Neighborhood Courtyard 5.110 - P P P
Pocket Neighborhood 5.120 P P P -
Multiplex 5.130 - - P P
Core Townhouse 5.140 - - - P
Core Courtyard 5.150 - - - P
Main Street Building 5.160 - O O O
Key P = Allowed - = Not Allowed O = Open Sub-Zone only Specific to Building Types
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5.030
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5.040 H ouse
Example of House
Example of House
Example of House
1. Description
A small-to-medium-sized, detached, House-Scale Building with one unit, small-to-medium setbacks, a rear setback, and located within a low-intensity, walkable neighborhood.
2. Number of Units
Units per Building 1 max
Buildings per Design Site 1 max.2
2 Not including ADU/JADU
General Note: Photos on this page are illustrative, not regulatory.
Specific to Building Types
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) BUILDING TYPE: HOUSEBUILDING TYPE: HOUSE
Front Street Front Street
Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists
4. Pedestrian Access
Main Entrance Location Front Street
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.
Parking may be covered, uncovered, or in a garage.
6. Open Space
Private Open Space
Area 300 sf min.
Required setbacks and driveways do not count toward open space.
Required private open space shall be located behind the main body of the building.
3. Building Size and Massing
Height
Stories 2.5 max.
Main Body4
Width 36' max.
Depth 48' max.
Wing(s) 4
Width 20' max.
Depth 20' max.
Separation between Wings
on Same Façade
15' min.
Offset from Main Body 3' min.
Massing Types
Front Gable Section 5.170.1.A
Side Gable Section 5.170.1.B
Gable L Section 5.170.1.C
Façades shall be designed in compliance with Chapter 7
(Architectural Standards).
4 In compliance with Subsection 5 of the zone
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Private Open Space
Key
BUILDING TYPE: HOUSE, SMALL
Specific to Building Types
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5.040: House
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5.050 D uplex Side-by-Side
Example of Duplex Side-by-Side
Example of Duplex Side-by-Side
Example of Duplex Side-by-Side
1. Description
A small-to-medium-sized, detached, House-Scale Building with small-to-medium setbacks and a rear setback. The
building consists of two side-by-side units, both facing the street and within a single Building massing. The type has the appearance of a medium-to-large, single-unit house and is scaled to fit within lower-intensity neighborhoods.
2. Number of Units
Units per Building 2 max.
Buildings per Design Site 1 max.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Building Types
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) BUILDING TYPE: DUPLEX, SIDE-BY-SIDEBUILDING TYPE: DUPLEX, SIDE-BY-SIDE Front Street Front Street
Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists
4. Pedestrian Access
Main Entrance Location Front Street 3
Each unit shall have an entry facing the street on or within 15' of the front façade.
3 On corner design sites, each unit shall front a different street.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.
Parking may be covered, uncovered, or in a garage.
6. Open Space
Common Open Space
Width 15' min.
Depth 15' min.
Required setbacks and driveways do not count toward open space.
Required common open space shall be located behind the
main body of the building.
3. Building Size and Massing
Height
Stories 2.5 max.
Main Body1
Width 48' max.
Depth 36' max.
Wing(s)1
Width 20' max.
Depth 20' max.
Separation between Wings on
Same Façade
15' min.
Offset from Main Body 3' min.
Massing Types
Side Gable Section 5.170.1.B
Gable L Section 5.170.1.C
Twin Gable Section 5.170.1.E
Façades shall be designed in compliance with Chapter 7
(Architectural Standards).
1 I n compliance with Subsection 5 of the zone
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Private Open Space
Key
BUILDING TYPE: HOUSE, SMALL
Specific to Building Types
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5.050: Duplex Side-by-Side
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5.060 D uplex Stacked
Example of Duplex Stacked
Example of Duplex Stacked
Example of Duplex Stacked
1. Description
A small-to-medium-sized, detached, House-Scale Building with small-to-medium setbacks and a rear setback. The
building consists of two stacked units, both facing the street and within a single building massing. The type has the
appearance of a medium-to-large, single-unit house and is scaled to fit within lower-intensity neighborhoods.
2. Number of Units
Units per Building 2 max.
Buildings per Design Site 1 max.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Building Types
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) BUILDING TYPE: DUPLEX, STACKEDBUILDING TYPE: DUPLEX, STACKED Front Street Front Street
Side Street
Alley access required if alley exists Alley access required if alley exists Side Street
4. Pedestrian Access
Main Entrance Location Front Street 3
Each unit shall have an entry facing the street on or within 15' of the front façade.
3 On corner design sites, each unit shall front a different street.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.
Parking may be covered, uncovered, or in a garage.
6. Open Space
Private Open Space
Width 15' min.
Depth 15' min.
Required setbacks and driveways do not count toward open space.
Required common open space shall be located behind the
main body of the building.
3. Building Size and Massing
Height
Stories 2.5 max.
Main Body1
Width 36' max.
Depth 48' max.
Wing(s)1
Width 20' max.
Depth 20' max.
Separation between Wings on
Same Façade
15' min.
Offset from Main Body 3' min.
Massing Types
Front Gable Section 5.170.1.A
Side Gable Section 5.170.1.B
Gable L Section 5.170.1.C
Façades shall be designed in compliance with Chapter 7
(Architectural Standards).
1 I n compliance with Subsection 5 of the zone
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Private Open Space
Key
BUILDING TYPE: HOUSE, SMALL
Specific to Building Types
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5.060: Duplex Stacked
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5.070 C ottage Court
Example of Cottage Court
Example of Cottage Court
Example of Cottage Court
1. Description
A group of three to nine small, detached, House-Scale
Buildings (cottages) arranged to define a shared court open to and visible from the street. The shared court is common open space and takes the place of a private rear setback, thus becoming an important community-enhancing element.
The type is scaled to fit within low-to-moderate-intensity neighborhoods and in non-residential contexts.
Synonym: Bungalow Court
2. Number of Units
Units per Cottage 1 max.
Cottages per Design Site 3 min
1 ; 9 max
1 In the T3N and T4N.S zones, the rearmost Cottage may
contain up to 2 units, for a total of 10 units.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Building Types
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Front Street Front Street
Alley access required if alley exists Alley access required if alley exists
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.
Parking may be covered, uncovered, or in a garage.
Spaces shall be grouped in one or more parking areas at rear or side of design site.
6. Open Space
Common Open Space
Width 20' min. clear
Depth 75' min. (3-4 units)
90' min. ( 5-9 units)
Required setbacks and driveways do not count as open
space.
Up to 1/3 of the shared court(s) may be used for stormwater management if designed as a rain garden or bioswale.
7. Miscellaneous
Fencing
Fencing is only allowed around or between individual
buildings and shall not exceed 36" in height.
Visibility shall be maintained through the fencing.
3. Building Size and Massing
Height
Stories 1.5 max.
To Highest Eave/parapet 18' max.
Main Body (per Cottage) 2
Width 32' max.
Depth 32' max.
Separation between Cottages 7' min.
Massing Types (per Cottage)
Front Gable Section 5.170.1.A
Gable L Section 5.170.1.C
Façades shall be designed in compliance with Chapter 7
(Architectural Standards).
4. Pedestrian Access
Shared court shall be accessible from front street.
Pedestrian Path Setbacks
From Building Entrance 6' min.
Main entrance to units required from shared court.
Units on a corner may enter from either of the two streets.
Pedestrian paths shall connect all buildings to the public ROW, shared court, and parking areas.
2 I n compliance with Subsection 5 of the zone
BUILDING TYPE: COTTAGE COURT_largeBUILDING TYPE: COTTAGE COURT_large ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Common Open Space
Key
BUILDING TYPE: HOUSE, SMALL
Specific to Building Types
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5.080 F ourplex
Example of Fourplex
Example of Fourplex
Example of Fourplex
1. Description
A small-to-medium-sized, detached, House-Scale Building that consists of three to four side-by-side and/or stacked units, typically with one shared entry or individual entries along the front. The type has the appearance of a medium- sized, single-unit house and is scaled to fit within low- to moderate-intensity neighborhoods.
2. Number of Units
Units per Building 3 min.; 4 max.
Buildings per Design Site 1 max.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Building Types
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) BUILDING TYPE: MULTIPLEX SMALLBUILDING TYPE: MULTIPLEX SMALL Front Street Front Street
Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists
4. Pedestrian Access
Main Entrance Location Front Street
Each unit may have an individual entry.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.
Parking may be covered, uncovered, or in a garage.
6. Open Space
Common Open Space 3
Width 15' min.
Depth 15' min.
Required setbacks and driveways do not count toward open space.
Required common open space shall be located behind the
main body of the building.
3 None is required if the building is within 800' of public open space, as measured along walking paths
3. Building Size and Massing
Height
Stories 2.5 max.
Main Body1
Width 48' max.
Depth 60' max.
Wing(s)1
Width 20' max.
Depth 20' max.
Separation between Wings on
Same Façade
15' min.
Offset from Main Body 3' min.
Massing Types
Front Gable Section 5.170.1.A
Side Gable Section 5.170.1.B
Gable L Section 5.170.1.C
Twin Gable Section 5.170.1.E
Façades shall be designed in compliance with Chapter 7
(Architectural Standards).
1 I n compliance with Subsection 5 of the zone
ROW/ Design Site Line
Building Setback Line
Frontage
Common Open Space
Key
BUILDING TYPE: HOUSE, SMALL
ROW/ Design Site Line
Building Setback Line
Building
Key
Specific to Building Types
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5.080: Fourplex
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5.090 Ne ighborhood Townhouse
Example of Neighborhood Townhouse (Four in Run)
Example of Neighborhood Townhouse (Six in Run)
Example of Neighborhood Townhouse (Three Side-by-Side Units)
1. Description
A small-sized, typically attached, House-Scale Building (up to four units side-by-side) with a rear setback. Each Neighborhood Townhouse consists of one unit. As allowed by the zone, the type may also be detached with minimal separations between buildings. The type is typically located within low-to-moderate-intensity neighborhoods.
Synonym: Rowhouse
2. Number of Units
Units per Building 1 max. in T3N and T4N.S;
2 stacked units max. in T4N.M;
3 stacked units max. in T4N.L
Buildings per Design Site 1 max.
Buildings per Run 4 side by side max. in T3N, T4N.S
6 side by side max. in T4N.M,
T4N.L
General Note: Photos on this page are illustrative, not regulatory.
Specific to Building Types
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) BUILDING TYPE: TOWNHOUSE- NeighborhoodBUILDING TYPE: TOWNHOUSE- Neighborhood Front
Alley access required if alley exists
Front
Alley access required if alley exists
4. Pedestrian Access
Main Entrance Location Front
Each unit shall have an individual entry facing a street or other pedestrian route.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.
Parking may be covered, uncovered, or in a garage.
6. Open Space
Private Open Space
Area 72 sf min. per unit 2
Required setbacks and driveways do not count toward open space.
If design site allows, required private open space shall be located behind the main body of the building.
2 W hen at least 6% of the net developable site area is provided as Civic Space, private open space requirement may be satisfied by a roof terrace, Dooryard frontage type, or balcony (including second story of Porch frontage type).
3. Building Size and Massing
Height T3N, T4N.S T4N.M,
T4N.L
Stories 2.5 max. 3 max.
Main Body (Per Townhouse)1
Width per Unit 20' min. 18' min.
Depth per Unit 50' max.50' max.
Width per Run 150' max.150' max.
Wing(s)1
Width 14' max.14' max.
Depth 25' max.25' max.
Separation between Wings on
Same Façade
15' min.15' min.
Massing Types (per Run)
Side Gable Section 5.170.1.B
Center Gable Section 5.170.1.D
Twin Gable Section 5.170.1.E
Façades shall be designed in compliance with Chapter 7
(Architectural Standards).
1 I n compliance with Subsection 5 of the zone
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Private Open Space
Key
BUILDING TYPE: HOUSE, SMALL
Specific to Building Types
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5.090: Neighborhood Townhouse
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5.100 S ide Court
Example of a Side Court (image source: Google)
Example of a Side Court (Image source: Google)
Example of a Side Court (image source: Realtor.com)
1. Description
A series of house-scale buildings fronting a shared "parking court" that doubles as a driveway and outdoor space for the units. The foremost building faces the street and the shared court; the rearmost building is parallel with the rear parcel line. This type is intended for narrow and deep mid-block parcels and is typically located within low-to-moderate- intensity neighborhoods.
2. Number of Units
Units per Building 4 max.
Buildings per Design Site 5 max.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Building Types
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) BUILDING TYPE: SIDE COURT BUILDINGBUILDING TYPE: SIDE COURT BUILDING Front Street Front Street
5. Vehicle Access and Parking
Driveway and parking location shall comply with standards in Subsection 7 of the zone.
Parking Court
Width 26' min. (building façade to property line)
Depth Up to rearmost building, in compliance
with fire access requirements.
6. Open Space
Landscaping
The area between the parking court pavement and the
property line shall be landscaped, averaging at least 4 feet in width along the length of the parking court.
The area between all habitable space and the parking
court pavement shall be landscaped, averaging at least 2 feet in width along each façade.
Paving
Parking court surface may be stamped concrete, pavers,
brick, and/or grasscrete. No more than 20% of the surface area may be asphalt or untextured poured concrete.
The edges of the parking court pavement shall not be
composed exclusively of straight lines.
3. Building Size and Massing
Height
Stories 2.5 max.
Main Body (per Building) 1
Width 48' max 2
Overall Length 85' max.
Massing Types (per Building)
Front Gable Section 5.170.1.A
Gable L Section 5.170.1.C
Twin Gable Section 5.170.1.E
Gabled L Courtyard Section 5.170.1.F
Façades shall be designed in compliance with Chapter 7
(Architectural Standards).
At least 50% of ground floor space shall be habitable.
Habitable space shall not include garage or parking.
4. Pedestrian Access
The frontmost unit shall be accessed from the street;
other units shall be accessed from the parking court.
Each primary entrance shall include a frontage type, as allowed in Table 6.030.A, within an area at least 7' deep. 1 I n compliance with Subsection 5 of the zone
2 No max. within 50' of rear design site line
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Parking Court
Key
BUILDING TYPE: HOUSE, SMALL
Specific to Building Types
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5.100: Side Court
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5.110 P ocket Neighborhood
Example of Pocket Neighborhood
Example of Pocket Neighborhood
Example of Pocket Neighborhood
1. Description
A group of 5 to 10 detached, House-Scale Buildings
each containing one to four units, arranged to define
a shared open space. The shared open space is
common open space and takes the place of a private
rear setback, trees become an important community-
enhancing element. The type is scaled to fit within
low-to-moderate intensity neighborhoods.
2. Number of Units
T3N T4N.S T4N.M
Units per Building 2 max. 3 max. 4 max.
Buildings per
Design Site
5 min.;
5 min;5 min;
6 max. 10 max10 max
General Note: Photos on this page are illustrative, not regulatory.
Source: Starr Hill Vision Plan
Source: Ross Chapin
Source: Ross Chapin
Specific to Building Types
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) BUILDING TYPE: POCKET NEIGHBORHOODFront Street
3. Building Size and Massing
Main Body (per Building) 1 T3N, T4N.S,
T4N.M
Stories 2.5 max.
Buildings along Front and Side Street
Width 60' max.
Depth 40' max.
Buildings along Side and Rear
Width 36' max.
Depth 48' max.
Side Setback in Addition to Zone Setback 5' min.
Building Separation
Between 1-story Buildings 10' min.
Between Buildings > 1-story 15' min.
Community Building 1, 2
Stories 2.5 max.
Width 40' max.
3. Building Size and Massing (Continued)
Depth 30' max.
Massing Composition Types (per Building)
Front Gable 1-4 Units per
Building
Section 5.170.1.A
Side Gable 1-4 Units per
Building
Section 5.170.1.B
Gable L 1-4 Units per
Building
Section 5.170.1.C
Twin Gable 2-4 Units per
Building
Section 5.170.1.E
Façades shall be designed in compliance with Chapter 7
(Architectural Standards).
No single-unit buildings allowed along the front or side street 1 Optional
2 S hall front on common open space and is not allowed along front or side street
ROW/ Design Site Line
Building Setback Line
Building
Community Building
Key BUILDING TYPE: POCKET NEIGHBORHOOD
Specific to Building Types
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5.110: Pocket Neighborhood
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) BUILDING TYPE: POCKET NEIGHBORHOODFront Street
4. Pedestrian Access
Main Entrance Location
Buildings with 1 Unit 4 At Common Open Space
Buildings with 2 or more Units At Front or Side Street
Pedestrian Path Width
Along Buildings and Open Space5' min.
At Front or Side Street Connection10' min.
Pedestrian Path Setbacks
From Building Entrance 12' min.
From Side of Building 8' min.
4 Max. 40' from edge of common open space
5. Vehicle Access and Parking
Offset from Buildings 5' min.
Driveway and parking location shall comply with standards in Subsection 7 of the zone.
Parking not allowed along private or common open space.
Parking may be covered, uncovered, or in a garage.
Turnaround access required in compliance with Fire
Department standards.
Spaces shall be grouped in one or more parking areas at rear or side of design site.
6. Open Space
Private Open Space per Building
Required for full length of building at all façades adjacent or abutting a pedestrian path or common open space
Common Open Space
5 5 Bldgs.6 6-10 Bldgs.6
Width 30' min. 50' min.
Depth 40' min. 100' min.
7. Miscellaneous
Fencing
Fencing is only allowed around or between individual
buildings and shall not exceed 36" in height.
Visibility shall be maintained through the fencing.
5 Shall provide access from front or side street
6 Not including community building
ROW/ Design Site Line
Building Setback Line
Frontage
Key
Private Open Space
Common Open Space
Key
BUILDING TYPE: POCKET NEIGHBORHOOD
Specific to Building Types
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5.120 N eighborhood Courtyard
Example of Neighborhood Courtyard
Example of Neighborhood Courtyard
Example of Neighborhood Courtyard
1. Description
A detached, House-Scale Building that consists of up to 24 multiple attached and/or stacked units, accessed from a shared courtyard. The shared court is common open
space and takes the place of a rear setback. The type is typically integrated as a small portion of lower-intensity neighborhoods or more consistently into moderate-intensity neighborhoods.
Synonym: Courtyard Apartment
2. Number of Units
T4N.S T4N.M T4N.L
Units per Building 12 max. 16 max. 24 max.
Buildings per Design Site
1 max.1 max.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Building Types
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) BUILDING TYPE: COURTYARD APARTMENT, NeighborhoodBUILDING TYPE: COURTYARD APARTMENT, Neighborhood Front Street Front Street
Side Street
Side Street
Alley access required if alley existsAlley access required if alley exists
4. Pedestrian Access
Main Entrance Location 2 Courtyard or Street
2 The main entry of ground floor units shall be directly off of a courtyard or street, whichever is closer.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.
Parking may be covered, uncovered, or in a garage.
6. Open Space
Common Open Space L-shaped U-shaped
Width 20' min. 25' min.
Depth 30' min. 60' min.
Courtyard(s) shall be accessible from the front street.
Multiple courtyards are required to be connected via a
Passage through or between buildings (see 8.040.11).
Building shall define at least three sides of the courtyard.
Up to 1/3 of the shared court(s) may be used for stormwater management if designed as a rain garden or bioswale.
Front of courtyard not defined by building shall be defined by 2'-6" to 5' tall wall with entry gate/door.
3. Building Size and Massing
Height T4N.S T4N.M T4N.L
Stories 2.5 max. 3.5 max. 4 max.
Main Body
Width
100' max.100' max.
Depth 100' max.100' max.
Wing(s)
Depth
45' max.45' max.
Massing Types
Gabled L Courtyard (L shaped) Section 5.170.1.F
Gabled Front
Courtyard
(U-shaped) Section 5.170.1.G
Façades shall be designed in compliance with Chapter 7
(Architectural Standards).
1 I n compliance with Subsection 5 of the zone
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Common Open Space
Key
BUILDING TYPE: HOUSE, SMALL
Specific to Building Types
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5.130 M ultiplex
Example of Multiplex
Example of Multiplex
Example of Multiplex including bonus height
1. Description
A medium-to-large-sized, detached, House-Scale Building that consists of up to 18 stacked units, typically with one shared entry. The type is scaled to fit within moderate- intensity neighborhoods.
Synonym: Mansion Apartment
2. Number of Units
T4N.L
Units per Building 18 max.
Buildings per Design Site 1 max.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Building Types
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) BUILDING TYPE: MULTIPLEX
At smaller scale (1"=50', others are 1"=40')
BUILDING TYPE: MULTIPLEX
At smaller scale (1"=50', others are 1"=40')
Front Street Front Street
Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists
4. Pedestrian Access
Main Entrance Location Front Street
Units located in the main body shall be accessed by a
common entry along the front street.
On corner design sites, units in a wing may enter from the side street.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.
Parking may be covered, uncovered, or in a garage.
6. Open Space
Common or private open space is not required.
3. Building Size and Massing
Height
Stories 4 max.
Main Body1
Width 60' max.
Depth 60' max.
Wing(s)1,2
Width 24' max.
Depth 40' max.
Separation between Wings on
Same Façade
15' min.
Massing Types
Side Gable Section 5.170.1.B
Gable L Section 5.170.1.C
Center Gable Section 5.170.1.D
Twin Gable Section 5.170.1.E
Façades shall be designed in compliance with Chapter 7
(Architectural Standards).
1 I n compliance with Subsection 5 of the zone
2 F or 4-story buildings, height is limited to 1 story less than main body and 10' less to highest eave/parapet.
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Key
Specific to Building Types
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5.140 C ore Townhouse
Example of Core Townhouse (three in run)
Example of Core Townhouse (at least six in run)
Example of Core Townhouse (at least five in run)
1. Description
A large-sized, typically attached, Block-Scale Building (10 to 16 units) with a rear setback. Each Core Townhouse consists of up to two stacked units. As allowed by the zone, the type may also be detached with minimal separations between
buildings. The type is typically located within high-intensity neighborhoods or on, or near, a neighborhood main street.
Synonym: Rowhouse
2. Number of Units
Units per Townhouse
Building
2 stacked units max. (24 total)
Townhouse Buildings per
Design Site
1 max.
Buildings per Run 12 max.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Building Types
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) BUILDING TYPE: TOWNHOUSE- UrbanBUILDING TYPE: TOWNHOUSE- Urban Front Street
Alley access required if alley exists
Front Street
Alley access required if alley exists
4. Pedestrian Access
Main Entrance Location Front Street
Each unit shall have an individual entry facing a street or be perpendicular to a street within an alcove facing a street.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.
Parking may be covered, uncovered, or in a garage.
6. Open Space
Private Open Space
Area 72 sf min. per unit 4
Required setbacks and driveways do not count toward open space.
If design site allows, required private open space shall be located behind the main body of the building.
4 W hen at least 6% of the net developable site area is provided as Civic Space, private open space requirement may be satisfied by a roof terrace, Dooryard frontage type, or balcony (including second story of Porch frontage type).
3. Building Size and Massing
Height
Stories 4 max.
Main Body1
Width per Unit 16' min.
Depth per Unit 55' max.
Width per Building 200' max
Wing(s)2
Width 14' max.
Depth 25' max.
Separation between Wings on
Same Façade
15' min.
Massing Types (per Building) 3
Side Gable Section 5.170.1.B
Flat Roof Box Section 5.170.1.J
Façades shall be designed in compliance with Chapter 7
(Architectural Standards).
1 I n compliance with Subsection 5 of the zone
2 F or buildings at least 4 stories, height is limited to 1 story less than main body and 10' less to highest eave/parapet. 3 F ronts of buildings within a run may be offset by 3 feet max.
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Private Open Space
Key
BUILDING TYPE: HOUSE, SMALL
Specific to Building Types
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5.150 C ore Courtyard
Example of Core Courtyard
Example of Core Courtyard
Example of Core Courtyard
1. Description
A detached or attached, Block-Scale Building that consists of attached and/or stacked units, accessed from one or
more shared courtyards. The shared court is common open space. The type is typically integrated into moderate-to-high- intensity neighborhoods and on main streets with a non- residential ground floor along the adjacent street.
Synonym: Courtyard Apartment
2. Number of Units
Units per Building Unrestricted 1
Buildings per Design Site 1 max.
1 Number of units restricted by building code and fire code standards.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Building Types
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) BUILDING TYPE: COURTYARD APARTMENT, UrbanBUILDING TYPE: COURTYARD APARTMENT, Urban Front Street Front Street
Alley access required if alley existsAlley access required if alley exists Side Street
Side Street
4. Pedestrian Access
Main Entrance Location 3 Courtyard or Street
Distance between Entries to Units 30' max.
3 The main entry of ground floor units shall be directly off of a courtyard or street, whichever is closer.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.
Parking may be covered, uncovered, or in a garage.
Spaces shall be grouped in one or more parking areas at rear or side of design site.
6. Open Space
Common Open Space (Courtyard)
Width 40' min. clear
Depth 75' min. clear
Courtyards shall be accessible from the front street.
Multiple courtyards shall be connected via a passage
through or between buildings.
Buildings shall define at least three walls of a courtyard.
Up to 1/3 of the shared court(s) may be used for stormwater management if designed as a rain garden or bioswale.
3. Building Size and Massing
Height T4N.L
Stories 4 max.
Main Body, 2
Width Overall 100' max.
Depth 65' max.
Depth Overall 140' max.
Massing Types
Gabled Front Courtyard Section 5.170.1.G
Gabled Rear Courtyard Section 5.170.1.H
Gabled Closed Courtyard Section 5.170.1.I
Flat Roof Front Courtyard Section 5.170.1.M
Flat Roof Rear Courtyard Section 5.170.1.N
Flat Roof Closed Courtyard Section 5.170.1.O
Façades shall be designed in compliance with Chapter 7
(Architectural Standards).
The building may be designed as two separate buildings, not more than 30' apart, with the space between them designed as a courtyard in compliance with the standards of this Subsection.
1 I n compliance with Subsection 5 of the zone
ROW/ Design Site Line
Building Setback Line
Building
Key
ROW/ Design Site Line
Building Setback Line
Frontage
Common Open Space
Key
BUILDING TYPE: HOUSE, SMALL
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5.160 M ain Street Building
Example of Main Street Building
Example of Main Street Building
Example of Main Street Building
1. Description
A small-to-large-sized, Block-Scale Building, typically attached, but may be detached. The type is intended to
provide a vertical mix of uses with ground-floor retail, office, or service uses and upper-floor service or residential uses.
The type makes up the primary component of neighborhood and downtown main streets, therefore being a key
component to providing walkability.
2. Number of Units
Units per Building Unrestricted
1 Buildings per Design Site 1 max.
1 Number of units restricted by building code and fire code standards.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Building Types
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Front Street Front Street
Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists
4. Pedestrian Access
Distance between Entries
to Ground Floor Shops
50' max.
Upper floor units shall be accessed by a common entry
along the front street.
Ground floor shops shall have individual entries along
the adjacent street.
Ground floor units allowed along side street at least 60' from front of design site.
On corner design sites, units along a side street may
enter from the side street.
5. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection 7 of the zone.
Parking may be covered, uncovered, or in a garage.
6. Open Space
Common or private open space is not required.
3. Building Size and Massing
Height T4N.S-O T4N.M-O T4N.L-O
Stories 2.5 max. 3 max. 4 max.
Main Body2
Width 75 max. 100 max. 120 max.
Depth 90 max. 120 max. 120 max.
Massing Types
Side Gable Section 5.170.1.B
Center Gable Section 5.170.1.D
Flat Roof Box Section 5.170.1.J
Flat Roof L Section 5.170.1.K
Flat Roof T Section 5.170.1.L
Flat Roof Front
Courtyard
Section 5.170.1.M
Flat Roof Rear
Courtyard
Section 5.170.1.N
Flat Roof Closed
Courtyard
Section 5.170.1.O
Façades shall be designed in compliance with Chapter 7
(Architectural Standards).
2 In compliance with Subsection 5 of the zone
Outline of Building above
ROW/ Design Site Line
Building Setback Line
Frontage
Key
ROW/ Design Site Line
Building Setback Line
Building
Key
Specific to Building Types
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1. Main Body Massing Types
For each building type, select from the allowed massing types and apply the standards to the main body width in compliance with Chapter 7 (Architectural Standards) and the following standards. Façades of intersecting volumes shall be offset by a minimum of 3 feet.
A. Front Gable
This massing type is a simple rectilinear form that is deeper than it is long. The roof is sloped and may be either hipped or gabled.
Main Body
Main Body Width Max. allowed by Subsection 3
of the building type
B. Side Gable
This massing type is a simple rectilinear form that is longer than it is deep. The roof is sloped and may be either hipped or gabled.
Main Body
Main Body Width Max. allowed by Subsection 3
of the building type
C. Gable L
This massing type divides the façade into two parts, with one part projecting and one part set back to create a shallow forecourt. The roof is sloped, with a gable or hipped roof on each volume.
Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 1 bay min.; 5 bays max.
Recessed Façade 1 bay min; 7 bays max.
5.170 M assing Types
Specific to Building Types
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1. Main Body Massing Types (Continued)
D. Center Gable
This massing type divides the façade into three parts, with the middle part projecting. The roof is sloped and may be either hipped or gabled.
Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 1 bay min.; 5 bays max.
Recessed Façade 1 bay min; 7 bays max.
E. Twin Gable
This massing type divides the façade into three parts, with the middle part set back slightly to create a shallow open space. The roof is sloped and may be either hipped or
gabled.
Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 1 bay min.; 5 bays max.
Recessed Façade 1 bay min; 9 bays max.
F. Gabled L Courtyard
This massing type divides the façade into two parts, with one part set back substantially to create a deep open space. The roof is sloped and may be either hipped or gabled.
Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 1 bay min.; 5 bays max.
Recessed Façade 1 bay min; 9 bays max.
Specific to Building Types
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1. Main Body Massing Types (Continued)
G. Gabled Front Courtyard
This massing type divides the façade into three parts, with the middle part set back substantially to create a deep open space. The roof is sloped and may be either hipped or gabled.
Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Wing 1 bay min.; 5 bays max.
Center Façade 1 bay min; 7 bays max.
H. Gabled Rear Courtyard
This massing type divides the rear façade into three parts, with the middle part set back substantially to create a deep courtyard not visible from the street. The roof is sloped and may be either hipped or gabled.
Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Specific to Building Types
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1. Main Body Massing Types (Continued)
I. Gabled Closed Courtyard
This massing type fronts a courtyard with building façades in all 4 sides. Courtyard not visible from the street. The roof is sloped and may be either hipped or gabled.
Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
J. Flat Roof Box
This massing type is a simple rectilinear form with a flat roof.
Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
K. Flat Roof L
This massing type divides the façade into two parts, with one part projecting and one part set back to create a shallow forecourt. The roof is flat.
Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 2 bays min.; 5 bays max.
Recessed Façade 1 bay min; 7 bays max.
Specific to Building Types
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1. Main Body Massing Types (Continued)
L. Flat Roof T
This massing type divides the façade into three parts, with the middle part projecting. The roof is flat.
Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 2 bays min.; 5 bays max.
Recessed Façade 1 bay min; 7 bays max.
M. Flat Roof Front Courtyard
This massing type divides the façade into three parts, with the middle part set back substantially to create a deep open space. The roof is flat.
Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Projecting Volume 1 bay min.; 5 bays max.
Recessed Façade 1 bay min; 9 bays max.
Specific to Building Types
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1. Main Body Massing Types (Continued)
N. Flat Roof Rear Courtyard
This massing type divides the rear façade into three parts, with the middle part set back substantially to create a deep courtyard not visible from the street. The roof is flat.
Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
O. Flat Roof Closed Courtyard
This massing type fronts a courtyard with building façades in all 4 sides. Courtyard not visible from the street. The roof is flat.
Main Body
Main Body Width Max. allowed by Subsection 3
of this building type
Specific to Building Types
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6.010 Pu rpose
This Chapter provides the standards for private frontages ("frontages"). Private frontages are the components of a building that provide the transition and interface between the public realm (street and sidewalk) and the private realm (setback or building).
6.020 P rivate Frontage Types
1. The names of the private frontage types indicate their particular configuration or function and are not intended to limit uses within the associated building. For example, a Porch may be used by non- residential uses (e.g., restaurant, office) as allowed by the zone.
2. Each building is required to include at least one private frontage type along the front street or adjacent civic space at each building entry. Buildings with entries along a side street are required to include at least one private frontage type on those façades.
3. The ground floor, for a minimum depth as identified in Subsection 4 of the zone, is required to be habitable/occupiable space in compliance with this Chapter. Accessibility is provided through the allowed private frontage types for each zone.
4. Private frontage types not listed in Subsection 8 of the zone are not allowed in that zone.
5. Each building may have different private frontage types in compliance with the allowed types in Subsection 8 of the zone.
6. Each private frontage type shall be located in compliance with the façade zone per Subsection 5 of the zone.
7. Standards are stated for the front and side street façades of a design site.
Chapter 6: S pecific to Private Frontage Types
Sections:
6.010 Purpose
6.020 P rivate Frontage Types
6.030 O verview of Private Frontage Types
6.040 Po rch Projecting
6.050 Po rch Engaged
6.060 Dooryard
6.070 S toop
6.080 Forecourt
6.090 C ommon Entry
6.100 M aker Shopfront
6.110 Shopfront
6.120 Galler y
6.130 S tandards Specific to Commercial Building Entries 101
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8. In addition to the zone's standards, each private frontage is further refined through these standards according to contexts where each type is allowed.
9. Certain types are only allowed in the open sub-zone (e.g., T4N.S-O) or on a side street in the base zone (e.g., T4N.S) to implement the intended physical character.
6.030 O verview of Private Frontage Types
Table A (Private Frontage Types Overview) provides a summary of the allowed private frontage types in each zone. See referenced Section(s) for standards.
Specific to Private Frontage Types
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Zones
T3 T4 T5
T3N T4N.S T4N.M T4N.L T4MS T5N T5MS
Porch Projecting 6.040 P P P P O P -
Porch Engaged 6.050 P P P P O P -
Dooryard 6.060 P P P P P1 P P1
Stoop 6.070 - P P P O P -
Forecourt 6.080 - - - P P P P
Common Entry 6.090 - - P1 P1 P P P
Maker Shopfront 6.100 - - - - O - P
Shopfront 6.110 - O O O P O P
Gallery 6.120 - O O O P O P
Key P = Allowed O = Allowed Only in Open Sub-Zone - = Not Allowed 1 Side street frontage only
Specific to Private Frontage Types
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6.040 P orch Projecting
Example of a Projecting Porch
Example of a Projecting Porch
Example of a Projecting Porch
1. Description
The main façade of the building is set back from the front design site line with a covered structure encroaching into the front setback. The resulting setback area may be defined by a fence or hedge to spatially maintain the edge of the street.
The Porch may be one or two stories, is open on three sides, with all habitable space located behind the building setback line.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Private Frontage Types
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2. Size
Width, Clear 12' min.1
Depth, Clear 6' min.
Height, Clear 8' min.
Stories 2 stories max.
Finish Level above Sidewalk 12" min.2
Pedestrian Access 3' wide min.
Depth 15' min.
1 Reduce to 8' min. and maximum 1 story when applied to Cottage Court Building Type
2 Common entries may be set at grade per local and federal accessibility standards.
3. Miscellaneous
Porch shall be open on three sides and have a roof. Clear glass may be installed between the porch columns if the minimum size of individual panes is in compliance with the standards in Chapter 7 (Architectural Standards).
The Porch is allowed to encroach into the front and side street setbacks in compliance with Subsection 6 of the zone.
Ramps are required to be integrated along the side of the building to connect with the Projecting Porch.
The Porch shall be designed in compliance with the
standards in Chapter 7 (Architectural Standards).
Setback SetbackROW ROWStreet Street
ROW/ Design Site Line Setback Line
Key
Specific to Private Frontage Types
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6.050 P orch Engaged
Example of an Engaged Porch
Example of a Engaged Porch
Example of an Engaged Porch
1. Description
A portion of the main façade of the building is set back from the front design site line to create an area for a covered structure that projects from the façade that is set back.
The Porch may project into the front setback. The resulting setback may be defined by a fence or hedge to spatially maintain the edge of the street. The Porch may be one or two stories and has two adjacent sides that are engaged to the building, while the other two sides are open.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Private Frontage Types
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2. Size
Width, Clear 8' min.
Depth, Clear 6' min.
Height, Clear 8' min.
Stories 2 stories max.
Finish Level above Sidewalk 12" min.1
Pedestrian Access 3' wide min.
Encroachment Area of Building Façade
Depth 8' max.
Width 1/3 min. of overall
building façade
1 Common entries may be set at grade per local and
federal accessibility standards.
3. Miscellaneous
Up to 20% of the building façade and porch(es) may project into the front setback line for the zone.
The Porch shall be open on two sides and have a roof.
The Porch is allowed to encroach into the front and side street setbacks in compliance with Subsection 6 of the zone.
Ramps are required to be integrated along the side of the building to connect with the Engaged Porch.
ROW ROWStreet StreetSetback Setback
ROW/ Design Site Line Setback Line
Key
Specific to Private Frontage Types
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6.050: Porch Engaged
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6.060 D ooryard
Example of a Dooryard
Example of a Dooryard
Example of a Dooryard
1. Description
The main façade of the building is set back from the front design site line, which is defined by a low wall or hedge, creating a small private area between the sidewalk and
the façade. Each Dooryard is separated from adjacent
Dooryards. The Dooryard may be raised or at grade.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Private Frontage Types
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2. Size
Depth, Clear 6' min.
Length 15' min.
Distance between Glazing 4' max.
Depth of Recessed Entries 3' max.
Pedestrian Access 3' wide min.
Finish Level above Sidewalk 12" max.
Height of Dooryard Fence/Wall
above Finish Level
30" min, 42" max.
1 Common entries may be set at grade per local and federal accessibility standards.
3. Miscellaneous
For nonresidential uses, the Shopfront Frontage Type (6.110) may be applied.
Each Dooryard shall provide access to only one ground floor entry.
The Dooryard is allowed to encroach into the front and side street setbacks in compliance with Subsection 6 of the zone.
Ramps are required to be integrated along the side of the building to connect with the Dooryard.
The Dooryard shall be designed in compliance with the
standards in Chapter 7 (Architectural Standards).
ROW ROWStreet StreetSetback Setback
ROW/ Design Site Line Setback Line
Key
Specific to Private Frontage Types
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6.070 S toop
Example of a Stoop
Example of a Stoop
Example of a Stoop
1. Description
The main façade of the building is near the front design site line with steps to an elevated entry. The Stoop is elevated above the sidewalk to provide privacy along the sidewalk- facing rooms. Stairs or ramps from the Stoop may lead
directly to the sidewalk or may be parallel to the sidewalk.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Private Frontage Types
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2. Size
Width, Clear 4' min.
Depth, Clear 3' min.
Height, Clear 8' min.
Stories 1 story max.
Finish Level above Sidewalk 12" min.
Depth of Recessed Entries 8' max.
3. Miscellaneous
Stairs may be perpendicular or parallel to the building façade.
Entry doors shall be covered or recessed to provide shelter from the elements.
All doors shall face the street.
The Stoop is allowed to encroach into the front and side street setbacks in compliance with Subsection 6 of the zone.
Ramps are required to be integrated along the side of the building to connect with the Stoop.
The Stoop shall be designed in compliance with the
standards in Chapter 7 (Architectural Standards).
ROW ROWStreet StreetSetback Setback
ROW/ Design Site Line Setback Line
Key
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6.070: Stoop
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6.080 F orecourt
Example of a Forecourt
Example of a Forecourt
Example of a Forecourt
1. Description
The main façade of the building is at or near the front design site line and a portion is set back, extending the public realm into the design site to create an entry court, shared garden space, additional shopping area, or restaurant seating area.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Private Frontage Types
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2. Size
Width, Clear 15' min.
Depth, Clear 15' min.
Ratio, Height to Width 2:1 max.
Finish Level above Sidewalk 12" max.
Gallery frontages, awnings,
balconies and porches may
encroach into Forecourt on all
sides.
Max 1/2 width of
Forecourt
3. Miscellaneous
Forecourts may be utilized to group several entries at a common elevation in compliance with the zones' ground
floor finish level standards.
The proportions and orientation of a Forecourt shall be in compliance with the diagram below for solar orientation..
Ramps are required to be integrated along the side of the building to connect with the Forecourt.
The Forecourt shall be designed in compliance with the
standards in Chapter 7 (Architectural Standards).
width (w)
h<2w
height (h)
ROWROW StreetStreetSetback Setback
ROW/ Design Site Line Setback Line
Key
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6.090 C ommon Entry
Example of a Common Entry
Example of a Common Entry
Example of a Common Entry
1. Description
The main façade of the building is near the front design site line, with a covered entryway within the main façade, providing a defined transition between the sidewalk and the interior. The entryway leads to a lobby or foyer that provides interior access to units.
General Note: Photos on this page are illustrative, not regulatory.
Specific to Private Frontage Types
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6.090: Common Entry
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2. Size
Width, Clear 6' min.
Setback from Design Site Line 6' min.
Height to Canopy/Ceiling, Clear 2.5x clear width max.
Finish Level above Sidewalk 0" min.; 30" max.
3. Miscellaneous
Entry doors shall be covered and/or recessed to provide shelter from the elements.
Gates are not allowed.
Entry doors shall face the street.
Canopy, where provided, shall be at least as wide as the opening.
ROWROW StreetStreetSetback Setback
ROW/ Design Site Line Setback Line
Key
TO UPDATE
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6.090: Common Entry
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6.100 M aker Shopfront
Example of a Maker Shopfront
Example of a Maker Shopfront
Example of a Maker Shopfront
1. Description
The main façade of the building is at or near the front design site line with an at-grade or elevated entrance from the sidewalk. The type is only allowed on side streets from the adjacent main street and is intended for industrial artisan businesses to show their activity to pedestrians, as well as for retail sales of products made on-site. The Maker Shopfront may include a decorative roll-down or sliding door, including glazing and an awning that overlaps the sidewalk.
General Note: Photos on this page are illustrative, not regulatory.
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2. Size
Distance between Glazing 10' max.
Ground Floor Glazing between
Sidewalk and Finished Ceiling
Height
30% min.
Depth of Recessed Entries No max.
Shopfront Base (if used) 48" max.
3. Awning
Depth 5' min.
Setback from Curb 2' min.
Height, Clear 8' min.
4. Miscellaneous
Decorative accordion-style doors/windows or other
operable windows that allow the space to open to the street are allowed in compliance with Chapter 7 (Architectural Standards).
The Maker Shopfront shall be designed in compliance with the standards in Chapter 7 (Architectural Standards).
ROW/Setback ROW/SetbackStreet Street
ROW/ Design Site Line Setback Line
Key
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6.110 S hopfront
Example of a Shopfront
Example of a Shopfront
Example of a Shopfront
1. Description
The main façade of the building is at or near the front design site line with at-grade entrance from the sidewalk. The type is intended for service, retail, or restaurant use and includes substantial glazing between the Shopfront base and the
ground floor ceiling. This type may include an awning that overlaps the sidewalk.
General Note: Photos on this page are illustrative, not regulatory.
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2. Size
Distance between Glazing 2' max.
Ground Floor Glazing between
Sidewalk and Finished Ceiling
Height
75% min.
Depth of Recessed Entries 5' max.
Shopfront Base 6" min.; 24" max.
3. Awning
Depth 5' min.
Setback from Curb 2' min.
Height, Clear 8' min.
4. Miscellaneous
Decorative accordion-style doors/windows or other
operable windows that allow the space to open to the street are allowed in compliance with Chapter 7 (Architectural Standards).
Ramps are required to be integrated along the side of the building to connect with the Shopfront.
The Shopfront shall be designed in compliance with the
standards in Chapter 7 (Architectural Standards).
ROW/Setback ROW/SetbackStreet Street
ROW/ Design Site Line Setback Line
Key
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6.120 G allery
Example of a Gallery
Example of a Gallery
Example of a Gallery
1. Description
The main façade of the building is set back from the
front design site line and an at-grade covered structure, articulated with colonnade or arches, overlaps the
sidewalk. The type may be one or two stories. When used in nonresidential settings, the Shopfront Type is included; when used in residential settings, Stoops, Dooryards, and Forecourts may be included as allowed by the zone.
General Note: Photos on this page are illustrative, not regulatory.
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2. Size
Depth, Clear 8' min.
Ground Floor Height, Clear 12' min.
Upper Floor Height, Clear 9' min.
Height 2 stories max.
Gallery Setback from Public ROW 18" min. (clear)
3. Miscellaneous
Habitable space
The Gallery shall also follow the standards for the
Shopfront Frontage Type (6.110).
The Gallery shall have a consistent depth across the entire front and/or side street façade.
The Gallery is not allowed to project over the public ROW.
The second story of the Gallery may be covered.
Planting is not required. Lighting is required within the gallery in compliance with Section 21.18.090 (Lighting Design Standards).
Ramps are required to be integrated along the side of the building to connect with the Gallery, where applicable.
The Gallery shall be designed in compliance with the
standards in Chapter 7 (Architectural Standards).
Sidewalk Sidewalk
Setback SetbackROW ROW
Street Street
ROW/ Design Site Line Setback Line
Key
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6.130 S tandards Specific to Commercial Building Entries
1. Building entrances shall be inset as needed to match the sidewalk and first floor elevations and not exceed a 2% maximum cross slope at the entry. All publicly accessible entry doors shall include window(s) that permit views into the establishment and all commercial entries shall incorporate one or more of the following treatments:
A. A projecting awning or canopy sheltering the entrance; B. An 18-inch (minimum) increase in the height of the roof or molding line above the entrance; C. An 18-inch deep (minimum) break in the wall for a recessed entry that includes distinct paving materials and sill;
D. Shaped and colored door frames with projecting sills, and/or molded surrounds with lintels; and/or E. Clerestory or transom windows above and matching the width of the commercial entry.
2. Ground Floor Doors. Ground floor doors to commercial tenant spaces shall have an 18-inch high metal kickplate at the base, and a high glass to frame ratio (at least 60% of the door shall be glass).
3. Awnings.
A. Awnings shall be 8-feet from their lowest point to the ground and shall not extend more than 6-feet from the façade of the structure.
B. Awnings shall be comprised of fabric, glass, wood, metal or some combination of such materials.
Vinyl and plastic awnings shall be prohibited. Further, awnings shall be comprised of a single color or two-color stripes.
4. Tinting and Applied Films. Clear glass (88% light transmission) shall be required for commercial/storefront windows on the ground floor. If any tinted glazing is used, the tint shall have a blue, green, or grey hue. No window film shall be permitted except non-reflective clear films when used in combination external and internal shade devices for heat and glare control.
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7.010 Pu rpose
This Chapter sets forth standards that supplement the zone standards to further refine the intended building form and physical character.
7.020 A pplicability
Unless stated otherwise, all subsections within this Chapter apply to all façades of a building, including front façades, side street façades, side interior façades, and rear façades. Fire walls, visible party walls, and side interior façades less than 5 feet from a shared design site line are exempt.
7.030 A rchitectural Variety Standards
1. New buildings and façade renovations along each block face shall be composed of buildings and/or modules meeting the standards in this section.
2. Applicability:
A. In the T3N, T4N.S, T4N.M, and T4N.L zones: Standards in this section apply to each allowed building type.
B. In the T4MS, T5N, and T5MS zones: Standards in this section apply to the first 25' of building depth measured from the nearest setback line.
C. Building/module width shall be measured along the adjacent public right of way, thoroughfare as defined by Section 8.050 (Thoroughfares), or civic space as defined by Section 8.040 (General to Civic Space), or along the nearest design site line if none of the above listed conditions apply.
Chapter 7: A rchitectural Standards
Sections:
7.010 P urpose
7.020 A pplicability
7.030 A rchitectural Variety Standards
7.040 F açade Composition Standards
7.050 S tandards for Exterior Materials
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Figure 7.030.1 Archictural Standards for Different Building Widths Module/Building up to 75' wide
Module/Building over 75' wide and up to
120' wide
Buildings wider than 120'
Module within a building wider than 120'
3. Buildings/Modules up to 75’ wide shall comply with Section 7.040 (Façade Composition Standards).
4. Buildings/Modules over 75’ wide and up to 120' wide shall:
A. Comply with Section 7.040 (Façade Composition Standards), and B. Include at least one of the following:
(1) Corner Element (see Subsection 7.040.9)
(2) Entry Bay (see Subsection 7.040.10)
(3) Projecting Volume (see Subsection 7.040.11)
(4) Wall inset (see Subsection 7.040.12)
(5) Secondary Wing (see Subsection 7.040.13)
5. Buildings wider than 120’ shall be composed of modules meeting the standards in this section.
A. Modules shall be at least 40’ wide and no wider than 120’.
B. Modules shall comply with the standards applicable to buildings of equivalent width, in accordance with items 3 and 4
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7.030
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Figure 7.030.2 Example of Differentiation Among Buildings/Modules within the Same Block Face Typical windows and doors (double-hung windows with classical surrounds vs. casement windows with simple brick molding) Shape or profile of architectural detailing (as applied to arcade frontage:
classical panels/moldings/entablature vs. piers/brackets/expression line)
6. Each building or module shall differ from all other buildings and modules along the same block face through primary wall color and at least 2 of the following features:
A. Typical windows and doors, including surrounds and sills B. Balcony assembly (if present), including guards/railings C. Profile and/or assembly of cornice or parapet cap, as applicable D. Shape or profile of architectural detailing
E. Primary wall texture
Figure 7.030.3 Example of Differentiation Between Adjacent Buildings/Modules Eave/parapet height (8' min. difference)
Setback/projection of module's primary
facade (3. min.)
Facade width/total number of bays (4 vs. 7)
Width of typical bays
Total upper-story fenestration percentage
(12% min. difference)
Frontage Type (Shopfront vs. Common
Entry + Dooryard)
Elements used to define base/middle/top
(simple parapet vs. cornice)
7. Modules in the T4MS, T5N, or T5MS zones shall differ from adjacent module(s) through at least 6 of the following features:
A. Eave/parapet height (8' min. difference)
B. Setback or projection of module's primary façade (3' min.) Architectural Standards
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) C. Façade width/total number of bays
D. Width of typical bays (8" min. difference)
E. Primary wall finish material
F. Total upper-story fenestration percentage (min. 12% difference) G. Frontage type
H. Elements used to define base/middle/top, as described in Section 7.040 (including cornice treatments, as applicable)
I. Roof type (i.e., hip/gable, low slope with parapet)
8. Modules that incorporate any outside corner of a building shall include the same treatment regarding the features listed in this Section on all façades that meet at the corner.
9. Ground Floor Tenant Spaces.
A. Boundaries between adjacent modules shall coincide with boundaries between ground floor tenant spaces.
B. Ground floor tenant spaces shall not exceed 50’ in width where abutting a public right of way or civic space.
C. A single module may contain multiple tenant spaces.
D. A single tenant may occupy multiple tenant spaces.
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7.040 F açade Composition Standards
1. Each building or module shall incorporate at least one frontage type, as allowed by the zone.
2. Building Types and Massing. New buildings in the T3N, T4N.S, T4N.M, and T4N.L zones shall comply with the standards in this Subsection:
A. Massing Types. A massing type shall be selected from the allowed massing type(s) for the selected building type, as listed in Section 3 of the building type standards. The standards for each massing type are provided in Section 5.170 (Massing Types).
B. Roof Form and Massing. The roof form shall be designed according to the applicable massing type(s) for the selected building type, subject to the following standards and exceptions:
(1) Primary Roof Form. All massing types incorporating multi-planed gable or hipped primary roof forms shall incorporate eaves and/or overhangs at least one foot deep on all sides. (2) Secondary Roof Form. Up to 25% of the building's footprint area may be covered by an alternative secondary roof form.
(a) Mansard, shed, and flat roofs are allowed as secondary roof forms. (b) Any flat roof shall include a parapet.
(c) Turret/cone style roof forms are not allowed.
(3) False Roofs. False fronts, applied mansard forms, and other artificial rooflines that do not connect elevations and are not an integral component of the architectural design are prohibited. (4) Vents and Ducts. All vents and ducts shall protrude:
(a) Behind the parapet of a flat roof; and/or
(b) Within the upper half of a sloped roof and painted to match the roof surface.
Figure 7.040.1 Example of Base, Middle, and Top Divisions Base
Middle
Top
3. Base, Middle, and Top. Each building or module shall be composed of a base, middle, and top, in compliance with Subsections 7.040.3.C -E.
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7.040
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) A. Boundaries between base, middle, and top shall be articulated by a cornice, projecting profile/string course, or other horizontal articulation.
B. Elements defining the base, middle, and top shall be consistent across the length of the building or module as allowed by this Chapter. The following features are exempt from this requirement:
(1) Corner Element (see Subsection 7.040.9)
(2) Entry Bay (see Subsection 7.040.10)
(3) Projecting Volume (see Subsection 7.040.11)
(4) Wall inset (see Subsection 7.040.12)
(5) Secondary Wing (see Subsection 7.040.13)
C. Base. The base shall be defined through one of the following two options:
(1) Water Table Treatment. Base shall be defined by material change at the lowest portion of the building or module.
(a) Any material(s) identified in Subsection 7.050.1.D.1 may constitute the base. (b) Base material(s) shall be distinct from the primary wall finish material of the middle. (c) Base material(s) shall extend from grade to between 8” and 54" above grade. (2) Base Story/Stories. Base shall comprise the lowest story/stories of the building or module. (a) Base story/stories may also incorporate water table treatment as provided in item (1).
D. Middle.
(1) Middle shall comprise at least 50% of the building or module's stories. (2) The middle shall incorporate the primary wall color and finish material.
E. Top.
(1) The top shall include at least one of the following:
(a) Parapet with projecting parapet cap,
(b) Pitched roof with projecting eave and/or rake, or
(c) Cornice.
i. The height and horizontal projection of the cornice shall be no less than 1/20 of the combined height of the base and middle.
ii. Cornice may be used in combination with a parapet or pitched roof. (2) The top may include the building/module's uppermost story, provided that a cornice, projecting profile/string course and change of material or color are expressed on the façade at the floor level of the uppermost story.
(3) For multi-story buildings, the height of the top, not including the height of any pitched roof above the eave, shall not exceed the height of the base. (4) Upper stories that are stepped back from the main façade by at least 10’ do not constitute the top for the purposes of this Section.
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7.040
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) (a) The portion of the façade that is not stepped back shall include its own top in compliance with this Section.
(b) If the building or module includes upper stories that are stepped back from the main façade by at least 10’, the base shall incorporate the entire lowest story.
Figure 7.040.2 Example of Bay Composition
8-Bay Facade Composition
Corner Element is not counted
4. Bay Composition. Each façade shall be arranged according to a pattern of bays. See Chapter 11 (Measurement Methods) for details on the application bays to façades.
A. Each bay shall be at least 5’ wide and no wider than 15'.
B. Each façade shall contain at least 2 bays and no more than 9 bays. (1) Entry bay(s), projecting volume(s), secondary wing(s), or corner element(s) are not subject to these limits; only portions of the façade to one side of these elements or between them are subject to the maximum number of bays.
C. Bay composition is allowed to differ between the base, middle, and/or top but shall be consistent within each of these divisions.
D. All bays within a module shall be the same height.
(1) Entry bay(s), corner element(s), and secondary wing(s) are exempt from this standard.
5. Windows.
A. All windows shall be recessed a minimum of 3 inches from the outer wall surface.
B. All windows shall include a sill.
(1) Sill shall project from the wall finish surface by at least 1 ½ inches. (2) Sill shall extend beyond the opening by at least ½ of the sill height. (3) Sill shall be sloped toward the exterior.
C. Individual windows shall be oriented vertically, with their width no greater than their height.
D. Ganged windows shall be separated by visible mullions or jambs; continuous ("ribbon") windows are not allowed.
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Figure 7.040.3 Windows Example
Vertical Windows (width no greater than
height)
Visible Mullions or Jambs between Ganged
Windows
E. Window openings surrounded by masonry finish materials shall be in compliance with the standards in Subection 7.050.2.A (Masonry Openings).
F. Windows on upper floors shall be smaller in size than storefront windows on the ground floor and shall encompass a smaller proportion of the façade surface area then shopfront windows.
G. Security Gates, Grills, or Bars. Permanent or retractable security gates, grilles or bars are prohibited.
Figure 7.040.4 Balcony Examples
Juliet Balcony Occupiable Balcony
Inward-Swinging
Doors
Guard/Railing
Base Brackets
Guard/Railing
Brackets
6. Balcony Standards.
A. Balconies shall meet the requirements for one of the following types:
(1) Juliet Balcony
(a) Shall be placed in front of inward-swinging door(s) with full glazing. (b) Shall include a base. Base shall project at least 4 inches from the wall finish surface and shall be no less than 3 inches in height.
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) (c) Shall include a guard/railing. Height of guard/railing shall be in compliance with building code requirements.
(d) At least 2 brackets are required if balcony projects more than 6 inches from the wall finish surface.
(2) Occupiable Balcony
(a) Occupiable area shall be no less than 6 feet deep and 48 sf in area. (b) Occupiable area may be recessed into building façade by up to 54 inches. (c) Shall include a guard/railing. Height of guard/railing shall be in compliance with building code requirements.
(d) At least 2 brackets are required if balcony projects more than 6 inches from the wall finish surface.
B. Balcony Brackets. Balcony brackets shall comply with the following standards:
(1) Bracket depth shall be no less than 80% of projection depth at bracket. (2) Bracket height shall be no less than 50% of bracket depth. (3) Bracket spacing shall be no greater than 6 feet on center.
7. Entrances to Upper Floors.
A. Entrances to uses on upper floors shall be distinct from commercial entries on the ground floor by incorporating at least one of the following elements:
(1) A door frame that is at least one foot taller or shorter, but no more than two feet taller or shorter, than used for ground floor tenant spaces;
(2) A recessed entry that is at least one foot deeper than used for ground floor tenant spaces; (3) An awning or canopy, door frame, and hardware (i.e., door handles) which are distinct from those used for ground floor tenant spaces; and/or
(4) Decorative columns supporting an entablature, which includes a cornice or eave above a beam spanning the columns.
8. Corner Parcels.
A. Buildings located at the intersection of at least two public rights of way shall incorporate at least 2 of the following features at the corner:
(1) A corner element (see Subsection 7.040.9);
(2) An entryway that is oriented toward the corner (not perpendicular to the street); (3) A commercial storefront that is at least 2-feet taller than the floor-to-ceiling height of any other ground floor commercial tenant space on the building;
(4) A projecting cornice or eave that is at least 50% deeper than other cornices or eaves used on the building;
(5) An arcade, gallery, or canopy/trellis that is oriented toward the corner (not perpendicular to the street);
(6) A balcony (see Subsection 7.040.6);
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7.040
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) (7) An art sculpture and/or fountain; and/or
(8) A public or semi-public outdoor seating area (e.g., outdoor seating area for a restaurant) that is at least 1,000 sf in area.
9. Corner Elements.
A. Corner elements are allowed at the intersection of two or more of the following:
(1) Public right(s) of way;
(2) Thoroughfare(s) as defined in Section 8.050 (Thoroughfares); or (3) Civic Space as defined by Section 8.040 (General to Civic Space).
B. A corner element shall be in compliance with the following standards:
(1) Corner element shall incorporate at least one full story. (2) Corner element shall coincide with the building/module's middle and/or top; (3) If corner element extends through the building/module's top, it may exceed the main building façade height by at least 4' and up to 10' above the maximum height allowed by the zone, for a horizontal area up to 20' x 20'. No corner element shall exceed 75 feet in height above grade. (4) If corner element extends through the building/module’s base, it shall contain a ground-floor entrance.
(5) A Corner Element may project from the main façade by up to 4'. Projections over the right of way are not allowed.
(6) Corner element shall use one of the following profiles (see Figure 7.040.5):
(a) Square
(b) Octagonal
(c) Chamfer
Figure 7.040.5 Corner Element Profiles
Elevation
Plan
Elevation
Plan
Elevation
Plan
Square
Octagonal
Chamfer
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10. Entry Bays.
A. An entry bay shall be in compliance with the following standards:
(1) Entry bay shall contain a ground-floor entrance
(2) Entry bay shall project from the main building façade by at least 2 feet. (3) Entry bay may exceed the height of the main building façade by up to 10 feet, not to exceed 75 feet above grade.
11. Projecting Volumes.
A. Where included, a projecting volume shall project from the adjacent façade by at least 3 feet from ground to sky.
B. A projecting volume shall be at least 2 bays wide and no more than 5 bays wide.
C. The roof form of a projecting volume shall correspond to that of the volume from which it projects and shall maintain the same eave height. Gable or hipped forms shall include a roof ridge running perpendicular to the projecting volume's façade.
12. Wall Insets.
A. Where included, a wall inset shall recede from the adjacent façade by at least 3 feet from ground to sky..
B. A wall inset shall be at least 2 bays wide and no more than 5 bays wide.
C. Gable or hipped roof forms shall break at a wall inset by maintaining the same eave height on all sides of the wall inset where eaves occur.
D. At the ground plane, wall inset shall incorporate landscaping and/or outdoor seating.
13. Secondary Wings.
A. Secondary wings are allowed on buildings up to 4 stories.
B. Overall height of each secondary wing shall be 1 story lower than that of the main body to which it attaches.
C. For buildings up to two stories in height, secondary wing(s) shall be offset from the main body façade by at least 3' unless otherwise indicated by building type or massing type standards.
14. Habitable Outdoor Space.
A. Any habitable outdoor space supported by the building structure, including occupiable balconies (see Subsection 7.040.6.A.2), shall either be uncovered or sheltered according to one of the following patterns:
(1) Pergola.
(a) Posts shall be no narrower in any dimension than 3.5” or 1/20 of the unbraced post length, whichever is greater.
(2) Post and Beam with Full Floor/Roof Structure.
(a) Posts shall be no narrower in any dimension than 3.5” or 1/20 of the unbraced post length, whichever is greater.
(b) The distance between posts shall be no wider than the total post height.
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Table 7.040.B: Habitable Outdoor Space Types
Pergola Post and Beam Arched Openings
Rectilinear Textile Shading Sheltered by Main Roof Form (3) Arched Openings with Full Floor/Roof Structure.
(a) Arched openings shall be bounded by columns, piers, or sections of solid wall. (b) The ratio of column diameter at lowest part of shaft to column height shall be no less than 1:10 and no greater than 1:7.
(c) Width of wall sections or piers at outside corners shall be no less than 1/3 of the opening width. Piers between multiple arched openings may be narrower. (4) Rectilinear.
(a) Bounded by square/rectangular piers framing rectilinear wall openings. (b) If lintels are expressed on the façade, they shall extend over the piers by half the lintel height at each end.
(c) Piers shall be no narrower in any dimension than 15.5” or 1/6 of the opening width, whichever is greater.
(d) Piers at corners shall be wider than piers between openings. (5) Textile Shading.
(a) Shaded by fabric elements, such as awnings or stretched canvas, secured to the building structure.
(6) Sheltered by Main Roof Form.
(a) Roof covering habitable space is supported by other building volumes.
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15. Firewalls and Visible Sidewalls.
A. Exposed surfaces shall be finished in the same palette of materials as the equivalent portions of the building or module's other façades.
B. Front façade finish materials, cornices, wall top projections, and moldings shall be continued across all visible portions of the side wall.
C. At least one of the following techniques must be applied on firewalls/visible sidewalls:
(1) Incorporation of windows where building code allows and adequate fire protection can be provided.
(2) Gable and hip roofs to vary the height and appearance of sidewalls. (3) Inset panels.
(4) Stepped-back front façade of upper floor(s) to vary the sidewall profile.
7.050 S tandards for Exterior Materials
1. Durability
A. Exterior timber shall be protected from decay by at least one of the following:
(1) Staining and sealing;
(2) Painting; and/or
(3) Material properties. Pressure treated lumber is not allowed as a façade finish material. The following types of unpainted wood are allowed:
(a) Teak
(b) Cedar
(c) Redwood
(d) Mahogany
(e) White Oak
(f) Ipe/Brazilian Walnut
(g) Bald Cypress
(h) Black Locust
B. Exterior ferrous metals shall be protected from corrosion by at least one of the following:
(1) Painting or other impermeable coating; and/or
(2) Metallurgical properties. The following types of metal are allowed:
(a) Galvanized steel
(b) Stainless steel
(c) Weathering steel (e.g., COR-TEN)
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2. Materials
A. Masonry Openings.
(1) Wall openings surrounded by masonry finish materials (e.g., stone, brick, CMU) shall be spanned by one of the following:
(a) Arch
i. All joints within the arch shall align with a common point on the opening’s center line. ii. The arch shall not include a joint on the opening’s center line. iii. If a keystone is expressed, it shall be centered on the opening’s center line. (b) Lintel
i. Height of lintel shall be no less than [1/8] of the opening width. ii. Lintel shall extend beyond the opening by at least half its height on both sides of the opening
iii. Lintel shall be taller than the sill/apron
B. Timber Joints.
(a) Exterior timber posts and beams meeting at right angles shall be joined by diagonal bracing or by wooden or metal brackets.
C. Material and Color Changes.
(a) Changes in wall finish material or color shall only occur at inside corners.
D. Materials Defining Building Elements.
(1) Base.
(a) For multistory buildings, the base of the building shall be defined by a distinct finish material selected from among the following: Stone, brick, concrete, CMU, tile, or stucco (“base material”).
(b) Within the Downtown Development Plan Area, genuine, rather than simulated, materials shall be used on the ground floor façade of buildings fronting or within 50’ of any public right of way.
i. Allowed materials: brick, tile, wood, steel, stone, glass, metal, and lime- or cement-based plaster.
ii. Prohibited materials: simulated and/or painted brick; resin/tile elements resembling wood; and foam.
(2) Middle.
(a) Where brick appears as a finish material on the building/module's middle, it must extend vertically to the upper boundary of the building/module's base. (b) Where stone appears as a finish material on the building/module's middle, it must extend vertically to grade.
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) (3) Parapet.
(a) Parapets shall terminate in a parapet cap of stone, brick, concrete, tile, metal, or molded stucco.
(b) Bays.
i. Changes in wall finish material shall occur at the boundaries between bays rather than within a bay.
(c) Arcades and Galleries.
i. Arcades shall be supported by columns or piers in concrete/cast stone, fiberglass, or stucco. Archivolts and imposts shall be expressed using similar materials/appearance. (d) Pavement.
i. Onsite pavement shall be distinct from the public sidewalk in color, material, or pattern. (4) Materials Allowed for Building Details/Ornament
(a) Wood
(b) Metal (wrought iron, copper, aluminum, tin)
(c) Glass fiber reinforced concrete (GFRC)/fiberglass
(d) Terra Cotta
(e) Tile
(f) Plaster
(5) Material Limitations within the Downtown Development Plan Area:
(a) Stucco. No more than 50% of the building exterior facing a public right of way shall be comprised of stucco. For the purposes of this calculation, window areas shall be excluded. (b) Concrete. No more than 10% of a building exterior facing a public right of way shall be comprised of concrete.
(6) Prohibited Siding Materials within the Downtown Development Plan Area. (a) Prohibited siding materials: Corrugated metal, plywood, vinyl, plastic (and plastic laminate), and fiberglass.
3. Colors.
A. A maximum of 4 colors shall be applied to each building or module:
(1) 1 primary color comprising 50% or more of the façade. (2) 1 secondary color comprising no more than 45% of the façade. (3) 1 tertiary color comprising no more than 20% of the façade. (4) 1 accent color for use on trim and architectural details.
B. Materials with intrinsic, naturally occurring-occurring coloration shall not count towards this maximum.Such materials include metal, unpainted wood, tile, stone, brick, and glass. Materials with prefinished color (stucco, cement fiberboard, colorized metal) shall count towards the maximum.
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) C. Changes in color may occur:
(1) To articulate boundaries between base, middle, and top divisions of a building or module. (2) To articulate a portion of the building as a separate module. (3) To articulate projecting elements, such as bay windows and balconies. (4) To articulate a corner element, entry bay, projecting volume, wall inset, or secondary wing.
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8.010 Pu rpose
This Chapter establishes standards to create walkable neighborhoods.
1. Development subject to this Chapter is required to create walkable neighborhoods with a mix of housing, civic, retail, and service uses within a compact, walkable, and transit-friendly environment.
2. Developments in compliance with this Chapter shall achieve the following goals:
A. Improve the built environment and human habitat;
B. Promote development patterns that support safe, effective, and multi-modal transportation options, including auto, pedestrian, bicycle, and transit;
C. Promote reductions in vehicle traffic, and support transit by providing for a mixture of land uses, highly interconnected block and thoroughfare network, and compact community form; D. Generate or reinforce neighborhoods with a variety of housing types to serve the needs of a diverse population;
E. Promote the health benefits of walkable environments; F. Generate pedestrian-oriented and scaled neighborhoods where the automobile is accommodated but does not dominate the streetscapes;
G. Reinforce the unique identity of Campbell and build upon the local context, climate, and history; H. Realize development based on the patterns of existing walkable neighborhoods; and I. Design that suits specific environmental, design site layout, and design constraints unique to the parcel(s).
Chapter 8: S pecific to Large Sites
Sections:
8.010 Purpose
8.020 G eneral to Walkable Community Design
8.030 W alkable Neighborhood Plan
8.040 G eneral to Civic Space
8.050 Thoroughfares
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8.020 G eneral to Walkable Community Design
1. Developments of at least five acres or at least 700 feet long or deep shall be designed per the standards of this section:
A. Walkable Neighborhood Plan (WNP). Proposed development is required to include a Walkable Neighborhood Plan (WNP) in compliance with this section that identifies the proposed and existing blocks, civic and open spaces, and thoroughfares within 1,500 linear feet of the proposed development.
WNPs shall include the information required in Section 8.030 (Walkable Neighborhood Plan).
2. Thoroughfares. Thoroughfare(s) and/or civic space(s) are to be applied to create walkable neighborhoods with redundant routes for vehicular, bicycle, and pedestrian circulation.
A. A site adjoining more than one public, non-limited-access ROW or a vacant parcel of at least five acres shall incorporate at least one new thoroughfare.
B. New thoroughfares are required to meet the standards in Section 8.050.
C. The WNP shall identify the proposed thoroughfare and block network. Any of the civic space types in Section 8.040 and/or the thoroughfare types in Section 8.050 may be used to define new blocks.
D. Required thoroughfares, indicated on the Zone Map or a Walkable Neighborhood Plan may be adjusted from their identified location by up to 100 feet in either direction.
E. Thoroughfares that pass from one zone to another are required to transition in their streetscape along the thoroughfare 's edges. For example, while a thoroughfare within a more intense zone (e.g., T5MS) with retail shops may have wide sidewalks with trees in grates, it shall be designed to transition to a narrower sidewalk with a planting strip within a less intense zone (e.g., T4N.M) with lower intensity residential building types.
3. Alleys
A. Vehicular access to parking may be accommodated though public or private rear alleys. Alleys may also serve as routes for waste collection and fire department apparatus access roads, in compliance with the applicable standards.
B. Design sites adjoining an alley at least 20 feet wide along the rear design site line may be reduced in depth by a distance equal to the width of the alley . Rear setbacks may be reduced as allowed by Section 9.030 (Adjustment to Standards). Front setbacks shall not be reduced.
C. Existing alleys may be removed if thoroughfare access is provided to the design sites on those blocks, in compliance with the access standards of the zone.
4. Civic Space Required
A. Civic space shall be provided in compliance with Section 8.040 (General to Civic Space).
B. A minimum of 10 percent of the total development area, after subtracting street and alley rights-of- way, is required.
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5. External Connectivity
A. The arrangement of thoroughfares shall provide for the alignment and continuation of existing or proposed streets into adjoining lands where the adjoining lands are undeveloped and intended for future development, or where the adjoining lands are undeveloped and include opportunities for such connections.
B. Thoroughfare rights-of-way shall be extended to or along adjoining property boundaries to provide a roadway connection or street stub for development, in compliance with Table A (Block Size Standards), for each direction (north, south, east, and west) in which development abuts vacant land.
C. Right-of-way stubs shall be identified and include a notation that all stubs are to connect with future thoroughfares on adjoining property and be designed to transition in compliance with Section 8.050.
D. New dead-end streets and cul-de-sacs are not allowed.
6. Block Size (New Blocks and Blocks to be Modified)
A. Individual block lengths and the total block perimeter shall be in compliance with the standards in Table A (Block Size Standards).
B. If a zone requiring building types is mapped onto a block, the block shall be wide enough to result in two halves of developable design sites in compliance with the design site depth standards for the allowed building types in the zone.
C. An attached half-block is allowed when adjoining an existing half-block.
D. Blocks may be uniquely shaped in compliance with the standards in Table A (Block Size Standards), and the allowed adjustments in Table 9.030.A (Adjustments to Standards).
Table 8.020.A: Block Size Standards
Context Type Block Length Block Perimeter
Depth of Attached
Half-Block(s)1
Walkable 500' max. 1,800' max. 250' max.
Auto-Oriented 700' max. 1,800' max. 500' max.
1 Distance from thoroughfare or public ROW to shared property line Figure 8.020.1 Block Size
Block Length
Block HalfBlock Half
Key
Block Perimeter Design Site
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7. Stormwater Management
A. Integrated Design
(1) Stormwater management is required through a system that is integral to the streetscapes and/ or the civic and open space(s) in the development.
(2) The WNP shall identify the area(s) being proposed for managing stormwater. These areas are required to be a combination of the following:
(a) Swale within a planted median;
(b) Swale within a continuous tree planter adjacent to the travel lane; (c) Pond or other water body; and/or
(d) Areas within civic space.
(3) The area(s) used for stormwater management is to be designed for both seasonal temporary on-site retention of stormwater and as public open space for the neighborhood(s) accessible to the public.
(4) The stormwater management area(s) may connect with those of adjacent development(s).
Figure 8.020.2 Stormwater Management Diagram
Key
Potential Area for Stormwater Management
Planted Swale
Civic Space Graded to also Accommodate Stormwater Retention Flow
Directed to
Center of
Civic Space
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Divide development area to
create smaller blocks and a
network of interconnected
thoroughfares, see Table A (Block
Size Standards).
Introduce new thoroughfares
from the allowed types in Section
8.050. If rear vehicular access
is desired, introduce alleys to
provide access to design sites
and maintain a continuous
streetscape without the
interruption of driveways.
Identify at least 10% of the
development area (calculated
after subtracting street and alley
ROWs) as new civic space.
This new civic space is allowed
to be distributed throughout the
development in compliance with
requirements in Table 8.040.A.
Blocks Circulation Network Civic Space321
Select and apply zones to
implement the intended physical
character in compliance with
Subsection 8.020.8.
For block containing a zone
that requires building types,
select from the allowed building
types in Subsection 3 of each
zone, identify at least 2 building
types, and introduce design
sites
1 within each block based on
the minimum required design
site width and depth for each
building type.
Show the building types in each
block, and identify the selected
frontage types for each design
site. See Subsection 8 of each
zone and check Section 8.030
(Walkable Neighborhood Plan)
for all standards.
Zones Design Sites Buildings654
Figure 8.020.3: Walkable Neighborhood Plan Design Process Overview for Large Sites (5 Acres or More) Street
Street
Street
Street
Property Boundary
Street
Street
Street New Street
New Street
Alley
Alley Alley
Alley
Street
Street
Street
Street
New Street
New Street
Street
Street
Street
StreetNew Street
New Street
Street
Street
Street New StreetNew Street
Alley
Alley Alley
Alley
Street
Street
Street
StreetNew StreetNew Street
1Design site lines may be permanently
recorded by the applicant.
T4 Neighborhood.Small
T4 Neighborhood.Medium
Main Street.Medium
House
Duplex
Multiplex
Neighborhood Courtyard
Main Street Building
Neighborhood Townhouse
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8. Applying Zones
A. Allocation of Zones. The proposed zones shall be mapped on the proposed blocks and any existing blocks in the development in compliance with the following:
(1) Sites less than five acres are required to apply one zone, using only the zones established in Chapter 3 (Zones); or
(2) Sites greater than five acres shall apply at least two zones using only the zones identified in Table
8.020.B, according to the site's General Plan land use designation(s) in compliance with Table
8.0.0.B.
B. Organization of Zones. Zones shall be organized and mapped in a manner that responds appropriately to the immediate design site context, in compliance with by Table 8.020.C.
C. Transition between Zones. Transitions between zones are allowed to occur within the block or across alleys.
Table 8.020.B: Allowed Allocation of Zones by General Plan Land Use Designation Zone Land Use Designation
LMDR MDR HDR PO-MU N-MU
MHD-
MU
CBD-
MU
GC-
MU
HD-
MU
CC-
MU
TO-
MU PO NC GC
T3N --- --- --- --- --- --- --- --- --- --- --- ---
T4N.S --- --- --- --- --- --- ---
T4N.M --- ---
T4N.L --- --- --- --- --- --- --- --- --- --- ---
T4MS --- --- --- --- ---
T5N --- --- --- --- --- --- --- --- --- --- ---
T5MS --- --- --- --- --- --- --- --- --- --- ---
Avalable zone for the land use designation --- Zone not available for the land use designation Table 8.020.C: Organization of Zones
Allowed
Zones in
Development
Within 65' of a
single-family
residential land
use
Within 65' of
T3N or T4N.S
Within 65' of
T4N.M and not
adjacent to
commercial
corridor
Adjacent to
commercial
corridor; not
within 65' of a
single-family
residential land
use, T3N, or
T4N.S
All other design
sites
T3N
---
T4N.S 1
T4N.M 1
T4N.L --- --- 1
T4MS --- --- ---
T5N --- --- --- 1
T5MS --- --- ---
1 Open sub-zone only
Zone allowed in this location --- Zone not allowed in this location Specific to Large Sites
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8.030 W alkable Neighborhood Plan
1. Walkable Neighborhood Plan (WNP) Standards
A. Organization. Each WNP is required to:
(1) Identify the zone(s), civic space(s), thoroughfare and block network, as allowed to be adjusted by Table 9.030.A (Adjustments to Standards); and
(2) Be in compliance with the design standards of Section 8.020 (General to Walkable Community Design).
2. Required Content
A. General. Each WNP shall include the following information:
(1) Boundaries of the proposed development;
(2) Existing and proposed blocks within 1,500 linear feet of the development boundaries; (3) Civic space, in compliance with Section 8.040 (General to Civic Space); and (4) Mapping of proposed zones in compliance with Subsection 8.020.8 (Applying Zones).
B. Illustrative Site Plan
(1) The proposed physical character of the WNP shall be identified on an Illustrative Plan showing, in plan view, the proposed building types and private frontage types on each block and the proposed public frontage types showing proposed trees and landscaping along thoroughfare s and in civic space types.
(2) As individual needs of a development may change over time, the building types specified in the WNP may be substituted with other building types allowed by the zone in compliance with the zone standards.
3. Required Mix of Building Types and Private Frontage Types A. Where a zone requiring building types is mapped onto more than half of a new block, the WNP shall maintain a mix of at least two different building types within the block, using only the types allowed in the zone. Half-blocks adjoining existing development are exempt.
B. Along each block face containing more than one building entrance , the WNP shall maintain a mix of at least two different private frontage types, using only the types allowed in the zone(s).
C. Where zones requiring building types are mapped, the WNP shall show dimensioned block depths for both halves of each block to demonstrate compliance with the minimum design site depth required for the selected building types in each zone.
D. The applicant may choose to show the shortest minimum design site depth allowed in each zone with an acknowledgement that the selected depth may not accommodate the full range of building types allowed by the zone.
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8.040 G eneral to Civic Space
1. The WNP shall identify open spaces and civic space types in compliance with the following standards and the standards of Table A (Civic Space Types Overview).
2. Required civic and open space identified on the Zone Map or Site Development Regulating Plan may be adjusted from its identified location by up to 100 feet in any direction.
3. The Paseo thoroughfare type (8.050.5) can be counted as a civic space type, provided that the following requirements are met:
A. No more than 25% of the paseo surface consists of asphalt or untextured poured concrete; and B. Seating is provided within or adjacent to the paseo at 100' max. intervals; and C. Landscaping is provided within or adjacent to the paseo at 50' max. intervals.
4. Public access and visibility is required along public parks, natural open spaces, and civic uses, including creeks and drainages and stormwater management areas, and shall be fronted by:
A. Single-loaded frontage thoroughfares (those with development on one side and open space on the other);
B. Bike and pedestrian paths; or
C. Other methods of frontage that provide similar access and visibility to the open space allowed in the zone. Such access may be provided through public easements or other similar methods.
5. Amount of Civic Space Required. As required by Subsection 8.020.2 (Civic Space Required), a minimum of ten percent of the net developable area of the development is required to be set aside as civic space.
One or more civic spaces may be used to meet the required area.
6. Building Frontage Along or Adjacent to a Civic Space. The façades on building design sites attached to or across a thoroughfare from a civic space shall be designed as a "front" on to the civic space, in compliance with Subsection 5 and Subsection 8 of the zone.
7. Civic Space Types Overview. This Subsection identifies the allowed civic space types and standards for improvements to existing civic spaces and for construction of new civic spaces. For each civic space type, Subsection 1 and Subsection 3 are regulatory, and Subsection 2 and Subsection 4 are non-regulatory.
Allowed civic space types are identified in Table A (Civic Space Types Overview).
Table 8.040.A: Civic Space Types Overview
Zones
Specific
Standards
T3 T4 T5
T3N T4N.S T4N.M T4N.L T4MS T5N T5MS
Green 8.040.7 P P P P - P -
Plaza 8.040.8 - - - - P - P
Playground 8.040.9 P P P P P P P
Community Garden 8.040.10 P P P P P P P
Passage 8.040.11 P P P P P P P
Key P = Allowed - = Not Allowed
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8. Green
1. Description
A large space available for unstructured and limited amounts of structured recreation.
2. General Character
Formal or informal with integral stormwater management capacity Primarily planted areas with paths to and between recreation areas and civic buildings Spatially defined by tree-lined thoroughfare s and adjacent buildings
3. Size and Location
Size 5,000 sf min.
Thoroughfare required on at least one side of the Green.
Façades on design sites attached to or across a thoroughfare from the Green shall "front" onto the Green on at least two sides .
4. Typical Uses
Uses as allowed by the Zone
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9. Plaza
1. Description
A community-wide focal point primarily for civic purposes and commercial activities.
2. General Character
Formal, urban
Hardscaped and planted areas in formal patterns
Spatially defined by buildings and tree-lined thoroughfare s
3. Size and Location
Size 50' x 50' min.
Thoroughfare required on at least one side of the Plaza.
Façades on design sites attached to or across a thoroughfare shall "front" on to the Plaza on all sides .
4. Typical Uses
Uses as allowed by the Zone
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10. Playground
1. Description
A small-scale space designed and equipped for the recreation of children. These spaces serve as quiet, places protected from the street and in locations where children do not have to cross any major streets.
An open shelter, play structure(s), or interactive art and fountain(s) may be included. Playgrounds may be included within all other civic space types except Community Garden.
2. General Character
Play structure(s), interactive art, and/or fountain(s)
Shade and seating provided
May be fenced
Spatially defined by trees
3. Size and Location
Size 40' x 60' min.
4. Typical Uses
Uses as allowed by the Zone
Specific to Large Sites
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11. Community Garden
1. Description
A small-scale space designed as a grouping of garden plots available for small-scale cultivation.
Community gardens may be fenced and may include a small accessory structure for storage. Community Gardens may be included within all other civic space types except Playgrounds.
2. General Character
Informal or Formal, urban
Combination of planted areas and hardscape
Spatially defined by building frontages and adjacent street trees Walkways along edges or across space
3. Size and Location
Size No minimum; within any design site as allowed by the zone
4. Typical Uses
Uses as allowed by the Zone
Specific to Large Sites
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12. Passage
1. Description
A pedestrian pathway that extends from a public sidewalk or civic space. The pathway is lined by non- residential shopfronts and/or residential ground floors and pedestrian entries as required by the zone.
2. General Character
Formal, urban
No accessory structure(s)
Primarily hardscape with landscape accents
Spatially defined by building frontages
Trees and shrubs in containers and/or planters
3. Size and Location
Width (clear) 20' min. between or through buildings
Length 150' max.; unlimited if extending from one public sidewalk or civic space to another Ground floor façades shall be in compliance with façade zone in Subsection 5 and frontages allowed in Subsection 8 of the zone.
Dooryards, porches, patios, and sidewalk dining shall not encroach into the minimum required width.
4. Typical Uses
Civic and commercial activity as allowed by the zone
Ground floor residential as allowed by the zone
Specific to Large Sites
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8.050 T horoughfares
1. The WNP shall identify the proposed thoroughfare types in compliance with the requirements of this Section.
2. The individual standards of each allowed thoroughfare type may be adjusted administratively through section 9.030. In considering adjustments, the following findings are required. The proposed adjustment:
A. Supports the intended physical character of the zone(s) adjoining the proposed thoroughfare(s) .
B. Maintains multiple modes of transportation (transit, pedestrian, bicycles, automobiles).
C. Maintains sidewalks on all streets.
D. Maintains on-street parking on all streets for a majority of each block face.
E. Maintains regularly spaced street trees.
3. Thoroughfares are intended to generate one contiguous pedestrian network throughout the development site and adjacent public rights of way .
A. Design sites that do not front onto this pedestrian network are not permitted.
B. The pedestrian network may be composed of sidewalks (6' min. width), thoroughfares as provided in this Section, and/or civic spaces as provided in Section 8.040.
C. The pedestrian network shall incorporate ADA accessible crosswalk(s) where pedestrian paths intersect vehicular travel lanes.
4. The proposed network shall connect to the existing network through pedestrian or multimodal connections. New thoroughfares shall provide connecting pedestrian and bicycle routes to all adjacent public, non-limited-access ROWs and dead-end streets.
5. The network can be privately owned but shall be accessible by the general public.
Specific to Large Sites
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Table 8.050.1: Thoroughfare Overview
This Table provides an overview of the allowed thoroughfare types.
Thoroughfare Type ROW
14’-0"
Curb-to-curb
Right of way
7’-0" 9’-0"
Parking Travel
Sidewalk
14’-0"
7’-0"9’-0"
ParkingTravel
Sidewalk
32’-0"
60’-0"
Main Street, Parallel Parking. The design consists of
two travel lanes, on-street parallel parking, and 10-foot sidewalks with tree wells.
See 8.050.2
60'
14’-0"
Curb-to-curb
Right of way
7’-0" 9’-0"
Parking Travel
Sidewalk
14’-0"
7’-0"9’-0"
ParkingTravel
Sidewalk
32’-0"
60’-0"
6’-0" 8’-0" 6’-0"8’-0"
Neighborhood Street, Parallel Parking and Planter
Strip. The design consists of two travel lanes, on-street parallel parking, and 6-foot sidewalks each buffered by a continuous planter strip.
See 8.050.3
60'
12’-0"
40’-0"
Right of way
7’-0"
Yield Lane
7’-0" 7’-0"7’-0"
Parking/
Planting
Sidewalk Parking/
Planting
Sidewalk
Neighborhood Street, Parallel Parking with Tree
Wells. The design consists of two travel lanes, on-street parallel parking with tree wells, and 6-foot sidewalks.
See 8.050.4
56'
10'-0"
20'-0"
Right of way
Passage
5'-0"
Tree
5'-0"
Tree
IOWA CITY FBC
Passage
Paseo. The design consists of one shared 26' pedestrian path with 10% minimum landscaping in containers and/
or planters.
See 8.050.5
26'
Specific to Large Sites
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) A
CC DD EE
B
D. Public Frontage Assembly
Standards for Auto-Oriented Areas
Min 5' sidewalk; landscaping and drainage as required by City standards in (City to provide reference) .
Standards for Walkable Areas
Frontage Type Commercial street
Table 05.060.C
Drainage Collection Type Curb and gutter
Planter Type 4' x 4' tree wells
Landscape Type Trees at 30' o.c. avg.
Lighting Type Post or column
Walkway Type 10' sidewalk
Curb Type Raised
Curb Radius 10' - 15'
E
A. Application
Local
Movement Type Slow
Design Speed 20-25 mph
B. Overall Widths
Right-of-Way (ROW) Width 60'
Curb-to-Curb Width 40'
C. Lane Assembly
Traffic Lanes 2 @ 11'
Bicycle Lanes None
Parking Lanes 2 @ 7', marked
Medians 4', flush
A
B
C
D
2. M ain Street, Parallel Parking
14’-0"
Curb-to-curb
Right of way
7’-0" 9’-0"
Parking Travel
Sidewalk
14’-0"
7’-0"9’-0"
ParkingTravel
Sidewalk
32’-0"
60’-0"
Specific to Large Sites
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Standards for Auto-Oriented Areas
Min 5' sidewalk; landscaping and drainage as required by City standards in (City to provide reference) .
Standards for Walkable Areas
Frontage Type Street
Table 05.060.C
Drainage Collection Type Curb and gutter
Planter Type 4' continuous planter
Landscape Type Trees at 30' o.c. avg.
Lighting Type Pipe, post, or column
Walkway Type 6' sidewalk
Curb Type Raised
Curb Radius 10' - 15'
E
F
A. Application
Local
Movement Type Slow
Design Speed 20-25 mph
B. Overall Widths
Right-of-Way (ROW) Width 60'
Curb-to-Curb Width 40'
C. Lane Assembly
Traffic Lanes 2 @ 11'
Bicycle Lanes None
Parking Lanes 2 @ 7', marked
Medians 4', flush
A
B
C
D
14’-0"
Curb-to-curb
Right of way
7’-0" 9’-0"
Parking Travel
Sidewalk
14’-0"
7’-0"9’-0"
ParkingTravel
Sidewalk
32’-0"
60’-0"
6’-0" 8’-0" 6’-0"8’-0"
A
C C D EE FF D
B
3. N eighborhood Street, Parallel Parking and Planter Strip Specific to Large Sites
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Standards for Auto-Oriented Areas
Min 5' sidewalk; landscaping and drainage as required by City standards in (City to provide reference) .
Standards for Walkable Areas
Frontage Type Street Table 05.060.C
Drainage Collection Type Valley gutter or sheet flow
Planter Type 4'x6' planter at 50' o.c.
Landscape Type Trees at 50' o.c. avg.
Lighting Type Post or column
Walkway Type Min. 6' sidewalk
Curb Type Rolled or flush
Curb Radius 10' - 15'
E
A. Application
Local
Movement Type Slow
Design Speed 20-25 mph
B. Overall Widths
Right-of-Way (ROW) Width 56'
Curb-to-Curb Width 40'
C. Lane Assembly
Traffic Lanes 2 @ 11'
Bicycle Lanes None
Parking Lanes 2 @ 7', marked
Medians 4', flush
A
B
C
D
12’-0"
40’-0"
Right of way
7’-0"
Yield Lane
7’-0" 7’-0"7’-0"
Parking/
Planting
Sidewalk Parking/
Planting
Sidewalk
A
C D EE D
B
4. N eighborhood Street, Parallel Parking with Tree Wells Specific to Large Sites
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) D. Public Frontage Assembly
Standards for Auto-Oriented Areas
Min 5' sidewalk; landscaping and drainage as required by City standards in (City to provide reference) .
Standards for Walkable Areas
Design sites fronting onto a Paseo shall apply the side street building setback standards of the applicable zone in place of the front building setback standards.
Frontage Type Street
Table 05.060.C
Drainage Collection Type None
Planter Type Raised
Landscape Type Potted Plants, Planters
Lighting Type Pipe, post, or column
Walkway Type Multipurpose path
Curb Type Flush
A. Application
Local
Movement Type Pedestrian, Bicycle,
Emergency Vehicle
Access1
B. Overall Widths
Right-of-Way (ROW) Width 26' min.; 30' max.
Pavement Width Variable1; flush
C. Lane Assembly
Traffic Lanes None
Pedestrian/Bike Path 10' min., unmarked
Emergency Vehicle Access
Route
1 26' min.
Parking Lanes None
Medians None
1 Where the paseo is required or intended to allow
emergency vehicle access, paving assembly and clear
width shall meet the applicable standards.
A
B
10'-0"
20'-0"
Right of way
Passage
5'-0"
Tree
5'-0"
Tree
IOWA CITY FBC
Passage
A
B
5. P aseo
Specific to Large Sites
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9.010 Pu rpose
This Chapter provides the procedures and standards for administratively approving certain deviations from specific standards in the MFDDS for specific situations because of the prescriptive nature of the standards.
9.020 A djustments to Standards
1. Applicability. The City is allowed to grant an adjustment for only the standards identified in Table A (Adjustments to Standards).
2. Procedures. Adjustment requests shall be reviewed and processed as follows:
A. The Adjustment shall be processed concurrently and consistent with the applicable procedures in Chapter 21.71, Administrative Decision Process;
B. The adjustment(s) will be processed only for the topics and numerical amount identified in this Section.
C. Adjustment requests involving any of the following features (i.e., historic building/feature, protected tree per Chapter 21.32 (Tree Protection Regulations), and/or utility infrastructure that is not required to be removed, relocated, or undergrounded) shall be accompanied by existing conditions documentation identifying the feature(s).
Chapter 9: A djustments
Sections:
9.010 P urpose
9.020 A djustments to Standards
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Table 9.030.A: Adjustments to Standards
Administrative Relief Type
Required Findings (at least one of
the situations applies on the subject
property)
Allowed Administrative
Relief and Requirements
Reference
to
Standard
1. Design Site Dimensions
a. Depth or Width
Decrease in the minimum
required or maximum
allowed
i. A protected tree per Chapter 21.32
(Tree Protection Regulations), utility
infrastructure that is not required to be
removed, relocated, or undergrounded, a
body of water identified by Valley Water,
or a historic building/feature prevents
compliance with the standard.
Up to 25% of the standard Subsection 3
of the zone
b. Depth i. The design site adjoins a rear alley that is at least 20 feet wide
Design site depth may be
reduced by up to 20 feet
Subsection 3
of the zone
2. Building Setbacks
a. Front1, Side Street1,
Side or Rear
Increase or decrease in
the minimum to maximum
required setback for a
primary building and/or
wing(s)
i. A protected tree per Chapter 21.32
(Tree Protection Regulations), utility
infrastructure that is not required to be
removed, relocated, or undergrounded, a
body of water identified by Valley Water,
or a historic building/feature prevents
compliance with the standard.
Front or side street: up to
25% of the standard
Side: reduced to 3'
Rear: remove if parking
behind building, in podium
or subterranean garage;
otherwise up to 50% of the
standard
Subsection 5
of the zone
ii. The existing lot is 70' or less in depth,
preventing compliance with the front and/
or rear setback standard.
iii. The design site adjoins a rear alley that is
at least 20 feet wide
Rear: required setback may
be reduced by up to 20 feet.
Setback shall not be less
than 3 feet.
b. Façade within Façade
Zone
1 Reduction of the minimum
amount of façade required
within or abutting the
façade zone
i. A protected tree per Chapter 21.32
(Tree Protection Regulations), utility
infrastructure that is not required to be
removed, relocated, or undergrounded, a
body of water identified by Valley Water,
or a historic building/feature prevents
compliance with the standard.
Up to 10% of the standard
The horizontal unbuilt
area resulting from this
adjustment is landscaped
per the standards in Section
4.030 (Landscaping and
Lighting).
Subsection 5
of the zone1 Standards for private frontage apply [See Chapter 6 (Specific to Private Frontages)], and any adjustment shall not preclude the application of a private frontage type.
Adjustments
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Table 9.030.A: Adjustments to Standards (Continued)
Administrative Relief Type
Required Findings (at least one of the
situations apply on the subject property)
Allowed Administrative
Relief and Requirements
Reference
to
Standard
3. Building Footprint
a. Size of Main Body1 or
Wing(s)
Increase in the allowed
width or length
i. A protected tree per Chapter 21.32
(Tree Protection Regulations), utility
infrastructure that is not required to be
removed, relocated, or undergrounded, a
body of water identified by Valley Water,
or a historic building/feature prevents
applying the maximum depth and/or
width.
Up to 15% of the standard
In T3N, T4N.S., T4N.M. zones,
the wing(s) is one-story less
in height than the main body.
The building complies with
the setbacks of the zone or
as allowed to be adjusted by
this Section.
Subsection
3 of the
building type
4. Parking Location
a. Front or Side Street
Setback
Increase or decrease
in the required parking
setback
i. A protected tree per Chapter 21.32
(Tree Protection Regulations), utility
infrastructure that is not required to be
removed, relocated, or undergrounded, a
body of water identified by Valley Water,
or a historic building/feature prevents
compliance with the standard.
Up to 25% of the standard
The driveway is in
compliance with the zone
standards.
The ground floor space
remains habitable in
compliance with the zone
standards, as allowed to be
adjusted by this Section.
Subsection 7
of the zone
5. Open Space
a. Private or Common
Open Space
Reduction in the required
minimum open space
i. The non-rectangular parcel shape results
in less than the required size and area for
open space.
ii. A protected tree per Chapter 21.32
(Tree Protection Regulations), utility
infrastructure that is not required to be
removed, relocated, or undergrounded, a
body of water identified by Valley Water,
or a historic building/feature prevents
compliance with the standard.
Up to 5' of the dimensional
standard or up to 10% of the
required area
Subsection
6 of the
building type
1 Standards for private frontage apply [See Chapter 6 (Specific to Private Frontages)], and any adjustment shall not preclude the application of a private frontage type.
Adjustments
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) 1 Standards for private frontage apply [See Chapter 6 (Specific to Private Frontages)], and any adjustment shall not preclude the application of a private frontage type.
Table 9.030.A: Adjustments to Standards (Continued)
Administrative Relief Type Required Findings
Allowed Administrative
Relief
Reference
to
Standard
6. Parking Location Setbacks
a. Front or Side Street
Reduction in a required
parking setback.
One or more of the following techniques are
applied, as allowed by this Section:
i. Podium: Parking under primary building is
enclosed and access is only from one side
of the design site for design sites 150' or
less in width. Habitable space, required
in Subsection 4 of the zone as allowed to
be reduced by this Section, is between
the front of the building and the parking
spaces. The parking garage access is not
greater than 10' in width.
Front Parking Setback:
Reduction to 25' behind the
primary building façade.
Side Street Setback:
Reduction to 5' behind the
primary building façade.
Habitable Space: Reduction
in the minimum depth to 25'.
Subsection 7
of the zone;
Subsection 4
of the zone
ii. Subterranean Parking: Parking spaces
are located below the adjacent finished
grade of the building to the zone's building
setbacks.
All Setbacks: Reduced to
match the building setbacks
of the zone or as allowed to
be reduced by this Section.
iii. Stacked Parking System: Parking spaces
are arranged in a system that provides up
to 3 spaces in the horizontal area of one
space. The garage access is not greater
than 9' in width.
Front and/or Side Street
Setback: Reduced to be the
same as the primary building
setback.
Reduction in the minimum
habitable space depth to 18'.
Adjustments
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
10.010 P urpose
This Chapter provides definitions for specialized terms and phrases used in these MFDDS. All other applicable definitions in Article 6 (Definitions) of Title 21 apply.
10.020 D efinitions
A. Definitions
Abutting. Having a common property line or district boundary, or separated by a private or public street or easement.
Access or Service Drive. A public or private way of paving or right-of-way of not more than 30 feet affording means of access to property.
Access Frontage or Service Road or Street. A public or private street or right-of-way of not less than minimum standards as specified by the subdivision ordinance of Campbell's affording means of access to property.
Addition. The enlargement of an improvement accomplished by appending a new improvement.
Adjacent. Sharing a common design site line, or having design site lines separated only by an alley.
Adjacent Buildings. Two or more buildings located upon adjacent design sites.
Alley. A public or private way to be used primarily for vehicular access to the back or side of a design site of real property that otherwise abuts a street, thoroughfare, or pedestrian route.
Alter. To create physical change in the internal arrangement of rooms or the supporting members of a structure, or a change in the external appearance of any structure, not including painting.
Architectural Feature. Exterior building element intended to provide ornamentation to the building massing including, but not limited to: eaves, cornices, bay windows, window and door surrounds, light fixtures, canopies, and balconies.
Attached Building or Structure. Any building or structure which is structurally a part of or has a common wall and/or continuous roof with a primary building or structure, except where such connection is a breezeway or walkway incidental to and not a necessary part of the construction of the primary building.
Awning. A roof or cover which projects from a wall of a building over a window or door, made of canvas, aluminum, or similar material, which may be fixed in place or be retractable.
Chapter 10: D efinitions
Sections:
10.010 Purpose
10.020 D efinitions
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Basement. Shall mean the same as provided by Chapter 21.72.
Bay. Any division of a building between vertical lines or planes that run entirely through solid components of the building, including the entire space between consecutive structural supports.
Bay Window. An architectural projection from the building cantilevered from the façade, consisting of one or more stories in height, containing at least 60 percent glass area. Window opening that includes an opening on each side.
Block. An area of land separated from other areas by adjacent streets, railroads, rights-of-way, public areas, or the subdivision boundary.
Block Face. The aggregate of all the building façades on one side of a block. The block face provides the context for establishing architectural harmony.
Block Length. The horizontal distance from the right-of-way on one end of the block to the right-of-way on the other end along the same street.
Block Perimeter. The aggregate of all sides of a block bounded by the abutting rights-of-way.
Block-Scale, Building. A building that is individually as large as a block or individual buildings collectively arranged along a street to form a continuous façade as long as most or all of a block.
Building. A structure consisting of one or more foundations, floors, walls, and roofs that surround an interior space, and may include exterior appurtenant structures including, but not limited to, porches and decks.
Buildable Area. The horizontal area in which a building is allowed to be constructed.
Building Elements. Roofs, parapets, cornices, eaves, rafters, walls, lintels, openings, building base, and other typical elements.
Building Elevation. The exterior wall of a building not adjacent to a public right-of-way, the front or side along a private street, or civic space.
Building Entrance. A point of pedestrian ingress and egress to the front of a building along the sidewalk of the street immediately adjacent to the building.
Building, Existing. See "Structure, Existing."
Building Façade. The exterior wall of a building adjacent to a street, the front or side along a private street, or civic space.
1. Building Façade, Front. The exterior wall of a building adjacent to a street or civic space.
2. Building Façade, Side Street. The exterior wall of a building adjacent to a side street.
3. Building Façade, Interior Side. The exterior wall of a building adjacent to the interior design site line(s).
4. Building Façade, Rear. The exterior wall of a building opposite the front.
Building Form. The overall shape and dimensions of a building.
Building Frontage. The façade(s) along the front and side street of the design site.
Building Frontage, Principal. The façade along the front of the design site, typically the narrower of sides and identified by an address.
Definitions
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Building, Primary. The building that serves as the focal point for all activities related to the principal use of the design site.
Building, Setback. See "Setback, Building."
Building Type. A structure defined by its combination of configuration, disposition, and function.
C. Definitions
Ceiling Height, Ground Floor. The height from finished floor to finished ceiling of primary rooms on the ground floor, not including secondary rooms which include, but are not limited to: bathrooms, closets, utility rooms, and storage spaces.
Ceiling Height, Upper Floor(s). The height from finished floor to finished ceiling of primary rooms on the floor(s) above the ground floor, not including secondary rooms which include, but are not limited to:
bathrooms, closets, utility rooms, and storage spaces.
Cellar. That portion of a building between floor and ceiling which is wholly or partly below grade and so located that the vertical distance from grade to the floor below is equal to or greater than the vertical distance from grade to ceiling. A cellar shall not be counted as a story, for the purpose of height standards.
Center. Concentration of ground floor shopping, restaurants, and services, with additional offices and housing located above, within a Walkable Urban context.
Chamfered. A transitional edge between two faces of an object. Sometimes defined as a form of bevel, it is often created at a 45° angle between two adjoining right-angled faces.
Chamfered Façade Corner. An external wall of a building joining two perpendicular exterior walls, typically at a symmetrical, 45 degree angle creating a beveled edge to the building rather than a 90 degree corner.
Civic Space. An outdoor area dedicated for public gathering and civic activities. See Section 8.040 (General to Civic Space).
Common Courtyard. An entry court, forecourt, or courtyard shared by multiple residential units or commercial spaces.
Common Open Space. An entry court, forecourt, courtyard, or other on-site open space shared by multiple residential units or non-residential units.
Common Space (syn. Common Area). A portion of a development held in common and/or single ownership, is not reserved for the exclusive use or benefit of an individual tenant or owner, and is available for use by all persons who reside or work in the building or on the design site.
Corner Element. A physical distinction in a building at the corner of two streets or a street and public space.
Corner Entry. An entrance located on the corner of a building.
Cornice. The crown molding of a building or element.
Cottage Court. See Section 5.070 (Cottage Court).
Courtyard (syn. Court). An unroofed area that is completely or partially enclosed by walls or buildings on at least two sides and often shared by multiple residential units or non-residential units, not including off-street parking. See Subsection 11.030.3.A.(4) for measurement method.
Definitions
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Courtyard Building, Neighborhood and Core. See Section 5.120 (Neighborhood Courtyard) and Section 5.150 (Core Courtyard).
Coverage
1. Coverage, Accessory Structures. The sum of the footprint area of all structures on a design site.
2. Coverage, Building. The floor area of the largest story of a building divided by the total design site area.
3. Coverage, Design Site. The portion of the design site expressed as a percentage that is covered in buildings or other structures.
Crawl Space. A shallow unfinished uninhabitable space beneath the floor or under the roof of a building, that provides access to utility, structural, and other building components not readily accessible from the habitable portions of the building.
D. Definitions
Depth, Ground-Floor Space. The distance from the street-facing façade to the rear interior wall of the ground-floor space available to an allowed use.
Depth-to-Height Ratio. The relationship of the depth of a space measured perpendicular to a building divided by the average height of the buildings adjacent to the space.
Design Site. A portion of land within a parcel, delineated from other design sites and/or parcels to accommodate no more than one building type. The main purpose of a design site is to allow a parcel large enough to contain more than one building type to contain multiple building types while not requiring the legal subdivision of the parcel into additional parcels.
1. Design Site, Corner. A design site located at the intersection of two or more streets, where they intersect at an interior angle of not more than 175 degrees. If the intersection angle is more than 175 degrees, the design site is considered an interior design site.
2. Design Site, Flag. A design site not meeting minimum design site frontage standards and where access to a public or private street is provided by means of a long, narrow driveway between abutting design sites.
3. Design Site, Interior. A design site abutting only one street.
4. Design Site, Through. A design site with two or more frontage lines that do not intersect.
Design Site Area. The total square footage or acreage of horizontal area included within the design site lines.
Design Site Coverage. See "Coverage."
Design Site Depth. The horizontal distance between the front design site line and rear design site line of a design site measured perpendicular to the front design site line.
Design Site Line. The perimeter and geometry of a design site demarcating one design site from another.
1. Design Site Line, Front. One of the following:
a. The frontage line in the case of a design site having a single frontage line; Definitions
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) b. The shortest frontage line in the case of a corner design site with two frontage lines, neither of which are adjacent to a thoroughfare or a design site with independent frontage; c. The frontage line adjacent to a thoroughfare in the case of a corner design site with two or more frontage lines, one of which is adjacent to a thoroughfare; d. The frontage line adjacent to a design site with independent frontage in the case of a corner design site with two or more frontage lines, one of which is adjacent to a design site with independent frontage; or
e. The frontage line adjacent to the front design site line of an adjacent design site in the case of a through design site.
2. Design Site Line, Rear. That design site line opposite the front design site line.
3. Design Site Line, Side. Design site lines connecting the front and rear design site lines.
Design Site Width. The horizontal distance between the design site lines measured perpendicular to the front design site line.
Detached. Separate or unconnected.
Development Site. The parcel(s) or portion(s) thereof on which proposed structures and improvements are to be constructed.
Distance Between Entries. The horizontal distance between entrances to a building or buildings, measured parallel to the façade.
Driveway. A vehicular lane within a design site, or shared between two design sites, leading to a garage, other parking, or loading area, a fire truck turnaround, trash pickup, loading, similar activities, or maneuvering to the activities listed.
Duplex Side-by-Side. See Section 5.050 (Duplex Side-by-Side).
Duplex Stacked. See Section 5.060 (Duplex Stacked).
Dwelling, Multiple. A building designed or used for three or more dwelling units.
Dwelling Unit, Stacked. A dwelling unit situated immediately above or below another dwelling unit.
E. Definitions
Eave. The edge of the roof that overhangs the face of the adjoining wall. The bottom of the eave can range from exposed rafters (“open eave”) to a finished horizontal surface (“closed eave”).
Elevated Ground Floor. A ground floor situated above the grade plane of the adjacent sidewalk.
Encroachment. Any architectural feature, structure, or structural element—including, but not limited to, a gallery, fence, garden wall, porch, stoop, balcony, bay window, terrace, or deck—that breaks the plane of a vertical or horizontal regulatory limit by extending: into a setback.
Entablature. Syn. Expression Line. A horizontal, continuous lintel on a classical building supported by columns or a wall, comprising the architrave, frieze, and cornice.
Entry. An opening, including, but not limited to, a door, passage, or gate, that allows access to a building.
1. Entry, Primary. The opening that allows access to a building directly from the sidewalk along the front façade.
Definitions
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2. Entry, Service. An entrance located toward or at the rear of the building intended for the delivery of goods and removal of refuse.
F. Definitions
Façade. See "Building Façade."
Façade Zone. The area between the minimum and maximum setback lines along the front of a design site and along the side street of a corner design site where the building façade is required to be placed.
The zone standards identify the minimum amount of façade to be placed in the façade zone. See Subsection 11.030.2 for measurement method.
Finish Level, Ground Floor. Height difference between the finished floor on the ground floor and the adjacent sidewalk. In the case of a terrace frontage that serves as the public right-of-way, the floor finish level is the height of the walk above the adjacent street. Standards for ground floor finish level for ground floor residential uses do not apply to ground floor lobbies and common areas in multi-unit buildings.
Flex Space. A room or group of internally connected rooms designed to accommodate an evolution of use over time in response to an evolving market demand. Typically designed to accommodate future commercial uses, while accommodating less intense short-term uses, including, but not limited to, residential or live/work, until the commercial demand has been established.
Floor Coverage. See “Coverage."
Floorplate. An area measurement in square feet of either the gross or the rentable floor area of a typical floor in a building.
Floorplate, Commercial. The square footage area measurement of a floorplate dedicated to commercial uses.
Floorplate, Non-residential. The square footage area measurement of a floorplate dedicated to non- residential uses.
Floorplate, Residential. The square footage area measurement of a floorplate dedicated to residential uses.
Footprint Area. The total square footage contained within a footprint.
Footprint, Building. The outline of the area of ground covered by the foundations of a building or structure.
Forecourt. See Section 6.080 (Forecourt).
Form-Based Zone (syn. Transect Zone). One of several zones mapped on the Form-Based Zone Map.
Fourplex. See Section 5.080 (Fourplex).
Freestanding Wall. A wall that is separate from a building and supported by independent means.
Front. See "Design Site Line, Front."
Front Loaded. (Front Access). Design sites that provide vehicular access from the front of the design site.
Frontage, Private. The area between the building façade and the back of the sidewalk abutting a street (public or private) or public open space.
Frontage, Public. The area between the on-street parking and the back of the sidewalk.
Definitions
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Frontage Line. The design site line(s) of a design site fronting a street (public or private) or a civic space.
Frontage Type. A physical element configured to connect the building façade to the back of the sidewalk abutting a street or public open space depending on the intended physical character of the zone.
G. Definitions
Gable. A vertical wall in the shape of a triangle formed between the cornice or eave and the ridge of the roof.
Gallery. See Section 6.120 (Gallery).
Ganged. Refers to windows designed/found in an array of two or more.
Glazing. Openings in a building in which glass is installed.
Grade. The finished ground level at any point along the exterior walls of a structure. Where walls are parallel to and within five feet of a sidewalk, alley or other public way, the level above ground shall be measured at the elevation of the sidewalk, alley or public way. Also see "Grade, Finished." Grade, Finished. The final ground surface elevation after the completion of grading or other site preparation related to a proposed development that conforms to an approved Grading Permit or Building Permit. In cases where substantial fill is proposed, "finished grade" shall be established by the Director consistent with design sites in the immediate vicinity and shall not be, nor have been artificially raised to gain additional structure height. Also see "Grade." Grade, Pre-Development. The grade of a design site prior to any site improvements related to the proposed development.
Grading. Earthwork performed to alter the natural contours of an area.
Gross Floor Area. The total floor area inside the building envelope, including the external walls, but not including the roof.
Ground Floor. The floor of a building located nearest to the level of the ground around the building.
H. Definitions
Habitable Space. The portion of a building that is suitable for human occupancy.
Hardscape. Paving, decks, patios, and other hard, non-porous surfaces.
Height
1. Height, Number of Stories. The number of stories in a structure allowed above adjacent finished grade. See "Stories."
2. Height, Overall. The vertical distance between adjacent finished grade and the highest part of the structure directly above. See Subsection 11.030.3.A.(6) for measurement method.
3. Height, Highest Eave/parapet. The vertical distance between adjacent finished grade and the highest eave or parapet of the building. See Subsection 11.030.3.A.(6) for measurement method.
House. See Section 5.040 (House).
House-Scale Building. A building that is the size of a small-to-large house and detached from other buildings, typically ranging from 24 feet to as large as 80 feet overall, including wings.
I. Definitions
Definitions
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Impervious. The area of any surface that prevents the infiltration of water into the ground including, but not limited to, roads, parking areas, concrete, and buildings.
Improved. An area which has been paved or planted and is permanently maintained as such.
Improvement. The product of any modification to a site structure or building, not including maintenance or repairs.
Infill. The development of vacant land that was bypassed by earlier waves of development and is now largely surrounded by developed land.
J. Definitions
No specialized terms beginning with the letter J are defined at this time.
K. Definitions
No specialized terms beginning with the letter K are defined at this time.
L. Definitions
L-Shaped (syn. Ell). A horizontal form for the main body of a building or a massing composition, also referred to as an "Ell" which is an extension at a right angle to the length of a building.
Landing. A level area at the top or bottom of a staircase or between one flight of stairs and another.
Lintel. A horizontal architectural member spanning and usually carrying the load above an opening.
Live/Work. An integrated housing unit and working space, occupied and utilized by a single household in a structure, either single-unit dwelling or multiple-unit dwelling, that has been designed or structurally modified to accommodate joint residential occupancy and work activity, and which includes:
1. Complete kitchen space and sanitary facilities; and
2. Working space reserved for and regularly used by one or more occupants of the unit.
Loading Spaces, Off-street. Permanently improved and maintained areas on the design site dedicated to loading and unloading of materials, equipment, and merchandise.
Lot. See "Design Site."
M. Definitions
Main Body. The primary massing of a primary building. See Subsection 11.030.3.A.(1) for measurement method.
Main Façade. The front façade of a building.
Main Street Building. See Section 5.160 (Main Street Building).
Major. Having a greater size, scope, effect, characteristic, or quality relative to the other corresponding sizes, scopes, effects, characteristics, or qualities; or being the greater of two or more.
Maker Shopfront. See Section 6.100 (Maker Shopfront).
Massing. The overall shape or arrangement of the bulk or volume of a building and structures.
Median. A planted or paved area which separates two roadways or divides a portion of a road into two or more lanes.
Definitions
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Minor. Having a lesser size, scope, effect, characteristic, or quality relative to the average size, scope, effect, characteristic, or qualities; or being the lesser of two or more.
Multiplex. See Section 5.130 (Multiplex).
Multi-Unit Building. A residential, non-residential, or mixed-use building in which there exists three or more separate units with direct exterior access and in which there are appurtenant shared facilities.
Distinguishing characteristics of a multi-tenant building or use may, but need not, include common ownership of the real property upon which the building or use is located, common wall construction, and multiple occupant use of a single structure.
N. Definitions
Neighborhood Center. A walkable environment that provides a mix of civic, institutional, and/or commercial uses.
New Construction. Structures for which the "start of construction" commenced on or after the effective date of these MFDDS.
Non-Street Frontage. Building façades that do not face a street or civic space.
O. Definitions
Off-Street Parking. The area(s) located on a design site available for temporary storage of passenger vehicles, including a public or private parking lot where parking is the principal use of the property.
Open Space. See “Civic Space."
Open Space Easement. See “Scenic Easement or Open Space Easement." Open Structure. An accessory structure having a roof constructed of lattice or other roof material which allows light and air to pass through a minimum of 50 percent of the roof surface. Additionally, the sides of an open structure consist only of support posts and decorative or functional elements including, but not limited to, braces and railings such that light and air can pass through a minimum of 75 percent of each side. Open structures include but are not limited to trellises, trellis-like patio covers, and other shade structures. Play structures do not qualify as open structures, but are regulated as minor or major accessory structures.
Open Sub-Zones. See Section 2.030 (Sub-Zones).
Oriel Window (syn. Upper Story Bay Window). A window that projects from the building façade or elevation, located on upper floors and may extend for multiple stories.
Overhead Doors. Doors constructed in horizontally hinged sections that are equipped with hardware that rolls the sections into an overhead position, clear of the opening.
P. Definitions
Parapet. A low wall along the edge of a roof or the portion of a wall that extends above the roof line.
Parcel (syn. Lot). A portion of land separate from others and delineated or described as a single integral unit on a subdivision map or by other map approved in compliance with the Subdivision Map Act (§66410 et seq.).
Parking Driveway Width. The horizontal measurement of an access driveway to a parking area, measured perpendicular to the direction of travel.
Definitions
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Parkway. That portion of a public right-of-way located between the outermost curb-lane driving lane and the farthest edge of the right-of-way.
Passageway. A pathway unobstructed clear to the sky and extends from a street to one entrance of the accessory dwelling unit.
Pedestrian Shed. An area centered on a destination including, but not limited to, a civic space, civic building, or main street. Its size is limited by an average distance that may be traversed at an easy walking pace in a given amount of time from its center to its edge, about 1,500 feet. Pedestrian sheds are used for planning Walkable Urban areas.
Pedestrian Orientation. A physical structure or place with design qualities and elements that contribute to an active, inviting, and pleasant place for pedestrians that typically includes most of the following elements:
1. Building façades that are highly articulated at the street level, with interesting uses of material, color, and architectural detailing, located directly behind the sidewalk;
2. Visibility into buildings at the street level;
3. A continuous sidewalk, with a minimum of intrusions into pedestrian right-of-way;
4. Continuity of building façades along the street with few interruptions in the progression of buildings and stores;
5. Signs oriented and scaled to the pedestrian rather than the motorist; and/or
6. Pedestrian orientation may also include: design amenities related to the street level including, but not limited to, awnings, paseos, and arcades; landscaping and street furniture.
Podium. A continuous projecting base or pedestal under a building often occupied by parking.
Podium Top. A flat, elevated and open area above a podium that can be used as common area.
Porch. A covered shelter projecting in front of the entrance of a building.
1. Porch, Engaged. See Section 6.040 (Porch Engaged).
2. Porch, Projecting. See Section 6.050 (Porch Projecting).
Pre-Development Grade. The grade of a design site prior to any site improvements related to the proposed development.
Primary Building. See "Building, Primary."
Primary Massing. The massing of the largest portion of a building.
Private Open Space. The area required for each unit in some building types, provided as outdoor yard areas, patios, decks, and balconies, but excluding stairs, entrance decks, and/or landings. Does not include required setbacks.
Private Street. Any street not a public street.
Public Safety Building. Buildings for public utility uses including substations, fire stations, police stations, hospitals, and similar uses.
Public Property. Any property publicly owned outside of the designated public right-of-way.
Public Street. A street for which the right-of-way is owned by or offered for dedication to the public and accepted by the City.
Definitions
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Q. Definitions
No specialized terms beginning with the letter Q are defined at this time.
R. Definitions
Rake. The sloped end portion of a roof. Rakes may be close to, or extend from the building to allow for an overhang. Roof rakes can be exposed or closed.
Rear. Opposite of front.
Rear-Loaded (syn. Rear Access). Vehicular access from the rear of the design site.
Recessed Entry. An entrance to a building that is set back from the façade of the building.
Renovation
1. A structural change to the foundation, roof, floor, or exterior of load-bearing walls of a facility, or the extension of an existing facility to increase its floor area.
2. Alteration of an existing facility including, but not limited to, significantly changing its function, even if such renovation does not include any structural change to the facility.
3. Remodeling of the building interior or exterior.
Right-of-Way (ROW). Land dedicated to transportation purposes and/or use by the general public.
Rowhouse. See Section 5.090 (Neighborhood Townhouse) and Section 5.140 (Core Townhouse).
S. Definitions
Service Entries. Building access for service providers.
Setback. The distance by which a structure, parking area, or other development feature is separated from a design site line, other structure, or development feature. Front and side street setbacks are addressed in "Façade Zone."
1. Setback, Rear. An area extending the full width of the design site between a rear design site line and the primary structure.
2. Setback, Side. An area between a side design site line and the primary structure extending between the front and rear setback.
Setback, Building. The mandatory clear distance between a design site line and a building.
Setback, Parking. The mandatory clear distance between a design site line and parking.
Shared Parking. Any parking spaces assigned to more than one user, where different persons utilizing the spaces are unlikely to need the spaces at the same time of day.
Shopfront. See Section 6.110 (Shopfront).
Shopfront Base. A very low wall , that does not include glass, between the display window(s) of a shopfront and the adjacent sidewalk.
Sidewalk. A paved area along a street intended exclusively for pedestrian use and often installed between a street and design site frontages.
Single-Loaded, Building. A building containing dwellings and/or commercial units without common hallways for access to the dwellings and/or units.
Definitions
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Special Architectural Elements. Church spires; belfried cupolas and domes; monuments; corner or entry towers on residential units; and other similar architectural elements.
Street, Front. Street located along the front design site line of a parcel.
Street, Side. Street located along a design site line of a parcel that is not along the front design site line.
Stoop. See Section 6.070 (Stoop).
Storefront. The majority portion of a shopfront frontage that consists of the display window and/or entrance and its components, including windows, doors, transoms, and sill pane.
Story. The portion of a building included between the surface of any floor and the surface of the next floor above it, or if there is no floor above, the space between the floor and the ceiling above.
1. Story, First. The lowest story or the ground story of any building, the floor of which is not more than 12 inches below the average contact ground level at the exterior walls of the building.
2. Story, Half (syn. Attic Story). A space that rests primarily underneath the slope of the roof, usually having dormer windows. The half story is identified by the ".5" in the description of maximum height (e.g., 2.5). A half-story is considered a story when its top wall plates, on at least two opposite exterior walls, are four feet or more above the floor of such story.
3. Story, Mezzanine. A story which covers one-third or less of the area of the story directly underneath it. A mezzanine story shall be deemed a full story when it covers more than one-third of the area of the story directly underneath said mezzanine story.
Street. A public or permanent private thoroughfare which affords a primary means of access to design site(s).
1. Street, Front. Street located along the front design site line.
2. Street, Side. Street located along a design site line that is not the front design site line Street Frontage. The lineal length of that portion of a design site abutting a street.
Street Frontage, Principal. The length of the property line of any one premise parallel to and along the public right-of-way which it borders and which is identified by an officially assigned street address.
Street Tree. A tree planted in open spaces, parkways, sidewalk areas, easements, streets, and rights-of- way.
T. Definitions
Tandem Parking. A parking space deep enough to allow two cars to park, one behind the other.
Thoroughfares. A way for use by vehicular, pedestrian, and bicycle traffic that provides access to design sites and open spaces, and that incorporates vehicular lanes and public frontages.
Townhouse, Neighborhood and Core. See Section 5.090 (Neighborhood Townhouse) and Section 5.140 (Core Townhouse).
Transect. A cross-section of the environment showing a range of different habitats. The Natural-to- Urban Transect of the human environment is divided into multiple transect zones that describe the physical form and character of a place according to the intensity of its land use and urbanism.
Transect Zone. See "Form-Based Zone."
Transom. Refers to a window; a window above a door or other window built on and commonly hinged to a transom.
Definitions
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Turf. A surface layer of earth containing mowed grass with its roots.
U. Definitions
Understory. The smaller trees and shrubs below the canopy of large trees.
Unit. See "Dwelling Unit."
Upper Floor. A floor in a building containing habitable space that is located above the ground floor.
Usable Open Space. Common or private open space, excluding the following:
1. Required front setbacks;
2. Areas devoted to parking, driveways, and maneuvering areas;
3. Open space at grade less than 10 feet in its minimum dimension; and
4. Patios, balconies, or decks less than five feet in their minimum dimension.
V. Definitions
Visitability. A basic level of accessibility that enables persons with disabilities to visit others in their dwellings by providing at least one accessible means of egress/ingress for each residential unit.
W. Definitions
Walkable Neighborhood Center. A Walkable Urban environment that provides a concentrated mix of civic, institutional, and/or commercial uses.
Walkable Neighborhood Plan (WNP). A development plan for creating Walkable Urban environments with a mix of housing, civic, retail, and service choices within a compact, walkable, and transit-ready environment. See Section 8.020 (Walkable Community Design).
Walkable/Walkability. The condition when an area is highly interconnected to other areas and appeals to pedestrians for recreational walking or for walking to work, transit, errands, shopping, or restaurants.
Walkway. A paved way located on one or more design sites, used for pedestrian traffic, and used exclusively by the design site owner(s), their guests, and invitees.
Wall Plane. A vertical surface defined by the façades of buildings.
Water Table, Architectural Feature. A horizontal projecting string-course of masonry, molding, or a ledge placed so as to divert rainwater from a building.
Width-to-Height Ratio. The ratio of the horizontal size of a space measured perpendicularly to the vertical height of a building. See Subsection 11.030.3.A.(5) for measurement method.
Wing. A structure of at least five feet in depth physically attached to, and secondary to, the main body of a primary building. See Subsection 11.030.3.A.(2) for measurement method.
X. Definitions
No specialized terms beginning with the letter Y are defined at this time.
Y. Definitions
Yard. See "Setback."
Z. Definitions
Definitions
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Zero Design Site Line. A building or structure that is placed on the property line.
Zone. See “Transect Zone."
Zone Map. The zoning map(s) of the City of Campbell, California, together with all amendments.
Zoning Code. The Zoning Code of the City of Campbell, California, specified in Title 21.
Definitions
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
11.010 Pu rpose
This Chapter specifies how site and building elements are inteneded to be measured to ensure compliance with these MFDDS.
11.020 M easurement Methods
1. Façade Zone Defined by Primary Building/Frontage
A. Applicability. The façade zone standards apply to new primary buildings and their additions along the front and side street of a design site.
B. Methodology. The required amount is expressed in the zone standards as a percentage. The percentage is calculated as follows through an example for the front façade zone. The same approach is to be applied to the side street, using the minimum front and rear building setbacks. (1) Identify the width of design site (e.g., 50 feet) and apply required side building setbacks (e.g., 5 feet and 5 feet).
(2) Subtract the horizontal length between each side setback and the adjacent side design site line from the total width of the design site. The result is the net buildable width of the design site (e.g., 40 feet).
(3) Multiply the required minimum percentage in the zone standards (e.g., 50 percent) by the net buildable width of the design site (e.g., 50 feet).
(4) The result is the minimum length, in feet, of building façade and frontage type(s) that is required in or abutting the façade zone (e.g., 20 feet).
(5) See Figure 2 (Applying the Required Amount to the Façade Zone) for examples that are consistent with the intent of this standard.
Chapter 11: M easurement Methods
Sections:
11.010 Purpose
11.020 Me asurement Methods
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Figure 11.030.1: Determining the Required Amount Subject to the Façade Zone Example Calculation
50' Design Site Width
- 5' Side Setback
- 5' Side Setback
= 40' Net Buildable Width
40' Net Buildable Width
x Zone Standard (e.g., 50%)
= 20' Required In or Abutting the Façade Zone
Key
Width of Design Site
Depth of Design Site
Setback to be Subtracted from Design Site Width
Setback to be Subtracted from Design Site Depth
Side Street
Front Street
Measurement Methods
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Figure 11.030.2: Applying the Required Amount to the Façade Zone A. Abutting Façade Only B. Within Façade Zone Only
C. Abutting and Within Façade Zone D. For Zones with 0' minimum Setbacks Key
Front Street Side Street
Façade Zone 50% min.1 50% min.1
Buildable Area
for Building and
Frontage Type(s)
1 This is an example. See Subsection 5 of the zone for the standard.
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
2. Measuring Building Types
A. Methodology. Measurement of width and depth.
(1) Main Body. The width and depth of the main body shall be measured as follows:
(a) The width shall be parallel to the front.
(b) The depth shall be perpendicular to the front.
Figure 11.030.3:
Main Body
Key
Width
Depth
BUILDING TYPE: DUPLEX, STACKED
Side Street
Front Street
(2) Wings and Ancillary Structures. The width and depth of wings and ancillary structures, shall be measured as follows:
(a) The width shall be the greater of the two dimensions of the footprint. (b) The depth shall be the lesser of the two dimensions of the footprint.
BUILDING TYPE: DUPLEX, STACKED
Side Street
Front Street
Figure 11.030.4:
Wings and Ancillary Structures
Key
Width
Depth
Measurement Methods
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) (3) Open Space(s). The width and depth of open spaces shall be measured as follows:
(a) The width shall be parallel to the front
(b) The depth shall be perpendicular to the front.
BUILDING TYPE: DUPLEX, STACKED
Side Street
Front Street
Figure 10.030.5:
Open Space(s)
Key
Width
Depth
Courtyard(s). The width and depth of courtyards shall be measured as follows:
(c) The width shall be parallel to the front; unless the courtyard is a secondary courtyard accessed directly from a side street.
(d) If a secondary courtyard is accessed directly from the side street, the width shall be parallel to the side street.
(e) The depth shall be perpendicular to the width.
Measurement Methods
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Figure 11.030.6:
Courtyard(s)
Key
Width (clear)
Depth (clear)
Front Street
BUILDING TYPE: COURTYARD APARTMENT, LARGE
(4) Width-to-Height Ratio. Measurement of width-to-height ratio and depth-to-height ratio of forecourts.
(a) The width and depth of forecourts shall be measured per Figure 7 (Width-to-Height Ratio). (b) The height of forecourts shall be a measurement of the vertical plane of the building that defines the forecourt.
Figure 11.030.7:
Width-to-Height Ratio
Key
Width
Height
Measurement Methods
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) (5) Highest Eave/Top of Parapet.
(a) Height, Overall. The vertical distance between adjacent finished grade and the highest part of the structure directly above. See Figures 8 and 9 . (b) Height, Top of Parapet. The vertical distance between adjacent finished grade and the top of the parapet of the primary building. See Figure 9 .
(c) Height, Highest Eave. The vertical distance between adjacent finished grade and the highest eave of the primary building. See Figure 10 .
(d) Highest Eave Measurement. The measurement is to bottom of the eave assembly. (e) Eave. The edge of the roof that overhangs the face of the adjoining wall. The bottom of the eave can range from exposed rafters to a finished horizontal surface.
Measurement Methods
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Parapet
Figure 11.030.11: Section Detail of Highest Eave for Pitched Roof Figure 11.030.8: Top of Parapet and Flat Roof Figure 11.030.9: Section Detail of Top of Parapet and Flat Roof Figure 11.030.10: Highest Eave for Pitched Roof
See Figure 11
(Section Detail)
See Figure 9
(Section Detail)
Height, Overall
Top of Parapet
Roof Structure
Highest Eave Measurement
Eave Assembly
Dormer
Measurement Methods
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards)
3. Measuring Bays.
A. Applicability. All buildings, with or without wings, must have defined bays, as specified in Subsection
7.040.5 (Bay Composition).
B. Bay Measurement.
(1) Boundaries of each bay shall extend vertically from the lower boundary of the base, middle, or top to the upper boundary of the same division and shall not intersect any opening. (2) Boundary is considered to lie at the midpoint between successive openings unless marked by an expression of vertical structure on the façade. Bay width shall be measured horizontally from one boundary to the next.
C. Building Types and Bays . In the T3N, T4N.S, T4N.M, and T4N.L zones, bays shall be placed according to the following methodology. An example of the methodology is shown in Figure 12 (Example of Massing Type and Bays).
(1) Select main body massing type from Subsection 3 (Building SIze and Massing) of the selected Building Type (e.g. Gable L). See Figure 11.030.12.A (Select Main Body Massing Composition). (2) Within each volume/façade of main body massing, identify and apply a number of bays within the allowed range. See Figure 11.030.12.B (Identify the Required Number or Range of Bays). (3) See Figure 11.030.12.C (Example of Bay Compositions in Compliance with Required Massing Proportions) for examples that are consistent with the intent of this standard.
Figure 11.030.12: Example of Massing Type and Bays
A. Select Main Body Massing Composition.
Gable L Twin Gable Gabled Front Courtyard
2/5
3/5
Key
Required Massing Proportions and Number of Bays
Measurement Methods
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) B. Identify the Allowed Range of Bays by Volume/Facade for Selected Massing Type Gable L: 1-5 Bays + 1-7 Bays Center Gable: 1-7 Bays + 1-5 Bays + 1-7 Bays
Gabled Front Courtyard: 1-5 Bays +
1-7 Bays + 1-5 Bays
C. Examples of Bay Compositions in Compliance with Required Massing Proportions 5-Bay Composition (2 + 3) 3-Bay Composition (1 + 1 + 1) 6-Bay Composition (2 + 2 + 2) 3-Bay Composition (1 + 2) 6-Bay Composition (2 + 2 + 2) 3-Bay Composition (1 + 1 + 1) Key
Ground Floor
Measurement Methods
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Attachment: Admin. Draft of the MFDDS (Administrative Draft of the Multi-Family Development and Design Standards) Campbell Multi-Family
Development +
Design Standards
Campbell, CA
January 2023
SR
17 BUDD
AVE
SUNNYOAKS
AVE
HACIENDA
AVE
REDDING
RD
VIRGINIA
AVE
UNION AVE
HAMIL TON
AVE
WINCHESTER BL VD
CAMDEN
AVE
SAN TOMAS EXPWY
CAMPBELL
AVE
RAILWAY
AVE
WHITE OAKS RD
LEIGH AVE
PAYNE
AVE
SAN TOMAS AQUINO RD
WESTMONT
AVE
WEST
VALLEY
FWY
BASCOM AVE
CAMPBELL
AVE
SAN JOSE
CAMPBELL
LOS GATOS
SARATOGA
Form-Based
Zone Map
Walkable Areas
Ground-Floor Non-Res. Required (First
30' from Setback Line)
Form-Based Zones
Base Zone (Max. Stories)
Not Covered by MFDDS
T3N | T3 Neighborhood (2.5)
T4N.S | T4 Neighborhood.Small (2.5)
T4N.M | T4 Neighborhood.Medium (3)
T4N.L | T4 Neighborhood.Large (4)
T4MS | T4 Main Street (4*)
T5N | T5 Neighborhood (6)
T5MS | T5 Main Street (6)
Open Sub-Zone (See zone standards
for additional allowed frontages and
building types)
0 1000 2000500
ft
k
* 3 stories max. in Downtown Development
Plan
Area and Winchester Boulevard
Master Plan
Area 2
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Attachment: Draft Form-Based Zone Map (Administrative Draft of the Multi-Family Development and
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Attachment: Large Site Standards Map (Administrative Draft of the Multi-Family Development and Design Test Fits
Campbell, CA
Multi-Family Development
+ Design Standards
January 26, 2023
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Attachment: Test Fits (Administrative Draft of the Multi-Family Development and Design Standards) Purpo se and Approach
3 T est Fit #1: 621 E Campbell Ave
4 T est Fit #2: 2415 S Winchester Blvd
6 T est Fit #3: 600 E Hamilton Ave
7 T est Fit #4: 92 S San Tomas Aquino Rd
8 T est Fit #5: 251 Lewellyn Ave
9 T est Fit #6: 900 S San Tomas Aquino Rd
10 T est Fit #7: 1855 S Winchester Blvd
11 T est Fit #8: 139 Adler Ave
12 T est Fit #9: 2060 S Bascom Ave
13 T est Fit #10: 255 Dillon Ave
14 E xamples of Paseos and Frontage Types
15 What’s
Inside?
Key
6 Stories
5 Stories
4 Stories
3 Stories
1 - 2.5 Stories
Civic Space (Green)
Civic Space (Plaza/Paseo)
Private/Semi-Private
Open Space
Assumptions
Leasable floor area for 4-6-story
corridor buildings:
80%
Floor-to-floor heights:
15' commercial ground floor;
10' residential (including upper
stories).
4 5
6 3
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Attachment: Test Fits (Administrative Draft of the Multi-Family Development and Design Standards) Large Sites and Small Sites
Sites over 5 acres (represented by Examples 2 through 5 in this document) are subject to additional standards designed to integrate the new development with the surrounding
neighborhood. These standards include:
• A requirement for publicly-accessible thoroughfares dividing the site into smaller blocks. These thoroughfares may b e
paseos—prioritizing pedestrian, bicycle, and emergency
vehicle access—or they may be private or public streets— with sidewalks, street trees, and on-street parking. Fo r
examples of paseos, see page 15.
• Providing civic space on at least 10% of the site area, after subtracting street and alley rights-of-way. (In the current draft of the large site standards, paseos may be counted as civic space, provided that they meet certain requirements for seating, paving, and landscaping).
• Allocating zones to the developable area of the site according to its General Plan land use designation(s) and the adjacent context. In the current draft, building sites within 65 feet of low-rise residential zones are limited to three stories or less (this provision drives the inclusion of townhouses along the edges of Examples 2 and 4).
Will the Draft Standards Be Modified Based on the
Test Fit Results?
Yes. Each page contains a "Recommendations" section
that describes findings from the test fit process and
recommendations for changes to the draft standards where appropriate. Other feedback will also be considered.
3 Purpose and Approach
Why These Test Fits?
Campbell's draft Multi-Family Development and Design
Standards regulate development primarily by form, focusing on the physical environments the standards are intended to generate. Rather than using conventional metrics such as density and floor area ratio as inputs to the design, the standards treat these quantities as outputs. It is therefore necessary to test the draft standards through example designs, to confirm that the results align with the City's goals for housing production as well as livability.
Ten example sites have been selected to provide insight across a wide range of parcel sizes, contexts, and land use categories as identified in the General Plan.
What Do the Designs Represent?
Each test fit represents one possible way that a developer could lay out buildings, circulation, parking, and open space on the site—within the constraints of the draft standards.
While alternate schemes are possible, the test fits shown here generally reflect the expected balance between the draft standards' provisions for neighborhood compatibility and a hypothetical developer's priority of maximizing yield in terms of units or return on investment.
The draft standards also regulate the way individual buildings meet the adjacent street or civic space. Habitable space is required at least 30 feet deep along all streets, paseos, and civic spaces, and buildings are required to engage with these spaces through a selection of frontage types. For examples of the frontage types identified in the draft standards, see page 16.
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Yield Summary
Site Area 1.6 ac
Target Density 45 du/ac (71 du)
Test Fit Density 69 du/ac (net)
Total Units 111 (1,000 gsf avg)
Non-Residential 11,500 sf
FAR 3.0
Lot Coverage 86%
Total Parking Spaces 120 (surface,
podium)
Parking Ratio 1.1 sp/du
Test Fit #1: 621 E Campbell Ave (w/o adjacency stds.)
Recommendations
Four-story podium construction, with relaxed
parking standards, could deliver densities
much higher than the High Density Mixed-Use
designation envisions—even while incorporating
ground-floor commercial space. This provides
ample opportunity for standards to modify the
building massing and composition to align with
Campbell's vision while achieving the planned-
for
densities.
While the C-3 zone currently requires no rear
setbacks, expanding this "main street" pattern to
other sites will require controlling rear setbacks
according to adjacency—as suggested by the
East Campbell Avenue Master Plan standards.
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Yield Summary
Site Area 1.6 ac
Target Density 45 du/ac (71 du)
Test Fit Density 63 du/ac (net)
Total Units 101 (1,000 gsf avg)
Non-Residential 11,500 sf
FAR 2.83
Lot Coverage 84%
Total Parking Spaces 120 (surface,
podium)
Parking Ratio 1.2 sp/du
Test Fit #1: 621 E Campbell Ave (w/ adjacency stds.)
Recommendations
Even with adjacency standards designed to help
the building blend with adjoining single-family
residences, this four-story podium building still
achieves the target density. The smaller number
of units results in a more favorable parking ratio,
which could add value—although a project here
could also leverage its Downtown- and transit-
adjacent location to justify supplying fewer
spaces than average.
4 1
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N
Yield Summary
Site Area 11.2 ac
Target Density 75 du/ac (840 du)
Test Fit Density 80 du/ac (gross)
Total Units 899
Non-Residential 78,600 sf
Total Parking Spaces 1,430*
Parking Ratio 1.6 sp/du
Units by Zone/Building Type
T5MS: Wrap/
Mid-Rise
8 48 (1,000 gsf avg)
T4N.M: N'hood
Townhouse
5 1 (2,000 sf 3Bd/3Ba)
Parking Spaces by Type
Structured 1,328
Tuck-Under (TH) 102 (2 sp/townhouse)
On-Street 56*
Civic Space 47,580 sf (10%)
Civic Space by Type
Plaza 31,460 sf
Paseos 16,120 sf
* adjacent on-street parking is not counted toward
parking supply.
Test Fit #2: 2415 S Winchester Blvd (Safeway Shopping Center) 6 3 3 3 3 3 3 3
3 3
6 6
Paseo
Paseo
Plaza
Private Courtyard
Structured
Parking
Structured
Parking
Recommendations
To be fully operative, both maximum dimensions
for new blocks and standards for organization of
zones by context should be comprehensive enough
to account for all possible scenarios. To this end,
the standards should incorporate maximum depth
dimensions for attached "half-blocks", as well as
standards ensuring house-scale development on
design-sites that face house-scale zones across a
neighborhood street.
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N
Yield Summary
Site Area 7.6 ac
Target Density 75 du/ac (566 du)
Test Fit Density 91 du/ac (gross)
Total Units 692
Non-Residential 64,400 sf
Total Parking Spaces 1,000 (structured)
Parking Ratio 1.4 sp/du
Units by Zone/Building Type
T5MS: Wrap/
Mid-Rise
5 65 (1,000 gsf avg)
T5.N: Mid-Rise 1
27 (1,000 gsf avg)
Civic Space 41,100 sf (12%)
Civic Space by Type
Paseos 36,400 sf
Plaza 4,700 sf
Test Fit #3: 600 E Hamilton Ave (Former Fry's Electronics) 5 6
6 Paseo
Paseo
Paseo
Paseo Paseo
Plaza
Private Courtyard
Structured
Parking
Recommendations
Sites without adjacency considerations could exceed
Campbell's highest-density General Plan land-use
category, even in 6-story mixed-use buildings. Given
the impact of density bonus law, this excess capacity
is a valuable outcome—demonstrating the possibility
of accommodating higher-density projects while
respecting community priorities such as the 75'
height limit or mandatory mixed-use by location.
Paseos/passages alone will not meet the full range
of Campbell's goals for civic space, so the large site
standards should set a maximum percentage of
required civic space that may be supplied in this way.
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Yield Summary
Site Area 9.3 ac
Target Density 60 du/ac (558 du)
Test Fit Density 62 du/ac (gross)
Total Units 575
Non-Residential 37,625 sf
Total Parking Spaces 1,232
Parking Ratio 2.1 sp/du
Units by Zone/Bldg Type
T5MS: Wrap 5
23 (1,000 gsf avg)
T4N.M: N'hood
Townhouse
5 2 (2,000 gsf 3Bd/3Ba)
Parking Spaces by Type
Structured Parking 1,128
Tuck-Under (TH) 104
Civic Space 41,000 sf (10%)
Civic Space by Type
Paseo 21,970 sf
Passage 15,730 sf
Plaza 3,300 sf
Test Fit #4: 92 S San Tomas Aquino Rd (San Tomas Plaza) 3 3 3 3 3 3
3 3
3 5 5
Paseo
Paseo
Plaza
Passage
Passage
Private Alley
Private Alley
Private Courtyard
Structured
Parking
Structured
Parking
Recommendations
As housing replaces commercial property, there is a
risk of necessities disappearing from neighborhoods,
thereby curtailing walkability. It may be necessary
to require projects to replace a certain amount of
demolished commercial space, or to offer incentives
in exchange for including ground-floor commercial.
Habitable space should be required along all streets,
paseos, and civic spaces; allowances should be
made, however, for necessary access to service and
mechanical spaces.
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N
Yield Summary
Site Area 5.5 ac
Target Density 25 du/ac (138 du)
Test Fit Density 25 du/ac (gross)
Total Units 138
Total Parking Spaces 305*
Parking Ratio 2.2 sp/du
Units by Building Type
N'hood Townhouse 58 (2,000 gsf 3Bd/3Ba)
N'hood Courtyard 80 (750 gsf studio)
Parking Spaces by Type
Surface 149
Tuck-Under (TH) 116 (2 sp/townhouse)
Tuck-Under (CY) 40 (8 sp/building)
On-Street 21*
Civic Space 27,230 sf (11%)
Civic Space by Type
Paseo 22,230 sf
Playground 5,000 sf
* adjacent on-street parking is not counted toward
parking supply.
Test Fit #5: 251 Llewellyn Ave (Uplift Family Service)
2.5 2.5
3 3
3 3
3 3
3 3 3
33 3
3 3
3 Paseo
Playground
Green
Private Alley
Private Alley
Shared Parking
Private Alley
Recommendations
This site illustrates the trade-offs imposed by parking standards in auto-oriented areas. When supplying
two or more parking spaces for each unit (including
studios), it is difficult to provide open space. Given
that a certain portion of the proposed parking
requirements are intended to accommodate visitor/
guest parking, it would be reasonable to count
adjacent on-street parking toward the total—which in
this case would open up the opportunity for a more
generous central green that incorporates existing
mature trees (see inset).
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0 100' 200'N
Yield Summary
Site Area 0.75 ac
Target Density 25 du/ac (18 du)
Test Fit Density 27 du/ac (net)
Total Units 20
Non-Residential 0 sf
FAR 0.62
Lot Coverage 31%
Total Parking Spaces 40 (surface)
Parking Ratio 2.0 sp/du
Units by Design Site
Neighborhood
Courtyard Bldg (U)
12 (750 gsf studio)
Neighborhood
Courtyard Bldg (L)
8 (750 gsf studio;
1,000 gsf 1Bd/1Ba)
Test Fit #6: 900 S San Tomas Aquino Rd
Recommendations
Although this site is designated "Neighborhood
Mixed Use," high parking requirements and the
28' height limit in the San Tomas Neighborhood
Area Plan mean that only an all-residential project
can achieve the planned-for density.
If mixed-use projects are desired in these
locations, allowing a third story in exchange for
the inclusion of ground-floor commercial space
would be a valuable incentive.
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Yield Summary
Site Area 7,500 sf (0.17 ac)
Target Density 33 du/ac (5 du)
Test Fit Density 52 du/ac (net)
Total Units 9 (750 gsf studio;
1,000 gsf 1Bd/1Ba)
Non-Residential 0 sf
FAR 1.51
Lot Coverage 61%
Total Parking Spaces 9 (tuck-under)
Parking Ratio 1.0 sp/du
Test Fit #7: 1855 S Winchester Blvd
Recommendations
The proposed MS zone resembles the existing
C-3 zone, with its zero-setback conditions. As a
result, building code and cost-efficiency drive
the plan. Here, three stories of apartments are
accessed via egress balconies, with tuck-under
parking behind the front ground-floor unit.
Despite not taking advantage of the MS zone's
four-story maximum height (an additional four
units would not justify the cost of installing an
elevator), this example yields a resultant density
well above the target density—demonstrating
the potential impact of small units. A density limit
of 33 du/ac would incentivize substituting two-
and three-bedroom units for several studios.
3 3
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Yield Summary
Site Area 8,100 sf (0.19 ac)
Target Density 25 du/ac (4 du)
Test Fit Density 26 du/ac (net)
Total Units 5
FAR 0.84*
Lot Coverage 38%*
Total Parking Spaces 5 (garage)
Parking Ratio 1.0 sp/du
Units by Building
Fourplex 4 (1,200 gsf
2Bd/2Ba)
ADU (Carriage
House)
1 (1,200 gsf
2Bd/2Ba)
* Up to 800 gsf of ADU floor area is exempt from
FAR and lot coverage calculations.
Test Fit #8: 139 Adler Ave
Recommendations
In Campbell, an ADU is allowed on a lot with a
fourplex, and the same arrangement should be
enabled within the context of form-based zones
that use building types—specifically, the House,
Duplex, and Fourplex types. To avoid conflicts
and unnecessary duplication, the code should
not include the "Carriage House" as a separate
building type—instead defaulting to Campbell's
ADU standards.
2 2
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Attachment: Test Fits (Administrative Draft of the Multi-Family Development and Design Standards) Scale 1" = 100'
0 100' 200'N
Yield Summary
Site Area 1.1 ac
Target Density 45 du/ac (49 du)
Test Fit Density 52 du/ac (net)
Total Units 57 (1,200 gsf avg)
Non-Residential 6,700 sf
FAR 2.51
Lot Coverage 73%
Total Parking Spaces 75*
Parking Ratio 1.3 sp/du
Parking Spaces by Type
Podium/Tuck-Under 70
Surface 5
On-Street 9*
* adjacent on-street parking is not counted
toward parking supply.
Test Fit #9: 2060 S Bascom Ave (Denny's)
Recommendations
This scheme illustrates the potential impact of
adjacency standards next to R-1 parcels, resulting
in about 5% fewer units in exchange for a
building that acts as a "better neighbor."
Habitable space is preferable to structured
parking along all frontages, including side streets.
Counting on-street parking toward the total
could help make up for reduced podium parking.
4 3
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Test Fit #10: 255 Dillon Ave
Yield Summary
Site Area 5,750 sf (0.13 ac)
Target Density 33 du/ac (4 du)
Test Fit Density 15 du/ac (net)
Total Units 2 (2,360 sf 3Bd/3Ba)
Non-Residential 0 sf
FAR 0.96
Lot Coverage 32%
Total Parking Spaces 4 (tuck-under)
Parking Ratio 2.0 sp/du
N
Recommendations
In recent years, developers have favored
building multiple single-family homes on a lot
originally platted for one. This scheme has the
advantage of enabling the sale of fee-simple
homes at a profit, using familiar building codes
and methods. Standards should ensure that
all homes in such developments have good
pedestrian connections to the sidewalk, that the
included outdoor space will be usable by people
(not just cars), and that ground-floor living areas
are sufficient to activate this space. In addition,
the limited density such developments deliver
suggests that they should be disallowed in land
use designations intended for over 25 du/ac.
3 3
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Attachment: Test Fits (Administrative Draft of the Multi-Family Development and Design Standards) Examples of Paseos
Hayes Valley, San Francisco, CA
Santa Clara Square, Santa Clara, CA
Paseo de San Antonio, San Jose, CA
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Attachment: Test Fits (Administrative Draft of the Multi-Family Development and Design Standards) Examples of Frontage Types
Porch: Projecting Stoop
Porch: Engaged
Dooryard
Forecourt
Common Entry
Maker Shopfront
Shopfront
Gallery
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Attachment: Test Fits (Administrative Draft of the Multi-Family Development and Design Standards) 1 Stephen Rose
To: Brett Feuerstein
Subject: RE: Multifamily Development and Design Standards- 600 E Hamilton Ave From: Brett Feuerstein
Sent: Wednesday, February 1, 2023 3:30 PM
To: [email protected]
Cc: Jonathan Fearn <[email protected]>; Kelly Snider <[email protected]> Subject: Multifamily Development and Design Standards‐ 600 E Hamilton Ave
Dear Rob, Stephen, Team Opticos and the Campbell Staff, We appreciate the opportunity to review and comment on the administrative draft of the Multifamily Development and Design Standards that were presented on January 26. We are overall supportive of the guidelines and efforts to date an d very excited to see all this planning come to fruition, but do have the following questions and comments we would like considered:
1) Height limits in the T5N and T5MS zones. In order to maximize the amount of housing that is allowed in the most intensive zones,
we would encourage the City to allow height limits up to 75' to match the voter‐approved ordinance adopted in 1986. Also consistent with that ordinance, we would request that elevator overruns, stairwells, mechanical equipment, parapets, etc. be permitted to be constructed above this height. 2) Block lengths and perimeters. We would reques t that for large, deep design sites that do not front on public streets, that there be flexibility allowed in the block length and perimeter dimensions. 3) Civic and Open Space. Can you please clarify if the requirement for civic space can count as open space and vice versa?
4) Parking garage setb
acks. While we saw discussion on podium, subterranean and partially subterranean garages, we did not see a discussion on wrap garages. Can you confirm if there are any setback requirements for wrap garages other than the habitable space requirement?
5) Curb cuts and driveways. Can you clarify the 12' maximum curb cut requirement? Is the intent to have one‐way entrances/exits from garages? Can you also clarify what is meant by driveway setbacks as described in Sec. 4.040 (p. 54)?
6) Design Site Corner / Interior. A Design Site ‐ Corner is defined as a design site located at the intersecti on of two streets. A Design Site ‐ Interior is defined as a design site abutting only one street. Is a design site that is located at the intersection of a public street and a paseo considered a corner site, or is a paseo or other type of thoroughfare not considered a street in this instan
ce?
7) Design Site Front / Side: Where would the Front and Side be for each of the buildings in Test Fit #3? If the frontages are determined to be on Salmar, would that then prohibit a driveway entry on Salmar per the Parking Standards on pp. 42 and 46 of the guidelines that prohibit “front access on corner sites”? 8) 30' Minimum Habitable/Occupiable Space. "Liner" units in podium garages and wrapping structured parking are typically less than 30' deep. In addition, units can be "wide and shallow" where they are fully functional, but only
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Attachment: Public Feedback (Administrative Draft of the Multi-Family Development and Design Standards) 2 approximately 20' deep. We would request that habitable space be revised to be 20' deep rather than 30' deep to allow for these types of units.
9) Thoroughfare Dimensions. Please confirm that Fire and Engineering have determined the travel widths of the proposed thoroughfares in Section 8.050 are acceptable, since we are only seeing 22’ travel widths on all of the street thoroughfares.
10) Window sill requirement. A requirement for all windows to have sills limits architectural variety which is counter to a stated goal of the guidelines. For example, there are architectural styles that use punched window openings as an aesthetic that would be prohibited under this requirement. 11) Minimum 3" recess for all windows. There are some architectural styles that utilize very deep recesses (e.g.
Mediterranean) while there are other styles (i.e. Western) where recesses are not pronounced. While we understand the desire not to see flush windows, we would recommend flexibility on how window depth is achieved and/or a more typical 2" minimum recess. In addition, we would suggest limiting the requirement to windows on exterior facing elevations and not windows that are internally oriented to courtyards.
Thank you once again for your efforts and consideration with this complex and time intensive process. We are available and happy to discuss any of these if you would like.
Brett
Brett Feuerstein
Mira Mesa Shopping Centers
8294 Mira Mesa Blvd.
San Diego CA 92126
(858) 271‐4682
brett@mesacenters.
com
This message, together with any attachments, may contain material that is confidential and/or privileged for the sole use of the intended recipient. Any review, reliance or distribution by others or forwarding without express permission is strictly prohibited. If you are not the intended recipient, please contact the sender and delete all copies.
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Attachment: Public Feedback (Administrative Draft of the Multi-Family Development and Design Standards) 1 Stephen Rose
From: Dave Hopkins <[email protected]>
Sent: Friday, February 3, 2023 11:54 AM
To: Stephen Rose; Rob Eastwood
Cc: Todd Regonini; David Yang
Subject: RE: Listening Sessions on Administrative Draft of the Multi-Family Development and Design Standards
Rob and Stephen,
Our team has analyzed the Development and Design Standards and test fits provided in detail. Our property at 1475 S Bascom Ave is unique and not representative of any of the test fits as over 35 percent of the land area is encumbered by easements to PG&E and the Santa Clara Valley Water District. In addition, the property is no t adjacent to any sensitive residential uses.
Based on our review of the Standards, the current Form Based Zone Map designation of T4MS will not allow for the density of housing of 60 DUA as indicated in the draft housing element. As such, we re quest that the designation be changed to T5N, which is appropriate for the property given the objective density, proximity to transit, on‐site easement area which eliminates buildable area (and increases setbacks to the creek), and lack of sensitive adjacencies. Also, as a property bordering San Jose, the additional height allowed by T5N is appropriate given general development potential in this area of S Bascom Ave.
We look forward to discussing this with you at our meeting next Tuesd ay and wanted to make you aware of our
concerns and request in advance of the meeting.
Thank you and have a nice weekend.
Dave
David N.P. Hopkins
Managing Partner / Co-President, Development
901 Mariners Island Boulevard, Suite 700
San Mateo, CA 94404
(650) 377-5712
www.srgnc.com
From: Stephen Rose <[email protected]>
Sent: Friday, January 27, 2023 5:06 PM
To: Stephen Rose <[email protected]>
Subject: Listening Sessions on Administrative Draft of the Multi‐Family Development and Design Standards
Dear Developers & Stakeholders,
Thank you all for attending our meeting tonight. As noted, a link to the listening sessions link can be found online as follows:
https://tinyurl.com/CampbellMFDDS
Best,
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Attachment: Public Feedback (Administrative Draft of the Multi-Family Development and Design Standards) 3DUNLQJ DQG /RDGLQJ
1. Intent. This Section prescribes standards for motor vehicle and bicycle parking areas, loading and access drives, and standards for reducing motor vehicle trips per capita to and from development. These
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(1) Ingress to and egress from parking spaces shall be from an on-site aisle or driveway, directly from the front, side street, public alley, or rear lane. (2) For projects with 50 dwelling units or more, one marked loading space shall be required for every 50 required spaces.
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53January 26, 2023 Administrative Draft | City of Campbell Multi Family Development & Design Standards
4.040
Does this apply to garages?
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Side Court 5.100 P P--
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Pocket Neighborhood 5.120 P P P -
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January 26, 2023Administrative Draft | City of Campbell Multi Family Development & Design Standards
5.030
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Attachment: Public Feedback (Administrative Draft of the Multi-Family Development and Design Standards) 1 Stephen Rose
To: Pete Beritzhoff
Subject: RE: Listening Sessions on Administrative Draft of the Multi-Family Development and Design Standards
From: Pete Beritzhoff <[email protected]>
Sent: Tuesday, February 7, 2023 10:41 AM
To: Stephen Rose <[email protected]>
Subject: Re: Listening Sessions on Administrative Draft of the Multi‐Family Development and Design Standards
Stephen:
Per the Developer workshop, I was planning on having notes to you today ‐ as it was stated that comments received by 2/7 would be included in the report. Please find our organized comments below. Please confir m that you’ll include our
feedback in the package for Planning Commission and City Council.
Thanks,
3.070 Zoning: T4 Main Street ‐ Open sub Zone
Requirement: Potential Design Compatibility:
3.070.1 Intent (Ground Floor Commercial is
Required)
Partial. Clarification needed on how much is
required.
3.070.3: Building Size and Design Site Size (width
max per building 120’)
No, too restrictive
3.070.3: Building Size and Design Site Size (Depth
max per building 160’)
No, too restrictive
3.070.3: Building Size and Design Site Size
(Footprint max per building 10,000sf)
No, too restrictive
3.070.3: Building Size and Design Site Size (lot
coverage 95% max)
Yes, can comply
3.070.3: Building Size and Design Site Size (Design
Width of site, min 25’ ma width of block)
Yes, can comply
3.070.3: Building Size and Design Site Size (Design
Depth of site, no min, max width of block)
Yes, can comply
3.070.4: Building Form (4 stories Max) No, too restrictive
3.070.4: Building Form (Height: 45’ max, 55’ to
top of pointy roof)
No, too restrictive
3.070.4: Building Form (Min. Depth of Ground
Floor Space = 30’)
Yes, can comply
3.070.5: Building Placement (Setbacks) Generally yes, but adjacency with T4N.S may be too restrictive
3.070.7: Parking (Setbacks) Yes, can comply
3.070.7: Parking (12’ min/max curb cut) No, too restrictive
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Attachment: Public Feedback (Administrative Draft of the Multi-Family Development and Design Standards) 2 3.070.7: Parking (Front Access not allowed on
corner design sites)
No, too restrictive
3.100 Adjacencies No, too restrictive
Chapter 8: Specific for Large Sites (pg. 139‐157)
Requirement: Potential Design Compatibility:
8.020.1.A: Walkable Neighborhood Plan
(Further elaboration of requirements in 8.030)
No, too restrictive
8.020.2 Thoroughfares
(Further elaboration of requirements in section
8.050)
No, too restrictive
8.020.3 Alleys Yes, can comply
8.020.4 Civic Space Required (B. min. 10% after
subtracting street and alley right‐of‐way, is
required) (further elaboration in section 8.040)
No, too restrictive
8.020.5 External Connectivity N/A
8.020.6 Block Size No, too restrictive
8.020.8 Applying Zones No, too restrictive
3.040 Zoning: T4 Neighborhood ‐ Small
Requirement: Potential Design Compatibility:
3.040.3: Building Types and Design Site Size No, not a correct building type; closest to Neighborhood Courtyard or Main Street Building
3.040.4: Building Form (max Stories 2.5) No, too restrictive
3.040.4: Building Form (Overall height Max 35’) No, too restrictive
3.040.4: Building Form (Max. Design Site
Coverage)
N/A
3.050.5: Building Placement (Setbacks) No, too restrictive
3.050.5: Building Placement (Façade Zones +
Façade Design)
No, too restrictive
3.070.7: Parking (Setbacks + Curb Cuts) Yes, can comply for setbacks No, too restrictive for Curb Cuts
3.100 Adjacencies No, too restrictive
3.050 Zoning: T4 Neighborhood – Medium (open sub zone?) Requirement: Potential Design Compatibility:
3.050.3: Building Types and Design Site Size No, too restrictive
3.050.4: Building Form (Max Stories 3) No, too restrictive
3.050.4: Building Form (To Highest Eve Parapet
32’, overall 42’)
No, too restrictive
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Attachment: Public Feedback (Administrative Draft of the Multi-Family Development and Design Standards) 3 3.050.4: Building Form (Max. Design Site
Coverage)
N/A,
3.050.5: Building Placement (Setbacks) No, too restrictive
3.050.5: Building Placement (Façade Zones +
Façade Design)
No, too restrictive
3.050.7: Parking (Setbacks + Vehicle Access) Yes, can comply for setbacks No, too restrictive for Curb Cuts
3.100 Adjacencies No, too restrictive
INCONSISTENCIES:
Test Fit for potential project uses T5MS standards, which zoning does not currently allow.
Clarification needed for test fit: Used T5MS and T4N.M, despite T5MS not being an option based on the General Use Plan designation of this site as NC.
Because if the site can be T5MS + T4N.M, could work with needed density, though adjustment with zones would still be necessary:
T5MS (pg. 43‐46)
“A walkable district of large footprint, high‐intensity mixed‐use buildings and housing choices supporting ground floor retail, food and services. See Section 21.11 (Mixed‐Use Districts) for allowed uses.”
3.090 Zoning: T5 Main Street
Requirement: Potential Design Compatibility:
3.090.3: Building Size and Design Site Size (width
of block)
Yes, can comply
3.090.3: Building Size and Design Site Size (Depth
of Block)
Yes, can comply
3.090.3: Building Size and Design Site Size (on site
private or shared open space – 50sf per unit)
Yes, can comply
3.090.3: Building Size and Design Site Size (lot
coverage 100% max)
Yes, can comply
3.090.3: Building Size and Design Site Size (Design
width of site, min 25’ ‐ max width of block)
Yes, can comply
3.090.3: Building Size and Design Site Size (Design
Depth of site, no min, max width of block)
Yes, can comply
3.090.4: Building Form (6 stories Max) Yes, can comply
3.090.4: Building Form (Height: 65’ max, 68’ to
top of parapet)
Yes, can comply
3.090.4: Building Form (Min. Depth of Ground
Floor Space = 30’)
Yes, can comply
3.090.5: Building Placement (Setbacks) Yes, can comply
3.090.5: Building Placement (Façade Zone) Yes, can comply
3.090.5: Building Placement (Façade Design –
only counts 25’ beyond set back line in a T5MS
Site)
No, too restrictive
3.070.7: Parking (Setbacks) Yes, can comply
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Attachment: Public Feedback (Administrative Draft of the Multi-Family Development and Design Standards) 4 3.090.7: Parking (Vehicle Access – curb cut 12’
min/max)
No, too restrictive
3.090.7: Parking (front access not allowed on
corner design sites (the narrowest side is the
front))
No, too restrictive
3.100 Adjacencies No, too restrictive
Additional Zoning Requirements that are too restrictive and prohibit flexible design solutions:
4.040 Parking (pg. 53)
Parking defaults to CMC Section 21.28.080(C) –
o For MF projects, it is based on bedroom size. Would be 3 sp/du including guests o 21.28.080 ‐ Development standards for off‐street parking. | Code of Ordinances | Campbell, CA | Municode Library
o Too Restrictive
Section 4.050 Privacy Standards (pg. 58)
Section B. “Windows and balconies within 6 feet of an interior side design site line shall either: 1. Have minimum sill height of 44 inches; or 2. Place the windows at an angle of at least 30 degrees, measured perpendicular to the adjacent design site line.”
o Needs clarification. Window sill and design is too restrictive for larger openings.
Section 7.040 Façade Composition Standards
Section does not include T5N or T5MS, however general comment as it applies to other zone is that 7.040.3 “Base, Middle, and Top” requirement will hinder architecture design creativity. Example shown also looks like it applies to larger building that may be proposed in a T5N or T5MS zone. o Need clarification. Not enough to determine design potential.
5. windows (pg. 129)‐all windows are required to have sills. o Too restrictive
6.B. Occupiable balconies (pg. 131)‐max recess into building is 54 inches (4.5 feet). T o Too restrictive and does not allow for fully recessed balconies.
8.050 Thoroughfares (pg. 153)
proposed ROW and sections have 11’ travel lanes for 22’ total. o Too restrictive, does not comply with Fire Aerial Apparatus dimensions.
Pete Beritzhoff
Bay West Development
90 Railway Ave.
Campbell, CA 95008
408.680.4938
[email protected]
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Attachment: Public Feedback (Administrative Draft of the Multi-Family Development and Design Standards) # Page Question
Pruneyard Specific Questions/Comments
P1
13,LandUseMap,
StreetView,
Entitled Plans
The site is surrounded by the tallest buildings in the City (250' tall), is currently entitled for a 75' tall (measured to roof) office building, and is close to transit.
Suggest a T5 designation (plus general comments on T5 zone below) for a The following questions are based on a T5N or T5MS designation:
P2
13,40, 41, 44, 45,
54 1) Confirming no adjacencies
2) Confirming access around building (on Pruneyard property) is not a street or alley, thus there are no side, side street, or rear setbacks 3) Confirming building is not a corner design site and does not have a side street or side street facade zone
4) Confirming ground floor 30' depth regulates Campbell Ave as the other sides P3
42, 46, 108‐111,
114, 115
We are considering door yard or stoop and definitely a common entry. 1) Which of these types are allowed/required on Campbell Ave? 2) Confirming none are required, but these are all allowed on the other sides of P4
41, 42, 44, 45,
CMC21.72
Can you annotate our plans with required setback & parking setbacks (i.e. where measured from/to, if parking setback is relevant for in‐building / structured parking, how liner/non‐resi frontage impacts this, how the 2' & 5' min is applied, confirming T5N side street & T5MS side parking mins are n/a)? We understand the definition in the MFDDS is different that the current CMC21.72 section, however does that section relate at all here? CMC21.72 P5
37, 41, 45,
177‐179
Façade Zone ‐ how is this concept used for T4MS, T5N & T5MS zones and more specifically for the Pruneyard project? Can you annotate our plans with what is required / how this is calculated, as we are having a hard time following the P6 8 When will
a draft of 21.11 section be issued, and what key terms, if any, could # Page General Recommendations/Questions
R1 32, 36,
40, 44
Limiting height and thus density even in the most dense zones will limit the amount of housing.
Suggest T5 allow 75' tall (measured to roof) and no story limit.
R2 36, 40, 44
Requiring non‐resi while including an increased ground floor height limit for commercial effectively reduces the number of floors of units within a given volume.
R3 43 Is either
retail or non‐resi required or simply encouraged in the T5MS zone? R4 13, 35, 43
Requiring commercial use in residential buildings frequently results in vacant spaces or poorly performing retail, especially given the current state of retail industry.
Suggest requirement be updated to allow residential common areas, R5 13, 36,
40, 44
Requiring a 30' deep ground floor space effectively makes many sites infeasible, as there is often insufficient depth remaining for structured parking.
Suggest intent be met via installation of active uses noted above (vs. regulating R6 126 What does it mean that tenant spaces shall not be more than 50' wide on a R7
CMC21.28.080
Table 3‐2, 54
Requiring 25' min width of drive aisles (multiplied by several aisles in structure parking) consumes more site area that could otherwise be units and makes structured parking infeasible on some sites.
Suggest the minimum width of 11' for one way drive aisles and 21' for two way
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Limiting driveway width to 12' precludes concurrent in/out and exacerbates queuing. It also does not allow appropriate width for loading.
Suggest 26' maximum.
R9 53
Requiring all standard stalls limits the amount of parking that can fit on a given site.
Suggest updating standard to not only change the standard stall dimension to R10 53
Requiring several
loading spaces (i.e. 1 for every 50 units) consumes an
outsized amount of the site, which could more effectively be ground floor units or parking.
R11 55
Mechanical parking appears to only be allowed with a podium, which results in site area being allocated to parking instead of units or open space.
Suggest mechanical parking also be allowed against buildings or where there is R12 123 ‐134
Requiring
significant architectural variety every 120' of façade (approx 4 apartments wide), as well as requiring 2 additional forms of modules in (and 2+6 additional forms in T4MS & T5 zones when greater than 75' façade) is cost/resource/density inefficient and could lead to overly disjointed/incoherent/distracting facades.
Suggest regulating as follows: require modulation starting at 200' wide (vs. 75' or 120'), require a total of 3 features (vs. 6 or 8), reduce the 3' setback/projection to be 6" or 1', add options for angled or sloped walls & R10 137
Limiting stucco
to 50% of a public ROW facing façade shall be stucco (excluding windows) precludes cost effective projects as well as mediterranean styles.
Suggest removing this limitation.
R11 123‐134
Requiring a base/middle/top approach, which is more typically used for high rise buildings is cost/resource inefficient and could easily lead to overly distracting facades and lack of architectural variety.
Suggest elimination the base/middle/top concept, as variation will natrually R12 131, 132
Requiring
2 significant changes for a corner site is cost/resource inefficient and could place the emphasis of the site layout in a location that is not well suited to the site.
R13 36
Limiting footprint in T4MS to 10k is too restrictive for 4 story+ buildings.
Suggest 40ksf max (i.e. 200'x200')
R14 37, 41,
45 What does 2' and 5' min mean for setbacks?
R15 37, 41, 45, 49 Is the front setback intended to be either hardscape or landscape screening? R16 37, 41, 45
It appears balconies are not allowed over the sidewalk (within the ROW) Suggest allowing above ground projections above the ROW per building code.
R17 38, 42,
46 Does section 7 (parking setbacks) relate to surface parking or in‐building (i.e.
R18 38, 42, 46
Section 8 (frontages) seems to require a private frontage along a street; however, how is this achieved when the frontage is required to be non‐resi? R19 42 Is it
intended to also have a 35' min side street setback for T5N? R20 n/a Confirming that FAR no longer is applicable to multi‐family or mixed use sites
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3.070.7: Parking (Front Access not allowed on
corner design sites)
No, too restrictive
3.100 Adjacencies No, too restrictive and may cause inefficient building step backs in massing.
Additional Zoning Requirements that are too restrictive and prohibit flexible design solutions:
4.30 Landscaping and Lighting (pg. 51)
• Section 4.C. Existing Vegetation. Trees which are considered "protected" by Section 21.32.050 shall require a Tree Removal Permit for removal.
o Needs further clarification: there should be language that if protected trees come at the reduction of density, trees can be removed.
4.040 Parking (pg. 53)
• Parking defaults to CMC Section 21.28.080(C) –
o For MF projects, it is based on bedroom size. Currently proposed: “Walkable Areas” defined as 1.5 spaces/unit per studio and one bedroom units. 2 spaces/unit per two or more bedrooms”
▪ Too Restrictive. Recommend lowering required minimums.
Section 4.050 Privacy Standards (pg. 58)
• Section B. “Windows and balconies within 6 feet of an interior side design site line shall either: 1.
Have minimum sill height of 44 inches; or 2. Place the windows at an angle of at least 30 degrees, measured perpendicular to the adjacent design site line.” o Needs clarification. Window sill and design is too restrictive.
Section 7.040 Façade Composition Standards
• Section 7.040.3 “Base, Middle, and Top” requirement will hinder architecture design creativity. o Need clarification. Not enough to determine design potential.
• 5. windows (pg. 129)-all windows are required to have sills. o Too restrictive
• 6.B. Occupiable balconies (pg. 131)-max recess into building is 54 inches (4.5 feet). T o Too restrictive and does not allow for fully recessed balconies.
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Attachment: Public Feedback (Administrative Draft of the Multi-Family Development and Design Standards) To: Chair Buchbinder and Planning Commission
Members
Date: February 14, 2023
From: Ken Ramirez, Administrative Analyst
Via: Rob Eastwood, Community Development Director
Subject: Desk Item for Item # 3 –Letters to City of Campbell Planning Commission – Multi-Family Development and Desig n Standards and associated updates to the Campbell Municipal Code.
This Desk Item is intended to inform the Planning Commission of the letters received by the Community Development Department regarding Item #3 (PLN -2022-90) which will discuss updates to the Multi-Family Development and Design Standards.
Valley Oak Partners
Letter submitted via emai l on February 13, 2023, requests that the Planning Commission consider the following:
• Changing the current designation from T-4 Neighborhood.Small, to T-4 Neighborhood.Medium for Valley Oak Partners 2.2-acre property located at 320 Virginia Avenue.
• Maximum Building Height: maximum building height in “T-4 Small” is 2.5 stores, while in T-4 Medium, the maximum is 3 stories. A limiting building height would result in a living space too small to effectively utilize from an owner’s livability viewpoint and would prevent the city from providing housing for the “Missing Middle.”
• Number of Units allowed in a Building: “T-4 Small zones allows 4 but “T-4 Medium” allows 6 units to be built.
• Valley Oak Partners believes that of the 5,000+ potential units included in the Housing Element, only 8% of units will be a product type for young families. It’s imperative that the Objective Standards allow a product type that can function “efficiently and be designed appropriately.”
Pulte Group
Letter submitted via email on February 13, 2023 requests that the Planning Commission consider the following for 251 Llewellyn Avenue:
City of Campbell
MEMORANDUM
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• Changing the current designation draft from T-4 Neighborhood-Small, to T-4 Neighborhood-Medium for property located at 251 Llewellyn Avenue.
• Increase units per building to 10, or 200’ width.
• Eliminate parking “pork chop island” from every 5 spaces. Eliminate 10’ by 10’ tree well every 10 spaces.
• Decrease the dedicated amount of “civic space” on large sites from 10% to 5%.
• Remove requirement for Public Thoroughfares on large sites.
Technology Park, LLC
Letter submitted via email on February 13, 2023 requests that the Planning Commission consider the following for project site located at Campbell Technology Park (635, 655, 675, and 695 Campbell Technology Parkway):
• Changing the current designation for the property to “T4M.S”. Due to market research, the location of the property does not lend itself to a higher density product type, such as a 4-story apartment building or “stacked flat” typology.
• The financial viability of a housing redevelopment at the site is significantly reduced when ground floor commercial space is a requirement. The site is not located in an area that supports ground floor commercial space.
• Section 8.040 – Suggest reduction the amount of Civic Space required for sites over 5 acres to be reduced from 10% of net developable area to 5% of net developable area.
• Section 3.070 – Ground floor Floor-to-Floor height for residential is set at 12 feet minimum. Requirement triggers the need for a fire aerial apparatus for a 3-story building, adding cost to a development while reducing value.
• Section 3.070 – T4MS describes block-scale buildings as appropriate form for the zone, however, the maximum building footprint listed at 10,000 sf should be increased for consistency.
• Section 4,040 – Parking requirements are too high. Suggest lowering to 1.5 spaces enclosed, plus 0.25 guest spaces per unit, regardless of unit size or bedrooms count.
Attachments
• Pulte Group Letter - Objective Design Standards Hearing 2/14/23. • Valley Oak Partner Letter - Objective Design Standards Hearing 2/14/23. • Campbell Technology Park, LLC Letter - Addressed to Planning Commission and members of the City Council.
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Attachment: Public Feedback (Administrative Draft of the Multi-Family Development and Design Standards)
February 13, 2023
City of Campbell Planning Commission
70 N. First Street
Campbell, CA 95008
RE: Objective Design Standards Hearing 2/14/23
Dear Mr. Chair and Members of the Planning Commission,
I write this letter in hopes that you will provide recommendations to Staff and Opticos with regard to the Draft Objective Standards.
As you may be aware, we have patiently waited for Staff to process the Housing Element, General Plan, Rezoning and Environmental Impact Report. We have been under contract with Uplift Family Services for over two years for the site located at 251 Llewellyn Avenue. Our preferred site plan which was widely accepted by the neighborhood would have yielded approximately 100 total units (18 units per acre), with detached units along Llewellyn Avenue and Latimer Avenue and attached townhomes behind them. We envisioned developing units approximately 1,700 square feet to 2,100 square feet and providing 3 and 4 bedrooms per unit.
Unfortunately, the draft standards provided by Staff and Opticos would preclude this vision from being implemented. Our biggest concern is that the draft standards do not seem to reflect and align with the higher density that the City is looking for.
The consultant’s solution for limiting heights to 2.5 stories and units per townhome building to 4 (for T4S) and 6 (for T4M), is to include a lot of “neighborhood courtyard” units which would likely be 1- bedroom units totaling 750 square feet in size which will not appeal to the buyer demand profile who are interested in new construction home comprised of 2 to 4 bedrooms and 2.5 to 3.5 bathrooms, with a 2-car garage on the ground floor.
We respectfully request that you consider the following modifications:
1. Change our site to T4M (this would allow a 3-story product)
2. Increase units per building to 10, or 200’ width
3. Decrease parking set back from 5’ to 3’
4. Eliminate parking “pork chop island” from every 5 spaces. Eliminate 10’ by 10’ tree well every 10 spaces
5. Decrease the dedicated amount of “civic space” on large sites from 10% to 5%
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6. Remove the requirement for Public Thoroughfares on large sites – this concept only limits available land for housing and does not provide the benefits it is intended for on a site like this.
Thank you for your consideration.
Jennifer Vo
Pulte Home
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Attachment: Public Feedback (Administrative Draft of the Multi-Family Development and Design Standards) Chapter/Topic # Comment Response
Chapter 1: Introduction 1 No Comments N/A
Chapter 2: Establishment of Zones
2 30' Minimum Habitable/Occupiable Space. "Liner" units in podium garages and wrapping structured parking are
approximately 20' deep. We would request that habitable space be revised to be 20' deep rather than 30' deep to allow for these types of units. typically less than 30' deep. In addition, units can be "wide and shallow" where they are fully functional, but only approximately 20' deep. We would request that habitable space be revised to be 20' deep
rather than 30' deep to allow for these types of units.
The team is reviewing at what lot depth the
30' deep ground floor space is not possible.
3 Requiring a 30' deep ground floor space effectively makes many sites infeasible, as there is often insufficient depth remaining for structured parking.
Suggest intent be met via installation of active uses noted above (vs. regulating ground floor depth).
(Pages 13, 36, 40, 44)
Ground floor leasing office and amenities
that are available to the public are allowed
in the required non-residential space.
Ground floor units are allowed everywhere
except along the front of the building.
4 Our property at 1475 S Bascom Ave is unique and not
representative of any of the test fits as over 35 percent of the land area is encumbered by easements to PG&E and the Santa Clara Valley Water District. In addition, the property is not adjacent to any sensitive residential uses. Based on our review of the Standards, the current Form Based Zone Map designation of T4MS will not allow for the density of housing of 60 DUA as indicated in the draft housing element. As such, we request that the designation be changed to T5N, which is appropriate for the property given the objective density, proximity to transit, on-site easement area which eliminates buildable area (and increases setbacks to the creek), and lack of sensitive adjacencies. Also, as a property bordering San Jose, the additional height allowed by T5N is appropriate given general development potential in this area of S Bascom Ave.
1475 S. Bascom Avenue changed to T5MS.
See 'Redlined Form-Based Zone Map'.
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5 As discussed in the meeting, the Virginia site is currently designated as T4N.S. Many of T4N.S standards would limit our ability to achieve the minimum allowable density and/or marketable unit sizes on the Virginia site, so we are hoping that the designation can be switched to T4N.M.
320 Virginia redesignated to T4 N.M as
requested. See 'Redlined Form-Based Zone
Map'.
6 Pruneyard: The site is surrounded by the tallest buildings in the City (250' tall), is currently entitled for a 75' tall (measured to roof) office building, and is close to transit.
Suggest a T5 designation (plus general comments on T5 zone below) for a project to be feasible.
Agreed. See revised form-based map.
7 3.070.1 Intent (Ground Floor Commercial is
Required) Partial. Clarification needed on how much is
required.
Façade zone will determine extent of
ground floor commercial area required, and
account for driveway access and other
ancillary features.
8 3.070.3: Building Size and Design Site Size (width
max per building 120’) No, too restrictive
Not enough context. No change.
9 3.070.3: Building Size and Design Site Size (Depth
max per building 160’) No, too restrictive
Not enough context. No change.
10 3.070.3: Building Size and Design Site Size (Footprint max per building 10,000sf); No, too restrictive
Agreed. The building footprint max is being
removed in some zones.
11 3.070.3: Building Size and Design Site Size (lot
coverage 95% max); Yes, can comply
Noted.
12 3.070.3: Building Size and Design Site Size (Design
Width of site, min 25’ ma width of block); Yes, can comply Noted.
13 3.070.3: Building Size and Design Site Size (Design
Depth of site, no min, max width of block); Yes, can comply Noted.
14 3.070.4: Building Form (4 stories Max); No, too restrictive Staff does not advise changing the height standards applied to zones, but ensuring
form-based zones are mapped where
appropriate.
Chapter 3: Zones
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15 3.070.4: Building Form (Height: 45’ max, 55’ to top of pointy roof); No, too restrictive
Noted.
16 3.070.4: Building Form (Min. Depth of Ground
Floor Space = 30’) ; Yes, can comply
Noted.
17 3.070.5: Building Placement (Setbacks); Generally yes, but adjacency with T4N.S may be too restrictive
Noted. No change recommended in
response.
18 3.070.7: Parking (Setbacks); Yes, can comply Noted.
19 3.070.7: Parking (12’ min/max curb cut); No, too restrictive Agreed. Driveway widths to be adjusted. 20 3.070.7: Parking (Front Access not allowed on
corner design sites); No, too restrictive
Exceptions to be provided for cetain
conditions in which side street access is
problematic (i.e., overlapping with paseo
requirements).
21 3.100 Adjacencies; No, too restrictive Noted. No change to overall approach recommended. Minor adjustments to
building forms under consideration.
22 Height limits in the T5N and T5MS zones. In order to maximize the amount of housing that is allowed in the most intensive zones, we would encourage the City to allow
height limits up to 75' to match the voter-approved
ordinance adopted in 1986. Also consistent with that
ordinance, we would request that elevator overruns,
stairwells, mechanical equipment, parapets, etc. be
permitted to be constructed above this height.
The T5MS zone is being increased to allow
up to 75' (e.g., 7 stories) including a 15' tall
ground floor. The T5N zone currently
allows 65' with a 12' tall ground floor.
Elevator overruns, stairwells, mechanical
equipment, parapets, etc, are allowed
above the maximum height allowed by the
zone.
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23 Limiting height and thus density even in the most dense zones will limit the amount of housing.
Suggest T5 allow 75' tall (measured to roof) and no story limit.
Suggest T4NL & T4MS allow 60' tall (measured to roof) and no story limit.
No changes to T4NL or T4MS
recommended. See related notes about
removal of story limits in higher intensity
zones, how height will be measured, and
where form-based zones will be applied.
24 Block lengths and perimeters. We would request that for large, deep design sites that do not front on public streets, that there be flexibility allowed in the block length and perimeter dimensions.
We will clarify that minimum dimensions
for half-blocks apply only when adjoining
another buildable property.
25 Curb cuts and driveways. Can you clarify the 12' maximum curb cut requirement? Is the intent to have one-way
entrances/exits from garages?
The intent is to minimize the driveway
presence along any front or side street
facade. The team is open to a wider
dimension for large garages (tbd). Along
the rear of the design site, there is no limit
to the driveway width.
26 Design Site Corner / Interior. A Design Site - Corner is defined as a design site located at the intersection of two streets. A Design Site - Interior is defined as a design site abutting only one street. Is a design site that is located at the intersection of a public street and a paseo considered a corner site, or is a paseo or other type of thoroughfare not considered a street in this instance?
Yes, a design site located at the intersection
of a public street and a paseo is considered
a corner design site. The street and the
paseo are both thoroughfares. The
definition of Design Site-Corner will be
updated to use "thoroughfare" and make
this clear.
27 Design Site Front / Side: Where would the Front and Side be for each of the buildings in Test Fit #3 (600 E. Hamilton; Fry's Electronics site)? If the frontages are determined to be on Salmar, would that then prohibit a driveway entry on Salmar per the Parking Standards on pp. 42 and 46 of the guidelines that prohibit “front access on corner sites”?
Standards to be amended to clarify
applicable design site line standards and
add additional supporting definitions where
appropriate.
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28 T4 N.S does not include neighorhood townhouses in the list of appropriate form elements
Typo. The allowed building types in the
zone identify Neighborhood Townhouse as
allowed in the T4N.S zone.
29 T4 N.S designation makes it difficult to achieve density, and limits bedroom counts
The test fits demonstrate planned for
densities can be achieved. The size of units
(and resultantly the number of bedrooms
possible) are context specific.
30 T4 N.S should allow for 16-foot wide townhome units with 70-foot depths to accommodate tandem style units
The limit on stories is context specific.
Rather than amending the zone standard,
staff recommends remapping the zone
where appropriate.
31 T4 N.S - it would be preferred if up to 3 stories were allowed The T4N.S zone is intended in lower- intensity areas which is why it is proposed
as a 2.5-story zone, allowing a partial 3rd
story within the roof volume.
32 Ground-Floor Space requirement is unclear; do garage spaces satisfy requirement? (page 24)
No. The standards will be updated to clarify
that only allowed uses by the underlying
zone, in compliance with the building and
parking setbacks are allowed in this space.
33 T4 N.S - In an effort to minimize building massing along the frontage within a lower density neighborhood, we would
prefer to "side-on" townhome buildings with corner units adjacent to Virginia Avenue. The standard requiring 60% minimum facade length to be within the abutting facade
zone seems to prohibit that approach. Prefer to eliminate this standard. (page 25)
This standard is intended to achieve
compatability with neighborhoods. The
MFDDS may not be responsive to all site
layout design choices in order to provide for
objective standards that prevent less
desirable design outcomes.
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34 T4 N.S - Prefer a 25' minimum design site front seback instead of 50' for parking. (page 26)
In the T4N.S zone, the 50' is the result of a
minimum 15' front setback and the
minimum 30' ground floor habitable space
plus 5' behind the habitable space for
access to parking. Overall, the intent is to
locate parking behind buildings or at least
behind the required ground floor habitable
space to present a streetscape free of
garages and more pedestrian-oriented.
35 T4 N.S - Prefer a 20' min./max. curb cut width instead of 12- foot min/max. (page 26)
Curb cuts and driveways are not limited in
width along the rear of the design site but
are limited along the front and side street
to minimize disruption to the pedestrian
streetscape.
36 T4 N.S - Prefer allowing parking courts up to 8 spaces, instead of 6 within 10 feet of a front design site setback. (page 26)
The team is reviewing the 8-space parking
court approach.
37 T4 N.M - This designation would accommodate 18 - 25
du/acre more easily than T4N.S
Noted.
38 T4 N.M should allow for 16-foot wide townhome units with 70-foot depths to accommodate tandem style units (page
27)
The team is reviewing the 16' wide
approach. Tandem parking is allowed.
39 T4 N.M - Please confirm that 2 units can be used to satisfy minimum; in response to note. Represents 2 townhouse
flats/lofts. (page 28)
The intent for Townhouses in the T4N.L and
T4N.M zones is to allow each Townhouse
unit to be split vertically.
40 T4 N.M - Please confirm that footprint standards apply to townhomes, and whether garage area satisfies requirement. (page 28)
If the garage is detached from the
Townhome(s), it is not counted as part of
the building footprint.
41 In an effort to minimize building massing along the frontage within a lower density neighborhood, we would prefer to "side-on" townhome buildings with corner units adjacent to Virginia Avenue. he standard requiring 65% minimum facade length to be within the abutting facade zone seems to
prohibit that approach. Prefer to eliminate this standard or reduce to 15% (page 29)
This standard is intended to achieve
compatability with neighborhoods. The
MFDDS may not be responsive to all site
layout design choices in order to provide for
objective standards that prevent less
desirable design outcomes.
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42 T4 N.M - Prefer a 25' minimum design site front seback instead of 40' for parking. (page 30)
In the T4N.M zone, the 40' (typo -- should
be 50') is the result of a minimum 15' front
setback and the minimum 30' ground floor
habitable space plus 5' behind the habitable
space for access to parking. Overall, the
intent is to locate parking behind buildings
or at least behind the required ground floor
habitable space to present a streetscape
free of garages and more pedestrian-
oriented.
43 T4 N.M - Prefer a 20' min./max. curb cut width instead of 12- foot min/max. (page 30)
Curb cuts and driveways are not limited in
width along the rear of the design site but
are limited along the front and side street
to minimize disruption to the pedestrian
streetscape.
44 T4 N.M - Prefer allowing parking courts up to 8 spaces, instead of 6 within 10 feet of a front design site setback. (page 30)
The team is reviewing the 8-space parking
court approach.
45 Limiting driveway width to 12' precludes concurrent in/out and exacerbates queuing. It also does not allow appropriate width for loading. Suggest 26' maximum. Page 38, 42, 46 The team is reviewing the 26' maximum
requested.
46 Limiting footprint in T4MS to 10k is too restrictive for 4 story+ buildings.
Suggest 40ksf max (i.e. 200'x200') Page 36
Typo. The maximum is as stated in the T5
zones: width and depth up to the width and
depth of the block.
47 Is the front setback intended to be either hardscape or landscape screening? Page 37, 41, 45, 49
The front setback is to be hardscaped
and/or landscaped in compliance with the
selected Frontage Type(s) from Chapter 6.
48 It appears balconies are not allowed over the sidewalk (within the ROW)
Suggest allowing above ground projections above the ROW per building code. Page 37, 41, 45
The City's current standards do not allow
projections over the ROW.
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49 Does section 7 (parking setbacks) relate to surface parking or in-building (i.e. podium parking) as well? Page 38, 41, 46 The parking standards apply to all types of
parking, as specified. This section will be
updated to make that more clear. The
parking setbacks will be updated in T4M.S
and the T5 zones to be 30 feet instead of 40
feet.
50 Section 8 (frontages) seems to require a private frontage along a street; however, how is this achieved when the
frontage is required to be non-resi? Page 38, 42, 46
Each zone allows only the Frontage Types
that fit the streetscape and context of the
zone with exceptions for the side street
portion of a corner design site.
51 Is it intended to also have a 35' min side street setback for T5N? Page 42
If this is referring to the minimum side
street parking setback, it is 10' (not 35')
where at least 60' from the front of the
design site.
52 3.040.3: Building Types and Design Site Size; no, not a correct building type; closest to Neighborhood Courtyard or Main Street Building
Team not clear on this question. Please
clarify.
53 3.040.4: Building Form (max Stories 2.5); No, too restrictive Noted. 54 3.040.4: Building Form (Overall height Max 35’); No, too restrictive
Noted.
55 3.040.4: Building Form (Max. Design Site Coverage); N/A The standard states "as allowed for the selected Building Type(s)". The maximum
footprint allowed for the selected Building
Type(s) is in Chapter 5. The statement will
be updated to be more clear.
56 3.050.5: Building Placement (Setbacks); No, too restrictive Noted. 57 3.050.5: Building Placement (Façade Zones + Façade Design); No, too restructive
Noted.
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58 3.070.7: Parking (Setbacks + Curb Cuts); Yes, can comply for setbacks; No, too restrictive for curb cuts
Noted.
59 3.100 Adjacencies; No, too restrictive Noted.
60 3.050.3: Building Types and Design Site Size; No, too restrictive
Noted.
61 3.050.4: Building Form (Max Stories 3); No, too restrictive Noted. 62 3.050.4: Building Form (To Highest Eve Parapet 32’, overall 42’); No, too restrictive
Noted.
63 3.050.4: Building Form (Max. Design Site Coverage); N/A The standard states "as allowed for the selected Building Type(s)". The maximum
footprint allowed for the selected Building
Type(s) is in Chapter 5. The statement will
be updated to be more clear.
64 3.050.5: Building Placement (Setbacks); No, too restrictive Noted. 65 3.050.5: Building Placement (Façade Zones + Façade Design); No, too restrictive
Noted.
66 3.050.7: Parking (Setbacks + Vehicle Access) ; Yes can comply for setbacks; No, too restrictive for curb cuts
Noted.
67 3.100 Adjacencies; No, too restrictive Noted.
68 3.090.3: Building Size and Design Site Size (width of block); Yes, can comply
Noted.
69 3.090.3: Building Size and Design Site Size (Depth of Block); Yes, can comply
Noted.
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70 3.090.3: Building Size and Design Site Size (on site private or shared open space – 50sf per unit); Yes, can comply
Noted.
71 3.090.3: Building Size and Design Site Size (lot coverage 100% max); Yes, can comply
Noted.
72 3.090.3: Building Size and Design Site Size (Design width of site, min 25’ - max width of block); Yes, can comply
Noted.
73 3.090.3: Building Size and Design Site Size (Design Depth of site, no min, max width of block); Yes, can comply
Noted.
74 3.090.4: Building Form (6 stories Max); Yes, can comply Noted. 75 3.090.4: Building Form (Height: 65’ max, 68’ to top of parapet); Yes, can comply
Noted.
76 3.090.4: Building Form (Min. Depth of Ground Floor Space = 30’); Yes, can comply
Noted.
77 3.090.5: Building Placement (Setbacks); Yes, can comply Noted. 78 3.090.5: Building Placement (Façade Zone); Yes, can comply Noted. 79 3.090.5: Building Placement (Façade Design – only counts 25’ beyond set back line in a T5MS Site); No, too restrictive Team not clear on question.
80 3.070.7: Parking (Setbacks); Yes, can comply Noted.
81 3.090.7: Parking (Vehicle Access – curb cut 12’ min/max); No, too restrictive
Team reviewing this standard.
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82 3.090.7: Parking (front access not allowed on corner design sites (the narrowest side is the front); No, too restrictive The intent in all of the zones is to add to
existing pedestrian-oriented streetscapes or
generate new ones. A key factor of these
streetscapes is keeping parking and vehicle
access from dominating the streetscape.
On corner design sites, this is done by only
allowing vehicle access from the side street.
83 3.100 Adjacencies; No, too restrictive These standards are in response to community concern over larger buildings
when they are adjacent to neighborhoods.
84 3.070.1 Intent (Ground Floor Commercial is Required); No, too restrictive. Allow exception for ground floor units frontages/Resident serving amenities & Leasing
Ground floor units are allowed everywhere
except along the front of the building.
Ground floor leasing office and amenities
that are available to the public are allowed.
85 3.070.3: Building Size and Design Site Size (width max per building 120’); No, too restrictive
Typo. This is to be updated as stated in the
T5 zones: width and depth up to width and
depth of the block.
86 3.070.3: Building Size and Design Site Size (Depth max per building 160’); No, too restrictive
see above
87 3.070.3: Building Size and Design Site Size (Footprint max per building 10,000sf); No, too restrictive
see above
88 3.070.3: Building Size and Design Site Size (lot coverage 95% max); Yes, can comply
Noted.
89 3.070.3: Building Size and Design Site Size (Design Width of site, min 25’ ma width of block); Yes, can comply
Noted.
90 3.070.3: Building Size and Design Site Size (Design Depth of site, no min, max width of block); Yes, can comply
Noted.
91 3.070.4: Building Form (4 stories Max); No, too restrictive Noted. 92 3.070.4: Building Form (Height: 45’ max, 55’ to top of pointy roof); No, too restrictive
Noted.
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Attachment: Response to Public Feedback (Administrative Draft of the Multi-Family Development and Chapter 3: Zones 93 3.070.4: Building Form (Min. Depth of Ground Floor Space = 30’); Yes, can comply
Noted.
94 3.070.5: Building Placement (Setbacks); Generally yes, but adjacency with T4N.S, T5N, T5MS may be too restrictive
Noted.
95 3.070.7: Parking (Setbacks); Yes, can comply Noted.
96 3.070.7: Parking (12’ min/max curb cut); No, too restrictive Team reviewing this standard. 97 3.070.7: Parking (Front Access not allowed on corner design sites); No, too restrictive
The intent in all of the zones is to add to
existing pedestrian-oriented streetscapes or
generate new ones. A key factor of these
streetscapes is keeping parking and vehicle
access from dominating the streetscape.
On corner design sites, this is done by only
allowing vehicle access from the side street.
98 3.100 Adjacencies; No, too restrictive and may cause inefficient building step backs in massing
These standards are in response to
community concern over larger buildings
when they are adjacent to neighborhoods.
99 Need to clarify that instance of one building type is allowed per design site
Staff will add language to clarify.
Chapter 4: General to Site Design
100
Parking garage setbacks. While we saw discussion on
podium, subterranean and partially subterranean garages, we did not see a discussion on wrap garages. Can you
confirm if there are any setback requirements for wrap
garages other than the habitable space requirement?
Garages wrapped by a building are allowed
in compliance with the zone's parking
setback standards as well as the zone's
minimum ground floor habitable space
requirement.
101
Can you also clarify what is meant by driveway setbacks as described in Sec. 4.040 (p.
54)
Item (4) on page 54 identifies the distance
that driveways need to be setback from
side design site lines, etc.
102
Need to clarify if parking space dimensions apply to garages (page 53)
Confirmed. The minimum parking space
dimensions (8.5x18) apply to all spaces.
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103
Prefer to remove standard requiring driveway access to be located on the side of the property furthest from the
intersection of two public streets. (page 54)
Standard to be updated to only require
compliance when located within 50-feet of
an intersection.
104
Minimum width of a parking court (56-feet measured
parallel to the adjacent street/right-of-way) does not allow for single-sided parking, prefer 42-foot minimum. (page 55& 56)
Single-side parking is allowed but it's
assumed that double-sided parking is
expected. The standard will be updated to
specify that single-side parking is allowed.
105
Requiring 25' min width of drive aisles (multiplied by several aisles in structure parking) consumes more site area that could otherwise be units and makes structured parking
infeasible on some sites.
Suggest the minimum width of 11' for one way drive aisles and 21' for two way drive aisles with 90 degree parking (similar to Oakland - see Oakland's code 17.116.210 for other types of parking). Page 54
Please clarify where the MFDDS standards
are requiring 25' minimum width.
106
Requiring all standard stalls limits the amount of parking that can fit on a given site.
Suggest updating standard to not only change the standard stall dimension to 8.5'x18', but also allow compact (7.5'x15') and intermediate stalls. (See Oakland code 17.116.200 for reference.) Page 53
Comment received; city seeks to establish a
standard parking space size of 8.5x18.
107
Requiring several loading spaces (i.e. 1 for every 50 units) consumes an outsized amount of the site, which could more effectively be ground floor units or parking.
Suggest 1 loading space be required for projects over 50 units. Page 53
Parking and loading standards to be
removed from the MFDDS; and related to
Parking and Loading Ordinance standards.
Consideration of appropriate number of
loading spaces to be separately evaluated.
Staff seeking feedback on appropriate ratio
from public/developers.
108
Mechanical parking appears to only be allowed with a
podium, which results in site area being allocated to parking instead of units or open space.
Suggest mechanical parking also be allowed against buildings or where there is a berm/grade change or other screening from street. Page 55
The standard (item 4.040.E.5) will be
updated to clarify that mechanical parking
is also allowed in subterranean parking
garages but is not allowed on the exteriors
of buildings.
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109
4.040 Parking (pg. 53)
o Parking defaults to CMC Section 21.28.080(C) –
o For MF projects, it is based on bedroom size. Would be 3 sp/du including guests
o 21.28.080 - Development standards for off-street parking. o Too Restrictive
Parking and loading standards to be
removed from the MFDDS; and related to
Parking and Loading Ordinance standards.
Parking requirements are being reduced as
part of update.
110
Section 4.050 Privacy Standards (pg. 58)
o Section B. “Windows and balconies within 6 feet of an interior side design site line shall either: 1. Have minimum sill height of 44 inches; or 2. Place the windows at an angle of at least 30 degrees, measured perpendicular to
the adjacent design site line.”
o Needs clarification. Window sill and design is too
restrictive for larger openings.
The standard will be updated regarding the
term "sill" to allow other approaches and
broader architectural variety. If there are
other comments about these standards,
please specify.
111
4.30 Landscaping and Lighting (pg. 51)
• Section 4.C. Existing Vegetation. Trees which are
considered "protected" by Section 21.32.050 shall require a Tree Removal Permit for removal.
o Needs further clarification: there should be language that if protected trees come at the reduction of density, trees can be removed.
Tree Preservation Ordinance to be updated
to allow for removal of trees when all
adjustments to standards exhausted.
112
4.040 Parking (pg. 53)
• Parking defaults to CMC Section 21.28.080(C) –
o For MF projects, it is based on bedroom size. Currently proposed: “Walkable Areas” defined as 1.5 spaces/unit per studio and one bedroom units. 2 spaces/unit per two or
more bedrooms”
▪ Too Restrictive. Recommend lowering required minimums.
Parking and loading standards to be
removed from the MFDDS; and related to
Parking and Loading Ordinance standards.
Parking requirements are being reduced as
part of update.
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113
Section 4.050 Privacy Standards (pg. 58)
• Section B. “Windows and balconies within 6 feet of an interior side design site line shall either: 1. Have minimum sill height of 44 inches; or 2. Place the windows at an angle of at least 30 degrees, measured perpendicular to the
adjacent design site line.”
o Needs clarification. Window sill and design is too
restrictive.
(Repeat) The standard will be updated
regarding the term "sill" to allow other
approaches and broader architectural
variety. If there are other comments about
these standards, please specify.
114Add clarity as to whether or not transformers need to be undergrounded.
Noted. Transformers to be undergrounded.
115
Maximum number of connected townhomes (2 stacked, six
connected max) limits site design flexibility and density. 8 units or 150' max preferred. (page 76)
If the 150' max remains, adding two more
units for up to 8 will be reviewed for T4N.M
and T4N.L
116
Prefered to allow 3 stories in T3N, and T4 N.S. and lowering minimum main body width up 16'.
Comment received.
117
Side gable can be is problematic for 2.5
stories. Prefer to add front gable to the list (page 77; and 94) Massing type for side gable will be revised
to remove the requirement that the simple
rectilinear form that is longer than it is
deep.
118
60 sq. ft. of private open space (instead of 72 sq. ft. min. per unit) preferred. (page 77)
Private open space requirement lowered to
70 sq. ft. which provides for 10-foot by 7-
foot minimum open space area per unit.
Chapter 6: Specific to Private Frontage
Types 119
Does garage area counts towards 30' min? If not, this
standard (pertaining to ground floor depth; 6.020.3.) does not seem to work with TH units @
50' max depth. (page 101)
Garage area does not count toward the
minimum ground floor habitable space of
30' in depth. The 50' max depth is for the
main body of the building. In addition, a
rear wing is allowed up to 25' deep,
allowing enough depth for parking behind
the 30' deep ground floor space.
120
Porch Engaged: prefer 4-foot width, instead of 8-feet; prefer 2-feet depth instead of 6-feet. Further, the minimum
encroachment area of 1/3 should be reduced to 1/4 of the building façade. (page 107)
The size is intended to create functional
porches that are proportional to the
size/width of the unit.
Chapter 5: Specific to Building Types
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Types 121
Porch Engaged. Prefer to have only one side open instead of two. (page 107)
The requirement to have two sides open
ensure that a porch doesn't simply become
a deep/sunken entry.
Chapter 7: Architectural Standards
122
Window sill requirement. A requirement for all windows to have sills limits architectural variety which is counter to a stated goal of the guidelines. For example, there are architectural styles that use punched window openings as an aesthetic that would be prohibited under this requirement.
The intent is not to limit architectural
variety. The term "sill" will be updated to
reflect other approaches being allowed.
123
Minimum 3" recess for all windows. There are some
architectural styles that utilize very deep recesses (e.g.
Mediterranean) while there are other styles (i.e. Western) where recesses are not pronounced. While we understand
the desire not to see flush windows, we would recommend flexibility on how window depth is achieved and/or a more typical 2" minimum recess. In addition, we would suggest limiting the requirement to windows on exterior facing
elevations and not windows that are internally oriented to courtyards.
The team is reviewing the 2" approach. The
standards exempt side interior facades that
are less than 5' from the shared design site
line. All other facades are required to be
designed in compliance with the standards.
124
Prefer increasing the maximum length before being required to divide a building into multiple modules from 150-feet to 120-feet. (page 124)
The module size is intended to ensure
buildings are sufficiently varied to achieve
an ecletic appearance.
125
Limitations on module size (no less than 40-feet wide and no wider than 120 feet wide) could reduce sq. ft. and density. (page 124)
Buildings under 120-feet are not required to
have modules, buildings over this length
need to be divided. No impact to density or
building area, just façade treatment.
126
7.040.E.(3) - Lower ground level height proposed for some townhome units; please remove standard requiring the
height of the top to not exceed the height of the base. Prefer to remove standard (page 128)
No change recommended; top could be a
cornice or eave treatment, base can easily
exceed requirement with limited impact.
127
7.040.E.6.A.(2) Prefer 8' recess into building façade instead of 54 inches. (page 131)
Allowances for recessed balconies to be
added to the MFDDS when certain design
requirements are satisfied.
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128
What does it mean that tenant spaces shall not be more
than 50' wide on a public ROW? Resi or non-resi tenants? Why? Page 126
This standard serves to require additional
articulation on the ground floor façade; one
tenant could occupy multiple spaces.
129
Requiring significant architectural variety every 120' of façade (approx 4 apartments wide), as well as requiring 2 additional forms of modules in (and 2+6 additional forms in T4MS & T5 zones when greater than 75' façade) is
cost/resource/density inefficient and could lead to overly disjointed/incoherent/distracting facades.
Suggest regulating as follows: require modulation starting at 200' wide (vs. 75' or 120'), require a total of 3 features (vs. 6 or 8), reduce the 3' setback/projection to be 6" or 1', add options for angled or sloped walls & sawtooth facade,
reduce the parapet height difference to 2' or 3' (vs 8'), etc.
Suggest requesting feedback from architects working on
current 4 story plus projects in Campbell, who could provide further insights and ideas to ensure the provisions meet the intended goals.