Citrus Heights City Council Meetings
September 14, 2023

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City Council Strategic Goal/Objective
This staff report aligns with the following Citrus Heights City Council Strategic Goals and Objectives:

Goal: Diversify for a resilient economy

Strategic Objective: Evaluate market challenges for Auburn Blvd development viability, assess Specific Plan relevancy in current and foreseeable market, and present options for consideration

The framework to achieve this Strategic Objective would be presented to the City Council in 2024. In the interim, the ODDS adhere to the existing ABSP providing the City with standards that are consistent with state law to ensure any applications that come in follow the design objectives of the existing ABSP. The relevancy and form of the ODDS and any necessary updates will be considered as part of the 2024 work plan developed to achieve this Council Strategic Goal.

Fiscal Impact

There is no fiscal impact associated with the proposed ODDS. However, it should be noted the ODDS were created in partnership with Opticos Design, a consulting firm and the Opticos contract was funded through the City’s Regional Early Action Program (REAP) grant award.

The funding of this award expires this fall and will require the submission of the adopted ODDS for reimbursement.

Background and Analysis

Shortly after incorporation, Auburn Boulevard was identified as a significant priority for the City due to land use challenges, roadway design issues, vacancy, and aesthetic concerns. In order to create a long-term vision for the future of the Boulevard, the City Council directed the development of a Specific Plan, called the Boulevard Plan. The Boulevard Plan creates a vision of a dynamic and livable Citrus Heights community. The Plan repositions the Boulevard as a set of connected districts that are becoming increasingly central to the Sacramento region. The Plan is a result of nearly two years of community input and discussion and is intended to further the goals and policies of Citrus Height’s General Plan, which are to create a walkable, lively, and prosperous city.

As mentioned, the concepts in the plan were derived from the objectives established by the community and stakeholders in workshops and meetings over a two-year period, ultimately adopted by the Council in 2005. The plan calls for a more urban environment than today with an overall design goal of “Create distinctive, high-quality living, working, and shopping environments that have attractive streetscapes, are pedestrian-scaled, and provide a sense of place and identity”.

The adopted Boulevard Plan includes Design Standards to support the vision that was established as part of the plan. This includes some objective standards (parking, setbacks (minimum and ITEM 15
Agenda Packet Page 160
Subject: Overview and Discussion of ABSP ODDS
Date: September 14, 2023

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maximum), building height, building density, etc. as well as numerous subjective standards that influence the architectural massing, articulation, and similar.

Since the adoption of the Boulevard Plan, the state has passed a series of housing laws that essentially eliminate the use of subjective standards. Absent these subjective standards, the ability for the City to ensure architectural design meets the City’s vision for the plan is extremely limited.

In order to ensure the City can continue to apply architectural standards that support the vision of the Boulevard Plan, staff obtained a grant from the Sacramento Area Council of Government (SACOG) to transition existing subjective standards into objective standards. The City, along with a consultant, have developed objective design and development standards for the review of multi-family and mixed-use development applications proposed within the Boulevard Plan Area (Figure 1). While the existing (2005) Boulevard Plan contains subjective design standards for new development, only objective standards may be applied pursuant to state law.

Objective design and development standards are defined under State law as “standards 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 or proponent and the public official prior to submittal” (California Government Code, Section 65913.4).

Objective design standards (ODDS) are intended to be a tool in the response to State housing laws that reduce local control of development, intended to streamline housing production. ODDS are required to remove subjectivity; however, can still provide objective standards to ensure that the appearance of new development is compatible with the City’s vision.

The proposed ODDS standards are not intended to materially change the overall design intent established within the existing Boulevard Plan; rather the intent is to transition the subjective standards found within the Boulevard Plan into ODDS to be consistent with state law.

Legislative Actions
The California Legislature has continued its years’ long journey of wresting local control from cities and imposing statewide requirements. In 2023, over 40 bills aimed at housing were passed by the legislature. These most recent bills were building blocks on top of other legislative actions taken over the past few year, specifically SB 35 (2017) which was the first significant bill aimed at streamlining housing approvals.

Of the 40 bills passed, two were specific to housing development within a commercial zone.

These bills are the impetus for the proposed policy related objective design and development standards. Highlights of the two bills are below:

AB 2011 Key points:
• Applies regardless of general plan, zoning, etc., with limited exemptions for specific plans
• Applies to two types of projects- 100% affordable in a ITEM 15
Agenda Packet Page 161
Subject: Overview and Discussion of ABSP ODDS
Date: September 14, 2023

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commercial zone and mixed income along a commercial
corridor (Rental 55 years/Ownership 45 years)
• Short time frame for applicant to be notified of inconsistencies with objective standards<150 units within 60 days and >150 units 90 days
• Design Review only allowed for compliance with objective standards adopted prior to application submittal
• Incorporates Streamlined Approval Process implemented under SB 35
• Requires project to pay prevailing wage & skilled workforce SB 6 • Also allows housing development projects in commercial zones utilizing design review on adopted objective standards. SB 6 also differs from AB 2011 in several important respects. SB 6 does not require any affordable housing. Projects under SB 6 are not automatically exempt from CEQA. And SB 6 projects
require not only the payment of prevailing wages, but also the use of a skilled and trained workforce – which generally means union workers, with limited exemptions. Monthly reports must be provided to the City to show compliance. This also takes effect on July 1, 2023 and sunsets on January 1, 2033.

June 22, 2023 City Council Meeting
As previously mentioned, staff and the consultant presented an overview of the proposed ODDS in June. At the meeting, several council members expressed concerns with introducing residential units along the Auburn Boulevard corridor. Staff reminded the council that while the plan area has allowed housing for many years (none have been built), recent state legislation now requires a jurisdiction to allow qualifying multi-family or mixed-use housing in its commercial zones, regardless if zoning allows it or not.

The concerns expressed by the Council included lack of recreation/yard space, parking, setbacks and other elements found in traditional residential development. Staff believes these concerns are addressed to best extent possible, through the application of objective standards. The policy includes measureable standards for design elements supportive of residential living. A few of the objective elements included in the policy are as follows:

• Screening standards to allow protection of property, enhancement of privacy, attenuation of noise and improvement of the visual element;

• Landscaping standards for visual and privacy enhancement;

• Parking and loading standards for consistency with the physical character and support a walkable environment; and

• The allowable mass, depth and width of a building vary depending on the location along the Boulevard.

ITEM 15
Agenda Packet Page 162
Subject: Overview and Discussion of ABSP ODDS
Date: September 14, 2023

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While residential living in commercial areas may not present traditional living, the need for adaptive reuse of existing vacant commercial buildings or the redevelopment of underutilized commercial land, has been a growing land use trend with many successful residential projects contributing to the success of commercial properties. . Advantages to introducing residents into commercial areas include these corridors are more accessible to public transportation, needed infrastructure is in place, and residents are “built-in” customers to existing neighborhood resources and services. As a city that faces an over-supply of retail, housing and mixed-use projects are the most likely successors to replace aging retail along corridors. Further, under AB AB2011 and SB6 residential development is permissible in commercial zones, regardless of existing zoning designation.

As noted in the City Council Strategic Goal/Objective section of this report, an adopted Strategic Objective is to, “Evaluate market challenges for Auburn Blvd development viability, assess Specific Plan relevancy in current and foreseeable market, and present options for consideration”. Should City Council wish to revisit adopted design standards, staff would recommend that it be done as part of accomplishing the adopted strategic objective process.

Approving the proposed ODDS would help implement the intent of existing adopted policy.

Auburn Boulevard Specific Plan
As mentioned, the policy presented will be applicable to the Auburn Boulevard corridor. It should be noted that later this fall, staff will present a similar policy applicable to commercial areas in the remaining areas of the city.

The current ABSP provides detailed design guidelines and development standards. However, most of the standards are “subjective” and do not met the states definition of “objective.” This policy will provide the necessary objective standards to support quality residential development in the plan area. The images below represent the same project but one image depicts how a project may look if an application was received today (without ODDS) and the other image is the same project is submitted following the adoption of the ODDS policy. It should be noted that these are simply massing and articulation examples and are not representative of what would likely be built but are just examples of being able to present building façade breaks through ODDS versus what could be allowed under the existing law.

ITEM 15
Agenda Packet Page 163
Subject: Overview and Discussion of ABSP ODDS
Date: September 14, 2023

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Possible outcome of massing and articulation
under existing Boulevard Plan objective
standards
Possible outcome of massing and articulation
under proposed objective standards
• Maximum building type width and depth
• Massing and façade articulation standards

Staff recommends the City Council adopt the resolution to implement objective design and development standards for the Auburn Boulevard Specific Plan. The resolution and its attached policy is in compliance with state law and will provide the necessary tools for qualifying residential projects to be reviewed objectively.

Attached:

Figure 1: Map of Auburn Boulevard Planning Area

1. Resolution adopting Objective Design and Development Standards for the review of qualifying multi-family and residential mixed-use development within the Boulevard Plan Area and finding the Guidelines are exempt from the California Environmental Quality Act (CEQA) under Section 15061(b)(3)

Exhibit A: Objective Design and Development Standards for the Auburn Boulevard Specific Plan

2. FAQs

ITEM 15
Agenda Packet Page 164
Subject: Overview and Discussion of ABSP ODDS
Date: September 14, 2023

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Boulevard Plan Area
FIGURE 1
ITEM 15
Agenda Packet Page 165
RESOLUTION NO. 2023-___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CITRUS HEIGHTS,

CALIFORNIA, ADOPTING OBJECTIVE DESIGN STANDARDS FOR THE REVIEW OF

QUALIFYING MULTI-FAMILY AND RESIDENTIAL MIXED-USE DEVELOPMENT

WITHIN THE BOULEVARD PLAN AREA AND FINDING THE GUIDELINES ARE

EXEMPT FROM CEQA

WHEREAS, Over the past several years, the State of California adopted revisions to a number of Government Code Sections requiring ministerial approval of qualify mixed -use and multi-family residential projects; and

WHEREAS, the adopted revisions to these Government Codes by the State results in the need for objective design and development standards to implement the ministerial approval of qualifying mixed-use and multi-family residential projects within the Boulevard Plan; and

WHEREAS, on March 22, 2023, the City of Citrus Heights Planning Commission held a public hearing to consider the Draft Objective Design and Development Standards. The Planning Commission reviewed the document, provided input to staff on recommended modifications, and recommended the City Council adopt the Draft Objective Design and Development Standards with specific recommended modifications; and

WHEREAS, this matter was presented for discussion before the City Council on June 22, 2023 and on September 14, 2023.

NOW, THEREFORE, BE IT RESOLVED THAT:

1. The Objective Design and Development Standards, provided as Exhibit A, are consistent with the Citrus Heights General Plan.

2. The Objective Design and Development Standards are consistent with the adopted Boulevard Plan.

3. The Objective Design and Development Standards are consistent with the Citrus Heights Municipal Code (Zoning Code Section).

4. The Objective Design and Development Standards are exempt from CEQA in that it can be seen with certainty that they will not impact the physical environment. (CEQA Guidelines Section 15061)(b)(3))

PASSED AND ADOPTED by the City Council of the City of Citrus Heights this 14 th day of
September, 2023 by the following vote:

AYES: Council Members:

NOES: Council Members:

ABSENT: Council Members:

ABSTAIN: Council Members:

__________________________
Tim Schaefer, Mayor
Attachment 1
ITEM 15
Agenda Packet Page 166

ATTEST:

Amy Van, City Clerk

Exhibit A: Objective Design and Development Standards for Auburn Boulevard ITEM 15
Agenda Packet Page 167
Auburn Boulevard Booklet
Design Principles for Corridor Redevelopment
+ Objective Design and Development Standards
Citrus Heights, CA
Public Hearing Draft
April 7, 2023
Exhibit A
ITEM 15
Agenda Packet Page 168
ii Auburn Boulevard Objective Design + Development Standards Public Hearing Draft – April 7, 2023 ITEM 15
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Preface
Design Principles for
Auburn Boulevard
Redevelopment
Auburn Boulevard Objective Design + Development StandardsPublic Hearing Draft – April 7, 2023 iii ITEM 15
Agenda Packet Page 170
Challenges and Opportunities
along Auburn Boulevard
Unique Challenges in Corridor
Environments
Corridor environments present challenges
and opportunities for redevelopment
efforts that aim to produce walkable
environments. On the one hand, high-
traffic streets with fast-moving vehicles
and wide rights-of-way can produce an
environment that is uncomfortable and
sometimes dangerous for people who
walk, bike, and roll.

Opportunities along Auburn
Boulevard
On the other hand, many corridors like
Auburn Boulevard are home to retail and
services, transit stops, and open spaces
that offer a promising context of walkable
destinations for any potential housing
along the corridor. Many corridors also
contain very large parcels, most recently
used as shopping centers or big-box
stores, that are sizable enough to become
new neighborhood blocks and create new
addresses off of the corridor.

Auburn Boulevard is a corridor that
contains many underutilized parcels and
more retail than the market can sustain
while also being surrounded by a growing
region with high housing pressure.

Design Principles
If aligned with particular design principles,
new development along Auburn
Boulevard can produce a walkable, livable
environment despite the challenges of
adjacency to a major corridor. This preface
presents an overview of these design
principles.

Relationship to ODDS
The remainder of this booklet contains
Objective Design and Development
Standards for Auburn Boulevard, which
implements these principles through
objective standards that will govern certain
kinds of new development per state law.
iv Auburn Boulevard Objective Design + Development Standards Public Hearing Draft – April 7, 2023 Preface – Design Principles for Auburn Boulevard Redevelopment ITEM 15
Agenda Packet Page 171
New addresses off the corridor. As a second step, a new street and block network replaces the surface parking lot and aging retail buildings. A new pair of one-way streets perpendicular to the corridor provide addresses that face a green space rather than facing directly onto the corridor.

Existing conditions . A retail building is set
behind a large parking lot.

Buildings line the corridor. As a first step, new
buildings line the corridor, while the existing
parking lot and retail buildings remain in place.

How can corridor sites redevelop over time?
The below example illustrates the phased redevelopment of a site along a busy corridor, similar to Auburn Boulevard.

Auburn Boulevard Objective Design + Development StandardsPublic Hearing Draft – April 7, 2023 v Preface – Design Principles for Auburn Boulevard Redevelopment ITEM 15
Agenda Packet Page 172
Design Principles for
Redevelopment along the
Auburn Boulevard Corridor
Plan for connectivity
Orient buildings
toward the pedestrian
realm
Expand the corridor
sidewalk
Provide common
open space
Transition to context
in form and scale
Shield parking from
the street
Shape a legible public
realm with frontages
vi Auburn Boulevard Objective Design + Development Standards Public Hearing Draft – April 7, 2023 Preface – Design Principles for Auburn Boulevard Redevelopment ITEM 15
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Principle
1 Plan for connectivity
Compose an idealized grid of new streets and blocks before working on individual parcels.
■ Distinguish between through
connections (connecting to a through
route at the back of the parcel) and
local connections (connecting to
a local or low-connectivity route at the
back of the parcel)
■ For through connections, plan for a
direct path of travel connecting to
the corridor. Place active ground floor
uses along the through connection
perpendicular to the corridor to
create a pedestrian-oriented Main
Street environment.
■ For local connections, plan for an
indirect path of travel connecting to
the corridor. Deflect the path of travel
to enclose the route from the back of
the parcel to discourage excessive
traffic shortcutting through the local
streets.
■ Provide bicycle and pedestrian
connections to surrounding
neighborhoods in the short term, and
vehicular connections in the long
term.

Auburn Boulevard Objective Design + Development StandardsPublic Hearing Draft – April 7, 2023 vii Preface – Design Principles for Auburn Boulevard Redevelopment ITEM 15
Agenda Packet Page 174
Provide common open space
Compose an idealized open space network before working on individual parcels.

Principle
2 ■ Provide a variety of open space types
and sizes.
■ Along a corridor like Auburn Boulevard,
provide semi-public open space in the
form of a forecourts or plazas. Building
entrances may be accessed from
these open spaces, still addressing the
sidewalk but with a more comfortable
entry sequence than directly adjacent to
the corridor.
■ Provide public open space to be shared
by residents, neighbors, and visitors –
welcoming the entire community.
■ Create a comfortable and enclosed
space; don’t just use leftover space.
viii Auburn Boulevard Objective Design + Development Standards Public Hearing Draft – April 7, 2023 Preface – Design Principles for Auburn Boulevard Redevelopment ITEM 15
Agenda Packet Page 175
Principle
3 Shield parking from the street
Parking should be located at the center of blocks and screened from sidewalks.
■ Place surface lots in the block
interiors, lined by buildings.
■ If parking is located within a parking
structure, include a liner with an active
use on the ground floor.
■ Design alley-loaded blocks rather
than front-loaded driveways in order
to minimize the number of curb cuts
and enhance comfort and safety for
pedestrians and cyclists.
■ Parking lots that cannot be located
behind buildings should be designed
in such a way as to facilitate future
pedestrian-oriented development
and/or future subdivision into walkable
blocks.

Auburn Boulevard Objective Design + Development StandardsPublic Hearing Draft – April 7, 2023 ix Preface – Design Principles for Auburn Boulevard Redevelopment ITEM 15
Agenda Packet Page 176
Orient buildings toward
pedestrian realm
Principle
4 ■ Orient buildings away from parking.
■ Place buildings so that entrances face
the sidewalk.
■ Where buildings are adjacent to
common open space, such as a park or
plaza, orient buildings towards this open
space.
x Auburn Boulevard Objective Design + Development Standards Public Hearing Draft – April 7, 2023 Preface – Design Principles for Auburn Boulevard Redevelopment ITEM 15
Agenda Packet Page 177
Principle
5 Transition to context in form
and scale
■ Place block form buildings along the
corridor.
■ Step down to form and scale of
neighboring properties.
■ Transition in form and scale across
alleys or rear property lines, not across
streets.

Auburn Boulevard Objective Design + Development StandardsPublic Hearing Draft – April 7, 2023 xi Preface – Design Principles for Auburn Boulevard Redevelopment ITEM 15
Agenda Packet Page 178
Shape an inviting public realm
with frontages
Frontages are the interface between the public realm (street and sidewalk) and the private realm (building).

Principle
6 ■ Different frontage types shape different
types of walkable environments—from
low-intensity neighborhoods and main
streets to higher-intensity corridors.
■ Think about clustering retail and
shopfronts at nodes (e.g. at important
intersections or surrounding public open
space) if continuous retail frontage is not
viable.
xii Auburn Boulevard Objective Design + Development Standards Public Hearing Draft – April 7, 2023 Preface – Design Principles for Auburn Boulevard Redevelopment ITEM 15
Agenda Packet Page 179
Principle
7 Expand the corridor sidewalk
Rather than setting the building face at the property line, set it back a few feet and pave that space to make a wider sidewalk.
■ Along Auburn Boulevard, vehicles
lanes are adjacent to the sidewalk,
often with little or no buffer. Expand
the sidewalk so that pedestrians'
walking path is further from fast-
moving vehicles.
■ Widen the sidewalk paving within
the building setback to create a
pedestrian path set a comfortable
distance back from the curb.
■ In the long term, consider a road diet
for Auburn Boulevard to reduce traffic
speeds and introduce additional
buffer elements like street trees, street
furniture, and parallel parking.

Auburn Boulevard Objective Design + Development StandardsPublic Hearing Draft – April 7, 2023 xiii Preface – Design Principles for Auburn Boulevard Redevelopment ITEM 15
Agenda Packet Page 180
Principles for Redevelopment
New Block-scale buildings
Service/ Parking access
via alleys
Pedestrian/ Bike access
Bus stops
Open space
Corner elements
Creating A New Walkable Center
Redevelopment of large-footprint
buildings, centers and campuses
provides opportunity to introduce a
smaller scale of development that
can better support walkability and a
high-quality public realm. Orienting new
and existing buildings towards streets
and introducing a network of internal
streets with smaller block faces makes
sites that are currently oriented to the
automobile friendlier to a broader array
of transportation options. Incorporating
a mix of uses and including publicly-
accessible open spaces will help
to activate the site before and after
business hours and drive patronage of
new and existing businesses. Using a
variety of building scales – from house-
scale multi-unit residential buildings
to block-scale mixed-use buildings
– makes it possible to respond to the
scale of existing adjacent development
to facilitate a transition of scale to
neighboring parcels.

The redevelopment of one property can
spur the redevelopment of adjacent
underutilized sites, creating the long-
term potential for the creation of a
vibrant, mixed-use, pedestrian-friendly
quarter.

Illustration (left) demonstrating
how an existing large parcel
could be developed to provide
improved connections for
people walking, riding bikes
and taking transit, a mix of uses,
building types and housing
types, and community open
space.

Step-by-Step:

How to Transform a Large
Shopping Center
xiv Auburn Boulevard Objective Design + Development Standards Public Hearing Draft – April 7, 2023 Preface – Design Principles for Auburn Boulevard Redevelopment ITEM 15
Agenda Packet Page 181
Existing conditions within corridor context.

Step 3. A comprehensive network of parks and
open space should provide the community with a
series of public places.

Step 1. Subdivide the property into an
interconnected network of intimately-scaled streets
and blocks.

Step 4. Phased development preserves sight lines
from existing streets and surface parking in the
interior of each block.

Step 2. New buildings should be oriented towards
streets, while parking should be located in lots and
garages oriented behind buildings.

Step 5. The remainder of the property is
redeveloped with the addition of street-facing
buildings, as the arterial streets gradually evolve into avenues and boulevards that are pedestrian-friendly.

Illustrations (left) demonstrating
how an existing shopping
center could be developed to
provide improved connections
for people walking, riding bikes
and taking transit, a mix of uses,
building types and housing
types, and community open
space. This diagram illustrates
some possible approaches, but
additional pitches that fulfill the
intent of the guidelines in this
section are possible.

Auburn Boulevard Objective Design + Development StandardsPublic Hearing Draft – April 7, 2023 xv Preface – Design Principles for Auburn Boulevard Redevelopment ITEM 15
Agenda Packet Page 182
Implementing Design
Principles: Stakeholder Input
and Opportunity Site Testing
Form and Scale Survey
Heights + Building Massing Building Types Building Frontage HeightExamples Width
Notes
Team Notes
Bad Ok Good
Building TypeExamples Massing/Articulation
Bad Ok Good
Relation to the StreetExamples
Bad Ok Good
Notes
Team Notes
Notes
Team Notes
Like breaking up of facade,
combination of materials
Roger Foreman
Mar 25, 2022 at 7:25 PM (edited)RF
Like this style
Roger Foreman
Mar 25, 2022 at 7:26 PMRF
Three stories might seem tall now,
but would be appropriate long-term
Roger Foreman
Mar 25, 2022 at 7:27 PMRF
4 stories could be appropriate with
enough setback from adjacent
residential and street
Roger Foreman
Mar 25, 2022 at 7:27 PMRF
People are used to just driving by;
don't pay attention to existing
buildings.

Roger Foreman
Mar 25, 2022 at 7:29 PMRF
Currently populated only by
homeless
Roger Foreman
Mar 25, 2022 at 7:29 PMRF
Style: Contemporary, pitched-roof
townhouses preferred to "boxes" or
faux-traditional
Roger Foreman
Mar 25, 2022 at 7:33 PMRF
Form and Scale Survey
Heights + Building Massing Building Types Building Frontage HeightExamples Width
Notes
Team Notes
Bad Ok Good
Building TypeExamples Massing/Articulation
Bad Ok Good
Relation to the StreetExamples
Bad Ok Good
Notes
Team Notes
Notes
Team Notes
Like breaking up of facade,
combination of materials
Roger Foreman
Mar 25, 2022 at 7:25 PM (edited)RF
Like this style
Roger Foreman
Mar 25, 2022 at 7:26 PMRF
Three stories might seem tall now,
but would be appropriate long-term
Roger Foreman
Mar 25, 2022 at 7:27 PMRF
4 stories could be appropriate with
enough setback from adjacent
residential and street
Roger Foreman
Mar 25, 2022 at 7:27 PMRF
People are used to just driving by;
don't pay attention to existing
buildings.

Roger Foreman
Mar 25, 2022 at 7:29 PMRF
Currently populated only by
homeless
Roger Foreman
Mar 25, 2022 at 7:29 PMRF
Style: Contemporary, pitched-roof
townhouses preferred to "boxes" or
faux-traditional
Roger Foreman
Mar 25, 2022 at 7:33 PMRF
Stakeholder Workshop
In March 2022, the City invited a group
of Auburn Boulevard property owners
to participate in a virtual Stakeholder
Workshop to discuss hypothetical future
development along Auburn Boulevard
and provide input on conceptual design
alternatives for "opportunity sites." These
opportunity sites were underutilized
parcels selected by the City as potential
development opportunities to be
used to test concepts that would be
incorporated into the Objective Design
and Development Standards (ODDS) for
Auburn Boulevard.

Opportunity Site Alternatives
The Opticos Design team presented
multiple sketches of different conceptual
design ideas for each opportunity site for
feedback from the property owners. The
property owners also had the opportunity
to provide general feedback on building
form and scale that they felt was
appropriate for Auburn Boulevard based
on their long experience as residents of
Citrus Heights.

Iterative Testing for Financial
Feasibility
After the stakeholder workshop, the
design team proceeded to test a
"preferred alternative" for each opportunity
site for economic feasibility. Partnering
with Lisa Wise Consulting, Opticos Design
proceeded to test multiple iterations of
each conceptual design until the team
understood the building parameters
required in order for development to be
financially feasible in the near future. The
financially feasible outcome on each
opportunity site was an important input
into the ODDS, helping to craft standards
that would produce buildable results.

Below: Excertps from the
Form and Scale Survey
presented to property owners
at the Stakeholder Workshop.

Feedback was collected by
Opticos Design team members
who were facilitating the event
Feedback informed refinements
to conceptual designs on each
opportunity site.
xvi Auburn Boulevard Objective Design + Development Standards Public Hearing Draft – April 7, 2023 Preface – Design Principles for Auburn Boulevard Redevelopment ITEM 15
Agenda Packet Page 183
Opportunity Sites
1 2
3 1
2 3
Elite Bicycles (8500 Auburn Blvd.)
Grand Oaks Plaza (7919-7979 Auburn Blvd.)
Citrus Heights Pet Hospital (7404 Auburn Blvd.)
Site 1 - Elite Bicycles Site 1 - Elite Bicycles
Site 2 - Grand Oaks Plaza
Opportunity Site Selection
Concept A
Adaptive reuse + mixed-use
Lot Width: 205'
Lot Depth: 175'
Area: 0.8 acres
Allowed Height: 4 stories (50')
Allowed Density: 20 du/ac max.

Allowed Non-Res. FAR: 0.6
Setbacks:

Auburn Boulevard Frontage: 5'
Side Street Frontage: 5'
Setback from Existing Residential: 20'
Lot Width: 410'
Lot Depth: 900'
Area: 9.0 acres
Allowed Height:

Auburn Boulevard Frontage: 3 stories (40')
Transition to Existing Residential: 2 stories (30')
Allowed Density: 20 du/ac max.

Allowed Non-Res. FAR: 0.6
Setbacks:

Auburn Boulevard Frontage: 5'
Side Street Frontage: 5'
Setback from Existing Residential: 20'
Site 3 - Citrus Heights Pet Hospital
Lot Width: 165'
Lot Depth: 260'
Area: 1.0 acres
Allowed Height: 2 stories (30')
Allowed Density: 20 du/ac max.

Allowed Non-Res. FAR: 0.6
Setbacks:

Auburn Boulevard Frontage: 5'-15'
Side Street Frontage: 5'-15'
Setback from Existing Residential: 20'
Existing Conditions
-Large opportunity site with transformation
envisioned in the Boulevard Plan
-Deep surface parking lot along Auburn
Boulevard
-Backs up to large apartment buildings
-Across Auburn Blvd from cemetery
-Includes two large mature trees
-Parcel to the south has curb cut, which
could open to an alley to serve this site
-Parcel to the north currently used by a bar
-Shares setback with several buildings to
north and south
-Backs up to house-scale residential
Site Features and Regulatory
Standards
Existing Conditions Site Features and Regulatory
Standards
Existing Conditions
Site Features and Regulatory
Standards
Preserve existing retail building as retail + add two floors of residential above
Photo example of concept
Concept B
New residential-only construction
Remove existing retail building and replace with two
residential courtyard buildings
Photo example of concept
Concept A
Adaptive reuse + new residential
Concept A
Adaptive reuse + add mixed-use
Concept B
Adaptive reuse + add residential
Concept C
Replace existing building
Preserve existing retail building as retail + add mixed-use to front of site
Preserve existing retail building as retail + add residential in front of site
Remove existing retail and replace with residential
Convert existing office building into duplex + add two
fourplexes
Concept B
New residential
Four fourplexes around a common green
Lined Building
4 dwelling units
+ Existing retail sf
3 stories
Two courtyard buildings
16 residential units (limited
by allowed density 20 du/ac)
2 stories
110 dwelling units
44,000 sf new retail
Podium + surface parking
3 stories
81 dwelling units
Surface, street, and tuck-under parking
2-3 stories
129 dwelling units
Surface, street, and
tuck-under parking
2-3 stories
Street section: New N-S
street with diagonal parking
in front of existing retail
Similar concept with
diagonal parking in front of
retail
First Street, Livermore
Frontage concept within 20'
setback (added to sidewalk
within right-of-way)
10 dwelling units (one
duplex, two fourplexes)
Surface parking
1-2 stories
12 dwelling units
(townhouses)
Surface + tuck-under
parking
2 stories
16 dwelling units (four
fourplexes)
Surface parking
2 stories
12 dwelling units
(townhouses)
Surface + tuck-under
parking
2 stories
Linear open space concept
Courtyard building concept
Key challenges: parking standards,
density standards, and space for
community amenities
Roger Foreman
Mar 25, 2022 at 6:35 PMRF
Support for secondary open space
for residences to front
Roger Foreman
Mar 25, 2022 at 6:43 PMRF
Concept A is preferable due to lack
of tear-down
Roger Foreman
Mar 25, 2022 at 6:44 PMRF
Difficulty of pushing against parking
requirements has discouraged
redevelopment
Roger Foreman
Mar 25, 2022 at 6:45 PMRF
Creativity is key for infill
Roger Foreman
Mar 25, 2022 at 6:46 PMRF
Question: is partial demolition
attractive/more attainable?
Roger Foreman
Mar 25, 2022 at 6:47 PMRF
No public open space; podium-top
courtyards for apartment residents
Roger Foreman
Mar 25, 2022 at 6:58 PM (edited)RF
Parking in rear for retail?
Roger Foreman
Mar 25, 2022 at 6:59 PMRF
Support for this as a long-term
vision; can be developed piece-by-
piece
Roger Foreman
Mar 25, 2022 at 7:00 PMRF
Three owners - makes
implementation complex
Roger Foreman
Mar 25, 2022 at 7:01 PMRF
Tenants have long-term leases -
concern about being "blocked"
Roger Foreman
Mar 25, 2022 at 7:02 PM (edited)RF
Benefit from added customer base?
Roger Foreman
Mar 25, 2022 at 7:03 PMRF
Southernmost property (bingo hall)
is unlikely to redevelop - parking is
needed here and bingo hall is well-
used
Roger Foreman
Mar 25, 2022 at 7:05 PMRF
Starting with northernmost two
parcels could be a good first step -
provide momentum
Roger Foreman
Mar 25, 2022 at 7:07 PMRF
Additional two parcels owned by
Cooks - interested in leasing, but
not selling
Roger Foreman
Mar 25, 2022 at 7:10 PM (edited)RFStreet improvements have already been completed here
Roger Foreman
Mar 25, 2022 at 7:19 PMRF
Left: Screen capture from
the virtual presentation of
alternative concept sketches
on each of three opportunity
sites. Note that these sketches
are conceptual in nature and
meant to test desired form and
site capacity; they are not actual
design proposals.

Left: Illustrative rendering of
the site testing outcome at the
Grand Oaks Plaza opportunity
site depicting an infill approach
that proved to be within a
reasonable realm of financial
feasibility. This concept includes
two three-story courtyard
apartment buildings framing a
new street, placed on what is
currently a parking lot.

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Objective
Design +
Development
Standards
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Table of Contents
Chapter 1: Introdu ction 3

1.01 Purpose 3

1.02 App licability and Scope 3

1.03 Te rminology 6

1.04 The N atural-to-Urban Transect 6

1.05 Rel ationship to Citrus Heights City Ordinances and Policies 7

1.06 Per mits and Procedures 7
Chapter 2: Zones 17

2.01 Pur pose and Applicability 17

2.02 A Reg ulating Plan for Auburn Boulevard 17

2.03 Ove rview of Zones 19

2.04 T4 Ne ighborhood (T4N) 21

2.05 T4 Ma in Street (T4MS) 25

2.06 Use T able 29
Chapter 3: Gen eral Site Standards 31

3.01 Pur pose 31

3.02 Sc reening 31

3.03 Land scaping 33

3.04 Par king and Loading 34
Chapter 4: Bui lding Type Standards 39

4.01 Pur pose 39

4.02 Buildin g Types 39

4.03 Ove rview of Building Types 42

4.04 Dup lex Stacked 44

4.05 Tri plex/Fourplex 46

4.06 Multiplex 48

4.07 Townhouse 50

4.08 Liv e/Work 52

4.09 Cou rtyard Building 54

4.10 Sta cked Flats 56

4.11 Main S treet Building 58
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ii
Table of Contents
Public Hearing Draft - April 7, 2023Auburn Boulevard Objective Design + Development Standards Chapter 5: Mass ing and Facade Articulation Standards 61

5.01 Purpose 61

5.02 Ove rview of Façade and Design Standards 61

5.03 Mas sing and Composition 62

5.03 Mas sing and Composition 62

5.04 Tri partite Facade Articulation 63

5.05 Arc hitectural Recession(s) 64

5.06 Win dows and Openings 65

5.07 Cor ner Element 66
Chapter 6: Fro ntage Type Standards 67

6.01 Purpose 67

6.02 Fro ntage Types 67

6.03 Ove rview of Frontage Types 68

6.04 Porc h - Projecting 70

6.05 Porc h - Engaged 72

6.06 Dooryard 74

6.07 Stoop 76

6.08 Forecourt 78

6.09 Sho pfront 80

6.10 Ter race 82

6.11 Gal lery 84
Chapter 7: Lar ge Site Standards 87

7.01 Purpose 87

7.02 Gen eral to Walkable Community Design 88

7.03 Wal kable Neighborhood Plan 93

7.04 Gen eral to Civic Space 94

7.05 Gen eral to Streets 101

7.06 Tho roughfare Standards 101
Chapter 8: Defi nitions and Procedures 107

8.01 Pur pose 107

8.02 Definitions 107

8.03 Adj ustments 112

8.04 Meas urement Methods 113
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1.01 Purp ose
The Objective Design and Development Standards (ODDS) are established to implement the vision of the General Plan and the Auburn Boulevard Specific Plan ("The Boulevard Plan"). As the name suggests, the development standards described in this Chapter are intended to be "objective" and clearly communicate the design intent of the Boulevard Plan's vision. This in turn is expected to streamline the development proposal review and entitlement process. California State law defines objective standards as those that “involve no personal or subjective judgment 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.”
The standards in this Chapter support the development of Auburn Boulevard as an attractive, mixed-use and walkable corridor. The standards will govern the physical form, character and uses of private development as well as public realm elements such as civic spaces.

1.02 App licability and Scope

1. The standards in this ODDS prevail unless stated otherwise.

2. The standards in this ODDS apply to all proposed development and improvements within the Boulevard Plan boundary with a residential or mixed-use land use as detailed below. In addition, proposed development within the Boulevard Plan area with other land uses may elect to meet the standards in this ODDS rather than the standards in the Boulevard Plan.

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) Only one building type; multiple building types allowed for large sites, see Chapter 7 (Large Site Standards);
(a) At least one private frontage type; and
(b) At least one use type.

Chapter 1: Intr oduction
Sections:

1.01 Pu rpose

1.02 App licability and Scope

1.03 Ter minology

1.04 The Natural-to-Urban Transect

1.05 Rel ationship to Citrus Heights City Ordinances and Policies

1.06 Per mits and Procedures
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(2) Building types and private frontage types not listed in the zone's standards are not allowed in that zone.
(3) Allowed use types are listed in Table 2.06.

B. Site Standards. The standards of Chapter 3 (General Site Standards) apply to the following:
(1) Screening. The standards of Section 3.02 (Screening) apply to the following:
(c) All new development; and
(d) Improvements to existing development.
(2) Landscaping and Tree Standards. The standards of Section 3.03 (Landscaping) apply to the following:
(e) All new development; and
(f) Improvements to existing development.
(3) Parking and Loading. The standards of Section 3.04 (Parking and Loading) apply to the following:
(g) New development;
(h) Changes in land use;
(a) Changes in intensity of buildings or structures made after the effective date of this ODDS that cause an increase or decrease of 25 percent or greater in:
i. Gross floor area;
ii. Seating capacity;
iii. Units; and/or
iv. Parking spaces.

C. Building Type Standards. The standards of Chapter 4 (Building Type Standards) apply to the following:
(1) New buildings (except public safety buildings);
(2) Additions over 15 percent (except public safety buildings); and (3) Facade renovations along front or side street facades (except public safety buildings).

D. Massing and Facade Articulation Standards. The standards of Chapter 5 (Massing and Facade Articulation Standards) apply to the following:
(1) New buildings (except public safety buildings);
(2) Additions over 15 percent (except public safety buildings); and (3) Facade renovations along front or side street facades (except public safety buildings).

E. Frontage Type Standards. The standards of Chapter 6 (Frontage Type Standards) apply to the following:
(1) New buildings;
(2) Building facade renovation facing a street or civic space (except public safety buildings); 4 Introduction
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(3) Private property improvements along front or side street; and (4) Modification of pedestrian entrance(s) along front or side street.

F. Walkable Community Design
(1) New Development. New development on a design site of at least two acres or at least 700 feet of street frontage is required to be designed in compliance with Chapter 7 (Large Site Standards).
(2) Blocks and Streets
(a) Development sites larger than two acres or at least 700 feet of street frontage shall be divided into new blocks in compliance with Subsection 7.02.5 (Block Size). (b) New streets are required to form blocks in compliance with Table 7.02.A (Block Size Standards).
(c) When designing a new street or retrofitting an existing street, the standards in Subsection

7.06 (Thoroughfare Standards) apply.
(3) Design Sites
(a) New buildings are required to be designed in compliance with the design site width and depth standards of the zone.
(b) This ODDS does not require the recordation of design site lines. The design site width and depth standards are for the purpose of consistently achieving pedestrian-oriented and scaled buildings.
(c) Civic Space Type Standards. Development sites larger than two acres are required to create new civic space(s) in compliance with the standards of Chapter 7 (Large Site Standards) and Section 7.04 (General to Civic Spaces).

G. Street Type Standards. The standards of Section 7.06 (Thoroughfare Standards) apply to the following:
(1) The construction of a new street and/or when an application for a Walkable Neighborhood Plan (WNP) is proposed.
(2) Existing street(s):
(i) Improvement or modification to curb return, pedestrian crossing, landscaping, or sidewalk; (j) Improvement or modification to on-street parking, or lane striping; and/or (k) Improvement or modification to right-of-way.

H. Nonconforming Situations . The standards of Citrus Heights Municipal Code Chapter 106.70 (Nonconforming Uses, Structures, and Parcels) apply to all nonconforming situations.

I. Procedures. Applications for development are to be processed in compliance with the procedures identified in Section 1.05 (Permits and Procedures). Requests for administrative relief are to be processed in compliance with the procedures in Section 1.05 ( Permits and Procedures).

J. Discrepancies. In case of discrepancies between the text and diagram, the text will apply.

K. References. "City" when includ ed as a ref erence includ es rel ated dep artments, boa rds, com missions and other public offices. "Director" refers to a City official who performs the function referred to, and has the authority to do so.
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1.03 Ter minology

1. Rules of Construction. The following general rules of construction apply to the text of this ODDS:

A. Shall, may and should. "Shall" is always mandatory and not permissive. "May" is permissive. "Should" is advisory and identifies guidance provided by Citrus Heights in implementation of these standards.

B. 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.

C. Applicable. The applicable st andards of th is OD DS ap ply so as to no t re quire sta ting th e ph rase "an d all applicable standards" throughout this ODDS.

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

1.04 The N atural-to-Urban Transect
The Natural-to-Urban Transect is the organizing principle used in most Form-Based Codes (FBC), and is used in Chapter 2 (Zones). It establishes a hierarchy of physical environments or 'transects' from the most natural to the most urban. The designation of each transect along this hierarchy is determined first by the physical character, form, intensity of development, and type of place, and secondly by the mix of uses within the area.

This hierarchy of physical environments becomes the framework for the entire FBC, replacing use as the organizing principle as in conventional, use-based zoning. Each transect is used to reinforce existing or create new walkable environments.

The Natural-to-Urban Transect is a means for considering and organizing the human habitat in a continuum of intensity that ranges from the most natural condition to the most urban. It provides a standardized method for differentiating between the intentions for urban form in various areas using gradual transitions rather than harsh distinctions. Each transect is primarily classified by the physical intensity of the built form, the relationship between nature and the built environment, and the complexity of uses within the transect.
– Form-Based Codes Institute
The model transect for American communities is divided into six individual transects: Natural (T1), Rural (T2), Walkable Neighborhood/Sub-Urban (T3), General Urban (T4), Urban Center (T5), and Urban Core (T6), together with a District (D), designation for areas with specialized purposes (e.g., heavy industrial, transportation, or university districts, among other possibilities). Each transect is given a number. Higher numbers designate progressively more urban environments, and lower numbers designate less urban and natural environments. Auburn Boulevard's zones are customized based on the T4 Transect found along the corridor.
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1.05 Rela tionship to Citrus Heights City Ordinances and Policies

1. Relationship to General Plan. This ODDS implements Citrus Heights' General Plan vision through a palette of form-based zones described in Chapter 2 (Zones). This ODDS is applied to the Boulevard Plan area.

2. Relationship to Zoning Code. If a provision of this Chapter is inconsistent with another provision of Chapter 106 (Zoning) of the Citrus Heights Municipal Code, or with a provision found in other adopted codes or ordinances of the City, the more restrictive provision shall govern, unless the terms of the more restrictive provision specify otherwise.

3. Relationship to Boulevard Plan. This ODDS is aligned with the transformative vision of the Boulevard Plan.

1.06 Per mits and Procedures

1. Procedures for Applications Filed Under Senate Bill 35 A. Applicability
(1) This Section applies to housing development projects applying for approval under Government Code §65913.4 and replaces the City of Citrus Heights' procedures for reviewing discretionary applications.
(2) This Section shall remain in effect for the same period as Senate Bill 35 provisions contained in Government Code §65913.4. Unless Senate Bill 35 provisions are extended by the State Legislature, this Section shall remain in effect only until January 1, 2026, and as of that date is repealed.
(3) The California Environmental Quality Act (CEQA) does not apply to projects eligible under Senate Bill 35.
(4) The Department of Housing and Community Development is charged with developing guidelines for implementing Senate Bill 35. These procedures may change if required by changes in those guidelines or in Government Code §65913.4.

EAST QUADRANT

DUANY P LATER -Z YBERK & C OMPANY

DRAFT IN PROGRESS
Revision Date: 07.31.06
A.19

INTRODUCTION

TRANSECT THEORY

DISTRICTSURBAN TRANSECT ZONESNATURAL TRANSECT ZONES

RURAL I I I I I I I I I I TRANSECT I I I I I I I I I I URBAN T1 NATURAL T2 RURAL T3 SUB-URBAN T4 GENERAL URBAN T5 URBAN CENTER T6 URBAN CORE D DISTRICT The transect is a geographical cross-section
which reveals a sequence of environments.

For human environments, this cross-section
can be used to identify a set of habitats that
vary by their urban character, in a continuum
ranging from rural to urban. This range,
rural to urban, provides a rational basis
for organizing the components of the built
work: buildings, lots, land use, open space,
streets, all elements of the human habitat.

Form-based coding describes the desired
volume of buildings and their interaction with
public space.

THE TRANSECT AND THE FORM-BASED CODING
Figure 1.04.1 The Natural-to-Urban Transect. This diagram illustrates a continuum of environments from the most natural to the most urban. Image courtesy of DPZ.
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B. Definitions. Terms defined in Government Code §65913.4 shall apply to this Section and shall control in the event of a conflict between definitions in this ODDS and definitions in Government Code §65913.4.

C. Application Filing
(1) Preliminary Application Filing . An applicant shall file a notice of intent to submit a Senate Bill 35 application in the form of a preliminary application consistent with Government Code §65941.1.
(a) Form. A preliminary application shall be filed on a form provided by the City of Citrus Heights with the required fee. If the City has not prepared a form, a preliminary application shall be filed on the standardized form adopted by the California Department of Housing and Community Development.
(b) Timeline. Within 180 calendar days after submitting a preliminary application, an applicant shall submit a full Senate Bill 35 application, provided scoping consultation has concluded consistent with Subsection (c), below.
(c) Scoping Consultation
i. Upon receipt of the preliminary application, the City shall contact the Native American Heritage Commission for assistance in identifying any California Native American tribe that should be noticed. The City shall provide a formal notice of the applicant's intent to submit a full application to each required California Native American tribe within 30 days of preliminary application submittal. The formal notice shall be consistent with Government Code §65913.4(b).
ii. If, within 30 days of receipt of the formal notice, any California Native American tribe that was formally noticed accepts the invitation to engage in scoping consultation, the City shall commence scoping consultation within 30 days of receiving that response. iii. Scoping consultation shall be conducted consistent with Government Code §65913.4(b).

If, after scoping consultation is concluded, a development is not eligible for Senate Bill 35 streamlining, the City shall provide written documentation as required by Government Code §65913.4(b) to the applicant and any California Native American tribe that is a party to that scoping consultation.
(2) Full Application . If the development remains eligible to apply under Senate Bill 35 after scoping consultation consistent with Government Code §65913.4(b) has concluded, an applicant may file a full Senate Bill 35 application on a form provided by the City with the required fee.

D. Completeness Review . The City of Citrus Heights shall review an application for compliance consistent with Subsection 1.E; there shall be no separate or additional timeframe for completeness review. Only the items necessary to determine compliance with the provisions contained in Government Code §65913.4(a) shall be required.

E. Compliance Review
(1) Scope of Review. The Review Authority’s scope of review is limited to all of the provisions contained in Government Code §65913.4(a) and the objective standards in effect at the time of preliminary application submittal.
(2) Review Timeframes and Review Authority
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(a) Consistency Review . The Director shall determine if the application complies with all of the provisions contained in Government Code §65913.4(a) and applicable objective standards within the following timeframes:
i. Within 60 calendar days of application submittal for applications that include 150 or fewer housing units.
ii. Within 90 calendar days of application submittal for applications that include 151 or more housing units.
(b) Design Review or Public Oversight . Any design review or public oversight (i.e., Public Body review) to determine if the application complies with all of the provisions contained in Government Code §65913.4(a) and applicable objective standards shall occur within the following timeframes:
i. Within 90 calendar days of application submittal for applications that include 150 or fewer housing units.
ii. Within 180 calendar days of application submittal for applications that include 151 or more housing units.
(3) Compliance Determination
(a) Compliant Application. If the application complies with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards, the City of Citrus Heights shall complete any design review or public oversight and any subdivision approval within the timeframes listed in Subsection 1.E. Only objective design and subdivision standards may be applied. See Subsection 1.F.
(b) Non-Compliant Application. If the application does not comply with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards, the Review Authority shall make the following determination:
i. If the application does not comply with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards, the Review Authority shall provide the applicant with written documentation of which standards the development conflicts with and an explanation of the reasons the development conflicts with each standard.
ii. Resubmitted Application. If the project was found to be non-compliant, the applicant may resubmit the application for Senate Bill 35 streamlining, and the City shall review it for compliance with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards subject to the same timelines in Subsection (2) above.
iii. Project Ineligible. If the project is ineligible for Senate Bill 35 streamlined processing, the applicant may elect to submit an application for the applicable discretionary approval.

F. Decision on Project
(1) Project Approval and Findings. The Review Authority shall approve the application if the Review Authority finds that the proposed development is compliant with all of the provisions contained in Government Code §65913.4(a) and all applicable objective standards, including objective subdivision standards.
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(2) Conditions of Approval. The Review Authority may impose conditions of approval provided those conditions of approval are objective and broadly applicable to development within the City of Citrus Heights.

G. Post-decision Procedures
(1) Subsequent Permits. Any necessary subsequent permits shall be issued on a ministerial basis subject to applicable objective standards. If a public improvement is necessary to implement a development subject to this Section, and that public improvement is located on land owned by the City of Citrus Heights, the Review Authority shall process any approvals needed as required by Government Code §65913.4(h)(3).
(2) Post-Approval Modifications
(a) Post-Approval Modification Request. An applicant or the City may request a modification to an approved development if that request is made prior to the issuance of the final building permit.
(b) Applicability of Objective Standards to Modifications. The Review Authority shall only apply objective standards in effect when the original application was submitted, except that objective standards adopted after the date of original submittal may be applied in any of the following instances:
i. The total number of residential units or total square footage of construction changes by 15 percent or more; or
ii. The total number of residential units or total square footage of construction changes by five percent or more, and it is necessary to subject the development to an objective standard beyond those in effect when the application was submitted in order to mitigate or avoid a specific adverse impact upon public health of safety, for which there is no feasible alternative method to satisfactorily mitigate or avoid. iii. Objective building standards contained in Title 24 may be applied to all modifications. (c) Post-Approval Modification Review Timeframe and Decision. The Review Authority shall determine if the modification is consistent with objective planning standards and issue a decision on the applicant’s modification request within 60 days after submittal unless design review is required, in which case a decision shall be made within 90 days. (3) Expiration. An application approved consistent with this Section shall remain valid for three years; however, an application approval shall not expire if the development includes public investment in housing affordability, beyond tax credits, where 50 percent of the units are affordable to households making at or below 80 percent of the area median income consistent with Government Code §65913.4(f).
(4) Extension. At the discretion of the Review Authority, a one-year extension may be granted consistent with Government Code §65913.4(f)(3).

2. Procedures for applications filed consistent with the Housing Accountability Act A. Applicability
(1) This Section applies to housing development projects as defined by Government Code §65589.5(h)(2).
(2) This Section shall remain in effect for the same period as provisions contained in the Government Code §65589.5 (Housing Accountability Act). Any provisions that are not extended 10 Introduction
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by the State Legislature shall be repealed as of the date those provisions in the Housing Accountability Act are deemed null and void.

B. Definitions. Terms defined in Government Code §65589.5 shall apply to this Section and shall control in the event of a conflict between definitions in this ODDS and definitions in Government Code §65589.5.

C. Application Filing
(1) Preliminary Application Filing (Optional). An applicant may file a preliminary application consistent with Government Code §65941.1.
(a) A preliminary application shall be filed on a form provided by the City of Citrus Heights with the required fee. If the City has not prepared a form, a preliminary application shall be filed on the standardized form adopted by the California Department of Housing and Community Development.
(b) Within 180 calendar days after submitting a preliminary application, an applicant shall submit a full application for the housing development.
(2) Full Application. An applicant may file a full application for a housing development without filing a preliminary application. The full application shall be filed on a fo rm pr ovided by th e Ci ty wi th the required fee.

D. Conflicting Procedures. This Section provides additional procedures that shall be followed for applicable projects. If conflicts occur between the City's' procedures and the procedures of this Section, this Section shall control.

E. Completeness Review
(1) Preliminary Application. If a preliminary application is filed, the preliminary application shall be deemed complete when the preliminary application containing all of the information listed in the preliminary application form is submitted. If all listed information is not provided, the City of Citrus Heights shall request the missing information from the applicant. (2) Full Application
(a) Once a full application is submitted, the City shall inform the applicant in writing within 30 calendar days of submittal or resubmittal that the application is complete or incomplete and the additional information required consistent with Government Code §65943. Only information requested in the City's application forms can be requested. If the City does not provide written notification within this timeframe, the application shall be deemed complete. The City shall review each resubmittal within the 30-day period and cannot request information that was not listed in the first incompleteness letter. (b) If an applicant receives written notification that the application is incomplete, and a preliminary application was submitted for the housing development, the applicant shall submit the information needed to complete the application within 90 calendar days of receiving the written notification of incompleteness. If the applicant does not submit this information within this timeframe, the preliminary application shall expire and have no further force or effect.
(c) If a second determination of incompleteness is provided, the applicant shall be able to appeal the decision to the Governing Body. The City shall make a decision on the appeal no later than 60 calendar days after receipt of the applicant’s written appeal. The initial appeal may be to the Planning Commission, but in that case the Governing Body shall still make a 11 Introduction
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decision within 60 days. If the decision on the appeal is not made within this timeframe, the application shall be deemed complete.

F. Compliance Review
(1) Scope of Review
(a) Housing Development with a Preliminary Application Submittal. A housing development for which a preliminary application was submitted shall only be subject to the ordinances, policies, and standards adopted and in effect when the preliminary application is submitted, except in the following circumstances:
i. A fee, charge, or other monetary exaction increase resulting from an automatic annual adjustment based on an independently published cost index that is referenced in the ordinance or resolution establishing the fee or monetary exaction. ii. A preponderance of the evidence in the record establishes that subjecting the housing development to an ordinance, policy, or standard beyond those in effect when the preliminary application was submitted is necessary to mitigate or avoid a specific, adverse impact upon the public health or safety, and there is no feasible alternative method to satisfactorily mitigate or avoid the adverse impact. iii. Subjecting the housing development to an ordinance, policy, standard, or any other measure, beyond those in effect when the preliminary application was submitted is necessary to avoid or substantially lessen an impact consistent with CEQA. iv. The housing development has not commenced construction within 2.5 years following the date of the housing development’s final approval (as defined in Government Code §65589.5(o)(1)(D)).
v. The number of residential units or square footage of construction proposed changes by 20 percent or more, exclusive of any increase resulting from a density bonus, incentive, concession, waiver, or similar provision.
(b) Housing Development without a Preliminary Application Submittal. A housing development shall be subject to objective standards in effect when the application was deemed complete.
(2) Review Timeframes
(a) Applications for housing development containing 150 or fewer units shall be reviewed for compliance with applicable objective standards within 30 calendar days of being deemed complete.
(b) Applications for housing development containing more than 150 units shall be reviewed for compliance with applicable objective standards within 60 calendar days of being deemed complete.
(3) Review Authority. The Review Authority shall be the Review Authority consistent with the City of Citrus Heights' procedures for the full application; however, if the Director is not the Review Authority, the Director may serve as the Review Authority, if necessary, to comply with Review Timelines described in Subsection 2.F.
(4) Compliance Determination
(a) The Review Authority shall identify the specific standard(s) that the project does not comply with and provide an explanation of the reason(s) why the housing development is 12 Introduction
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considered to be inconsistent or non-compliant with identified provisions and shall provide the written determination to the applicant.
(b) A housing development is considered in compliance with this ODDS, and shall not require a Zoning Map Amendment, if the housing development complies with objective General Plan standards but the zoning for the housing development site is inconsistent with the General Plan.
(5) Limited Hearings/Meetings. If a housing development complies with applicable objective standards, the City shall not conduct more than five public hearings (including continuances), workshops, or similar meetings after the full application is complete in connection with the approval of the housing development consistent with Government Code §65905.5. Meetings required by CEQA are exempt from the limit.

G. Findings and Decision
(1) Findings
(a) If the proposed housing development complies with applicable objective General Plan, zoning, and subdivision standards and criteria, including design review standards, the Review Authority may only deny the housing development or conditionally approve the housing development at a lower density if the Review Authority makes written findings supported by a preponderance of the evidence in the record that:
i. The housing development would have a specific, adverse impact upon the public health or safety unless the housing development is denied or conditionally approved at a lower density. A "specific, adverse impact" means a "significant, quantifiable, direct, and unavoidable impact, based on identified written public health or safety standards, policies, or conditions as they existed on the date that the project was deemed complete"; and
ii. There is no feasible method to satisfactorily mitigate or avoid the adverse impact other than the denial of the housing development or conditional approval of the housing development at a lower density.
(b) If the housing development includes 20 percent of units affordable to very low or low- income households, 100 percent of units affordable or moderate or middle income households, or an emergency shelter, the Review Authority shall approve the housing development unless the Review Authority makes written findings supported by a preponderance of the evidence in the record, as to at least one of the findings in Government Code §65589.5(d).
(2) Decision Timeframes. The Review Authority shall approve or deny the housing development within the following applicable period:
(a) 90 days from Environmental Impact Report certification; (b) 60 days from Environmental Impact Report certification for an affordable housing development consistent with Government Code §65950(a)(3); (c) 60 days from adoption of a Negative Declaration; or (d) 60 days from determination of CEQA exemption.

H. Post-Decision Procedures. Post-decision procedures for the required permit (full application) shall be followed provided those procedures do not conflict with applicable Government Code sections for housing developments (i.e., Housing Accountability Act, Government Code §65589.5). 13 Introduction
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Figure 1.06.1: Process for Developments Eligible for Senate Bill 35 Streamlining with 150 units or Fewer (Government Code §65913.4)
Does the development have 150 units or fewer?
An applicant electing to use SB 35 streamlining submits a preliminary application.

Yes No
Consistency Review
Staff to determine if development complies with
Gov Code §65913.4(a) and objective standards in
effect at time of preliminary application submittal.
60-day timeframe from application submittal
Design Review or Public Oversight
Review Authority to determine if development
complies with Gov Code § 65913.4(a) and objective
standards in effect at time of preliminary
application submittal. 90-day timeframe from
application submittal
Development does NOT comply with
Gov Code §65913.4(a) and/or objective
standards
Development complies with Gov Code
§65913.4(a) and objective standards
See Figure 1.06.2
Written explanation of standards
that aren’t complied with (within
required timeframe)
Development is
approved
Applicant may correct
noncompliant items
and resubmit under SB
35 subject to the same
timelines above
Applicant may resubmit
new application under
other local process
Scoping consultation conducted per Gov Code §65913.4(b).

After scoping consultation, if development is eligible for SB 35 streamlining, applicant submits a full application within 180 days from preliminary application submittal.

After scoping consultation, if
development is not eligible for SB 35
streamlining, applicant may resubmit
under other local process
14 Introduction
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Figure 1.06.2: Process for Developments Eligible for Senate Bill 35 Streamlining with 151 units or More (Government Code §65913.4)
An applicant electing to use SB 35 streamlining submits a preliminary application.

Consistency Review
Staff to determine if development complies with
Gov Code §65913.4(a) and objective standards in
effect at time of preliminary application submittal.
90-day timeframe from application submittal
Design Review or Public Oversight
Review Authority to determine if development
complies with Gov Code § 65913.4(a) and objective
standards in effect at time of preliminary
application submittal. 180-day timeframe from
application submittal
Development does NOT comply with
Gov Code §65913.4(a) and/or objective
standards
Development complies with Gov Code
§65913.4(a) and objective standards
Written explanation of standards that
aren’t complied with (within required
timeframe)
Development is
approved
Applicant may correct
noncompliant items
and resubmit under SB
35 subject to the same
timelines above
Applicant may resubmit
new application under SB
35 (or other local process)
Does the development have 151 units or more?
Yes No See Figure 1.06.1
Scoping consultation conducted per Gov Code §65913.4(b).

After scoping consultation, if development is eligible for SB 35 streamlining, applicant submits a full application within 180 days from preliminary application submittal.

After scoping consultation, if
development is not eligible for SB 35
streamlining, applicant may resubmit
under other local process
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Figure 1.06.3: Process for Developments Eligible for Housing Accountability Act (HAA) Protection (Government Code §65589.5)
Is it a preliminary application (per Gov Code
§65941.1)?
An applicant submits a development application eligible for protection under the HAA.

Yes No
Development shall be subject
to objective standards in effect
when application deemed
complete
Development shall only be
subject to objective standards
in effect at time of complete
preliminary application
submittal
Applicant submit a full application
within 180 days from preliminary
application submittal
Jurisdiction has 30 days to
review for completeness. Is it a
complete application per Gov
Code §65943?
Yes NoApplication deemed complete
Jurisdiction does NOT provide
completeness letter within 30 days
Jurisdiction provides completeness
letter within 30 days
Does the
development have
150 units or fewer?
Yes No
Applicant submits specific
information requested
Jurisdiction has 30 days from
deemed complete to review for
compliance
Jurisdiction has 60 days from
deemed complete to review for
compliance
If a preliminary application
was submitted, and applicant
does NOT submit required
information within 90 days of
receipt of completeness letter,
preliminary application expires
Upon a second incompleteness
determination, applicant may
appeal. Decision on appeal
within 60 daysIf in compliance, OR if
review NOT completed with
timeframe, development
deemed in compliance
No more than five hearings/
meetings may be held before
decision
Final decision within 60 days of CEQA
exemption determination, MND adoption,
or EIR certification for affordable housing
developments; 90 days after EIR certification
for all other residential developments
If not in
compliance,
jurisdiction
identifies
and explains
reason(s) for non-
compliance in
writing. Applicant
resubmits.
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2.01 Purp ose and Applicability
This Chapter provides zones and standards to implement the Citrus Heights General Plan and the Boulevard Plan, and generate and support the variety of physical character of the intended development.

2.02 A Reg ulating Plan for Auburn Boulevard
The Zones established in this Section are mapped on Figure A (Auburn Boulevard Regulating Plan). Figure A identifies the applicable zoning for each design site in the project area as well as specific urban design requirements based on location and intended physical character.

Chapter 2: Zone s
Sections:

2.01 Purp ose and Applicability

2.02 A Reg ulating Plan for Auburn Boulevard

2.03 Ove rview of Zones

2.04 T4 Ne ighborhood (T4N)

2.05 T4 Ma in Street (T4MS)

2.06 Use T able
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SYLVANRD

WATSON WAY

AUBURN BLVD

AUBURN BLVD

AUBURN BLVD

E V A A S O P I R A M

ANTELOPE RD
OLD A
UBURN
RD

R D Y L L O H

E V A A S O P I R A M

TWIN OAKS AVE

GRAND OAKS BLVD

ANTELOPE RD
I 80

ROLLINGWOOD BLVD

ANTELOPE RDA N TELOPE R D

LINDEN AVE
Key
T4 Neighborhood
T4 Main Street
Four story height overlay
Open sub-zone
Figure 2.02.A: Auburn Boulevard Regulating Plan
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2.03 Ove rview of Zones
Table A (Zones Overview) provides an overview of each zone and its intent. This information is to show how the broader transects have been applied and, as qualitative background information on the intended physical character, allowed range of uses, and direction for the detailed standards in each zone, should future amendments to standards be desired.
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More Urban
T4 Neighborhood 2.04
Zone Abbreviation
T4N
Sub-Zone(s)
T4N-Open.

The Open sub-zone allows a greater variety of uses while maintaining building form and character similar to the base zone.

Intent
A walkable neighborhood environment with small-
to-medium footprint, moderate-intensity housing
choices including Duplex Stacked, Triplex/ Fourplex,
Multiplex, Courtyard Building, Townhouse , and Stacked
Flats, supporting and within short walking distance of
neighborhood-serving retail and services.

Desired Form
Detached and Attached Buildings
Small-to- Medium Design Site Width
Small-to-Medium Building Footprint
Medium Front Setbacks
Small-to-Medium Side Setbacks
Up to 3 Stories
Porch Projecting, Porch Engaged, Dooryard, Stoop, and
Terrace frontage types
Open Sub-Zone allows the Shopfront frontage type.

Less Urban
Table 2.03.A: Zones Overview
T4 Main Street 2.05
Zone Abbreviation
T4MS
Sub-Zone(s)
NA
Intent
A walkable, vibrant district of medium-to-large footprint, moderate intensity, mixed-use buildings and housing choices including Multiplex, Courtyard Building, Townhouse, Live/ Work, Stacked Flats, and Main Street Building, supporting neighborhood-serving and city-serving
ground floor retail,
food and services.

Desired Form
Detached and Attached Buildings
Medium-to-Large Design Site Width
Medium-to- Large Building Footprint
Small-to-Medium Front Setbacks
Small-to-No Side Setbacks
Up to 3 Stories (up to 4 stories where indicated on
Regulating Plan)
Stoop, Forecourt, Shopfront, Terrace, and Gallery frontage types
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2.04 T4 Ne ighborhood (T4N)
General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature.

B. Sub-Zone(s)
T4N-Open
The Open sub-zone allows a greater
variety of uses while maintaining
building form and character similar to
the base zone.

A. Intent
A walkable neighborhood environment
with small-to- medium footprint,
moderate-intensity housing choices
including Duplex Stacked, Triplex/
Fourplex, Multiplex, Courtyard
Building, Townhouse , and Stacked
Flats, supporting and within short
walking distance of neighborhood-
serving retail and services.

The following are generally appropriate
form elements in the zone:

Detached and Attached Buildings
Small-to- Medium Design Site Width
Small-to-Medium Building Footprint
Medium Front Setbacks
Small-to-Medium Side Setbacks
Up to 3 Stories
Porch Projecting, Porch Engaged,
Dooryard, Stoop, and Terrace frontage
types. Open Sub-Zone allows the
Shopfront frontage type.
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D. Building Form
Height
Primary Building
4 Stories 3 max.

To Highest Top Plate/Eave 35' max.

Overall 40' max.

Ground Floor Finish Level
Residential 6" min.5
Non-Residential 6" max.

Ground Floor Ceiling 9' min.

Upper Floor(s) Ceiling 9' min.

Footprint
Design Site Coverage is max. allowed for building type in Chapter 4 (Building Type Standards)
Depth, Ground-Floor Space 30' min.6
4 See Chapter 5 (Massing and Facade Articulation Standards) for refinements to massing and height standards.
5 Common entries may be set at grade in compliance with local and federal accessibility standards.
6 For habitable/occupiable space only, not including enclosed parking.

C. Building Types and Design Site Size
Allowed Building Types
Design Site
1 Width
Design Site1
Depth
Standards
Accessory
Dwelling Unit
NA NA 106.42.015
106.42.202
Duplex Stacked 40' min. 100' min. 4.04
Triplex/Fourplex 50' min. 110' min. 4.05
Multiplex 75' min. 110' min. 4.06
150' max.

Townhouse 18' min. 100' min. 4.07
Live/Work 3 18' min. 100' min. 4.08
Courtyard
Building
70' min. 110' min. 4.09
Stacked Flat 200' min. 75' min. 4.10
Each design site shall have only one primary building type. 1 Design Sites of at least 2 acres are required to include civic space and new street(s) per Chapter 7 (Large Site Standards).
2 Standard located in Citrus Heights Municipal Code.
3 Only allowed in Open Sub-Zone.

ROW Line
Side Street
Front Street (Narrowest Side)
Interior
Design Site
Corner
Design Site
Interior
Design Site
ROW Line
Key
ROW/ Design Site Line
Key
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F. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front Side St. Side Rear
Private Frontage 5' max. 5' max. 0' max. 5' max.

Stairs10 3' max. 3' max. 5' max. 5' max.

Other Architectural
Features
3' max. 3' max. 5' max. 5' max.

Ramps providing ADA or FHA visitability are allowed within setbacks, but shall not encroach within public rights-of-way.

Fences, Hedges and Other Screen Devices are allowed within setbacks as prescribed in Section 3.02 (Screening).

Encroachments into Public Right of Ways (ROW)
Encroachments at grade not allowed within a street ROW, alley ROW or across a design site line.

Upper story encroachments on Front and Side Street
require 8' min. of vertical clearance.
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.

E. Building Placement
Setback Line (Distance from ROW/Design Site Line)
Front (Facade Zone) 15' min.; 25' max.

Side Street (Facade Zone)
On Auburn Boulevard 15' min.; 25' max.

On Other Streets 5' min.; 15' max.

Side 5' min.

Rear
Primary Building 15' min.

Adjacent to Existing Residential
Parcel 20' min.

Building Facade
Facade Zone Defined By Building Front St.
7, 8 Side St.9
The total required horizontal length
of building facade shall be placed
within the facade zone.
75% min. 65% min.
7 Not including side setbacks
8 The Courtyard Building type is exept from this standard. 9 Not including front and rear setbacks
Side Street
Front Street (Narrowest Side)
Front Street (Narrowest Side)
Side Street
max.
min.
min.
max.
min.
max.

ROW/ Design Site Line
Building Setback Line
Buildable Area
Acc. Structures Only
Facade Zone
Key
ROW/ Design Site Line
Setback Line
Encroachment Area
Key
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H. Frontages
Allowed Private Frontage Type Standards
Porch Projecting 6.04
Porch Engaged 6.05
Dooryard 6.06
Shopfront3 6.09
Terrace 6.10
See Subsection C (Building Size and Massing) of selected building type for additional standards or refinements. 3 Only allowed in Open Sub-Zone.

G. Parking
Use Type Vehicular
Spaces
1 Bicycle
Spaces
2 Residential Uses
Studio or 1 Bedroom 0.5 min. per unit 1 min. per 2 unit 2 or More Bedrooms 1 min. per unit 1 min. per 2 unit
Senior Housing 0.5 min. per unit -
Non-Residential Uses 1 min. per 400 sf
above first 2,000 sf
1 min. per 10,000
sf, with 2 min.

Vehicular Spaces Setback (from ROW/Design Site Line)
Front 45' min.

Side Street 25' min.

Side 5' min.

Rear 5' min.

Driveway
Curb Cut Width 12' max. with 2' planter
on each side
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.
1 See Subsection 3.04.5 for additional standards
2 See Subsection 3.04.3 for additional standards
Front Street (Narrowest Side)
Side Street
min.
min.
min.
min.

ROW/ Design Site Line
Building Setback Line
Parking Area
Key
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ITEM 15
Agenda Packet Page 211

2.05 T4 Ma in Street (T4MS)
General note: the illustrations above are intended to provide a brief overview of the zone and are descriptive in nature.

B. Sub-Zone(s)
None
A. Intent
A walkable, vibrant district of
medium-to-large footprint, moderate
intensity, mixed-use buildings and
housing choices including Multiplex,
Courtyard Building, Townhouse, Live/
Work, Stacked Flats, and Main Street
Building, supporting neighborhood-
serving and city-serving
ground floor
retail, food and services.

The following are generally appropriate
form elements in the zone:

Detached and Attached Buildings
Medium-to-Large Design Site Width
Medium-to- Large Building Footprint
Small-to-Medium Front Setbacks
Small-to-None Side Setbacks
Up to 3 Stories (up to 4 stories where
indicated on Regulating Plan)
Stoop, Forecourt, Shopfront, Terrace,
and Gallery frontage types
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C. Building Types and Design Site Size
Allowed Building Types
Design Site1
Width
Design Site1
Depth
Standards
Accessory Dwelling
Unit
NA NA 106.42.015
106.42.202
Multiplex 60' min. 110' min. 4.06
Townhouse 18' min.3 100' min. 4.07
Live/Work 25' min.3 100' min. 4.08
150' max.

Courtyard Building 100' min. 110' min. 4.09
Stacked Flat 200' min. 75' min. 4.10
Main Street
Building
25' min. 100' min. 4.11
Each design site shall have only one primary building type. 1 Design Sites of at least 2 acres are required to include civic space and new street(s) per Chapter 7 (Large Site Standards).
2 Standard located in Citrus Heights Municipal Code.
3 Represents one townhouse or Live/Work unit .

D. Building Form
Height
Primary Building
4 Stories 3 max.5
To Highest Top Plate/Eave 40' max. 5
Overall 45' max. 5
D. Building Form (Continued)
Ground Floor Finish Level
Residential 6" min.6,7
Non-Residential 6" max.

Ground Floor Ceiling 14' min.

Upper Floor(s) Ceiling 9' min.

Footprint
Design Site Coverage is max. allowed for building type in Chapter 4 (Building Type Standards)
Depth, Ground-Floor Space 30' min.
8 50' max. distance between entries to ground floor uses.

Loading docks not allowed on front street facades.
4 See Chapter 5 (Massing and Facade Articulation Standards) for refinements to massing and height standards.
5 Where indicated on Regulating Plan, allowed to be 4 stories maximum, 50' maximum to highest top plate/eave, and 55' maximum overall.
6 Common entries may be set at grade in compliance with local and federal accessibility standards.
7 Allowed on side street of design site if at least 60' from front of design site.
8 For habitable/occupiable space only, not including enclosed parking.

ROW LineROW/ Design Site Line
Side Street
Front Street (Narrowest Side)
Interior
Design Site
Corner
Design Site
Interior
Design Site
ROW Line
Key Key
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ITEM 15
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F. Encroachments
Encroachments into Minimum Setbacks
Encroachment Type Front Side St. Side Rear
Private Frontage 5' max. 5' max. 0' max. 5' max.

Stairs12 3' max. 3' max. 5' max. 5' max.

Other Architectural
Features
3' max. 3' max. 5' max. 5' max.

Ramps providing ADA or FHA visitability are allowed within setbacks, but shall not encroach within public rights-of-way.

Fences, Hedges and Other Screen Devices are allowed within setbacks as prescribed in Section 3.02 (Screening).

Encroachments into Public Right of Ways (ROW)
Encroachments at grade not allowed within a street ROW, alley ROW or across a design site line.

Upper story encroachments on Front and Side Street
require 8' min. of vertical clearance.
12 Stairs that are part of a private frontage may encroach into the setback an additional 3' beyond the allowed
encroachment of the private frontage.

E. Building Placement
Setback Line (Distance from ROW/Design Site Line)
Front (Facade Zone)
On Auburn Boulevard 10' min.; 20' max.

On Other Streets 5' min.; 10' max.

Side Street (Facade Zone)
On Auburn Boulevard 10' min.; 20' max.

On Other Streets 5' min.; 10' max.

Side 0' min.

Rear
Primary Building 15' min.

Adjacent to Existing Residential
Parcel 20' min.

Building Facade
Facade Zone Defined By Building Front St.
9, 10 Side St.11
The total required horizontal length
of building facade shall be placed
within the facade zone.
80% min. 70% min.
9 Not including side setbacks
10 The Courtyard Building type is exept from this standard. 11 Not including front and rear setbacks
Side Street
Front Street (Narrowest Side)Front Street (Narrowest Side) Side Street
max.
min.
min.
max.
min.
max.

ROW/ Design Site Line
Building Setback Line
Buildable Area
Acc. Structures Only
Facade Zone
Key
ROW/ Design Site Line
Setback Line
Encroachment Area
Key
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H. Frontages
Allowed Private Frontage Type Standards
Stoop 6.07
Forecourt 6.08
Shopfront 6.09
Terrace 6.10
Gallery 6.11
See Subsection C (Building Size and Massing) of selected building type for additional standards or refinements.

G. Parking
Use Type Vehicular
Spaces
1 Bicycle
Spaces
2 Residential Uses
Studio or 1 Bedroom 0.5 min. per unit 1 min. per 2 unit 2 or More Bedrooms 1 min. per unit 1 min. per 2 unit
Senior Housing 0.5 min. per unit -
Non-Residential Uses 2 max. per 1,000 sf
above first 5,000 sf
1 min. per
10,000 sf, with 2
min.

Vehicular Spaces Setback (from ROW/Design Site Line)
Front 40' min.

Side Street 40' min.

Side 0' min.

Rear 5' min.

Driveway
Curb Cut Width 12' max. with 2' planter
on each side
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.
1 See Subsection 3.04.5 for additional standards
2 See Subsection 3.04.3 for additional standards
Front Street (Narrowest Side)
Side Street
min.
min.
min.
min.

ROW/ Design Site Line
Building Setback Line
Parking Area
Key
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ITEM 15
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Table 2.06.A: Uses
Zones
T4MST4N T4N-O
Residential Uses
Live/Work Unit - P P
Work/Live Unit - P P
Multi-Family Housing in a Mixed-Use Structure P P P
Multi-Unit Dwelling P P P
Duplex P P -
Small Lot Housing Product P P -
Senior Housing P P P
Non-residential uses
Non-residential uses follow standards in the Boulevard Plan.

2.06 Use T able
Uses not listed are not allowed unless the Director determines that the proposed use is similar to a listed use.

Key P = Allowed - = Not Allowed
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ITEM 15
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30 Zones
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3.01 Purp ose
This Chapter provides standards to ensure that new development accomplishes the following:

1. Makes a positive contribution to the development pattern of the area;

2. New or altered structures are compatible with the design and use of existing structures on neighboring properties;

3. Respects the existing conditions of neighboring properties; and

4. Does not adversely affect neighboring properties, with "adversely affect" meaning to impact in a substantial, negative manner the habitability or enjoyability of these properties.

3.02 Scr eening

1. Intent. This Section prescribes 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. Screening 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.

Chapter 3: Gene ral Site Standards
Sections:

3.01 Pu rpose

3.02 Scr eening

3.03 Lan dscaping

3.04 Par king and Loading
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Table 3.02.A: Maximum Screening Height
Zone Item Maximum Height Allowed
Front Side St. Side Rear
T4N 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 Fences
Free Standing Walls
Landscaping
1 3' max.
3' max.
3' max.
3' max.
3' max.
3' max.
10' max.
10' max.

No max.
10' max.
10' max.

No max.
1 Excludes trees

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 in compliance with Section 3.03 (Landscaping).

4. Screening on Retaining Walls. The total height of screens and the retaining walls that they are mounted on or attached to shall not exceed six feet.

5. Mechanical Equipment Screening
A. The following mechanical equipment is exempt from screening:
(1) Free-standing or roof-mounted solar equipment; and
(2) Vents less than two feet in height.

B. For new installation or relocation of existing mechanical equipment, the equipment shall be screened.
(1) Roof-Mounted Equipment. Building parapets or other architectural elements in the building’s architectural style 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
(a) 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:
(b) Equipment not allowed between front or side street facades and the street; and (a) All screen devices shall be as high as the highest point of the equipment being screened.

Equipment and screening shall be in compliance with the setbacks of the zone; screening 32 General Site Standards
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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 meet standards in Citrus Heights Municipal Code Section 106.30.050 (Fences and Walls) .

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.

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.

3.03 Lan dscaping

1. Intent. This Section prescribes landscaping 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 requiring the landscaping. Standards for landscaping in parking and loading areas shall be in combination with Section 3.04 (Parking and Loading).

3. Design Standards
A. Allowed landscaping materials are as follows:
(1) Shrubs, of at least one-gallon size;
(2) Ground cover; and
(3) 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 required landscaping area. (4) Street trees, of at least 15-gallon size and double-staked, planted between the curb and the back of the sidewalk;
B. Species Selection. Native and drought tolerant species are required to increase native plants and pollinator species.

C. Existing Vegetation. Mature on-site trees shall be incorporated into the landscaping.

D. 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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3.04 Par king 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 of walkable environments; 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. On-site parking. On-site parking is allowed in all zones subject to the standards in this Section .

3. Bicycle Parking Standards
A. Number of Bicycle Parking Spaces and Standards. Bicycle parking shall be provided in compliance with the standards of the zone.

4. General Vehicular Parking Standards
A. Sharing of On-Site Parking. Sharing of parking between different uses and developments is allowed.

B. Sharing of Non-Residential Parking Required. If on-site parking spaces for non-residential uses are provided, such spaces shall be made available for use by the general public during at least one of the following time periods:
(1) Monday through Friday, 8 AM to 5 PM; or
(2) Monday through Friday, 5 PM to 11 PM and all day on Saturdays and Sunday.

C. Larger Vehicle Parking
(1) Trucks, tractors or tractor-trailers having a capacity of more than a one-and-one-half-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, vehicle trailers allowed in conjunction with an approved home occupation (one per home occupation), and recreational vehicles, utilized for personal or business use, are excluded from the provisions of this Subsection.

D. Storage of Unregistered or Inoperable Motor Vehicles. Automotive vehicles, trailers, or vehicles of any kind or type, requiring licenses, but without current license plates or inoperable, shall only be parked within completely enclosed buildings.

E. Cargo or Freight Container. Portable cargo or freight storage containers in any zone for purposes of loading or unloading, may be parked or stored on-premise for a period not to exceed 10 days in any one calendar year.

5. Number of Motor Vehicle Parking Spaces Required
A. Required Spaces. The minimum number of parking spaces required is listed in Subsection G (Parking) of the zone. For any use not listed in that Subsection, parking shall not exceed a ratio 34 General Site Standards
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equivalent to the average peak parking occupancy rate for the most comparable use in the Institute of Transportation Engineers Parking Generation Manual.

B. Required Number of Parking Spaces. When calculating the required number of parking spaces, numbers shall be rounded down to the closest whole number.

C. Exception in the Event of Changes of Use or Alterations to Existing Buildings or Structures. If an existing building or structure is altered or existing land uses are changed, the existing number of parking spaces on a property may be retained, even if the resulting building, structure or land use would ordinarily be subject to a lower maximum parking allowance.

6. Electric Vehicle Charging. Electric vehicle charging facilities shall be provided in compliance with the Citrus Heights Municipal Code Chapter 18, Article XVIII (Electrical Vehicle Charging Station Permits).

7. Traffic-Reducing Parking Standards
A. Carshare Parking Spaces
(1) Carshare parking spaces shall be provided in the amounts specified in Table A (Required Carshare Parking Spaces).

Table 3.04.A: Required Carshare Parking Spaces
Residential Uses Carshare Parking Spaces Required
0-49 units None
50-100 units 1
101 or more units 2 + 1 per additional 200 units
Office/Research & Development Uses Carshare Parking Spaces Required ≤ 10,000 sf None
> 10,000 sf 1/10,000 sf
(2) The required carshare space(s) shall be made available, at no cost, to a carshare service for purposes of providing carshare services to its members. At the election of the property owner, the carshare spaces may be provided:
(a) On the design site; or
(b) On another off-street site within 1,000 feet of the design site. (3) Required carshare space or spaces shall be designed in a manner that will make the spaces accessible to non-resident subscribers from outside the building as well as building residents. (4) Prior to approval of the Building or Site Permit for a building subject to the carshare standard, a Notice of Special Restriction on the property shall be recorded indicating the nature of standards of this Subsection and identifying the minimum number and location of the required carshare parking spaces. The form of the notice and the location or locations of the carshare parking spaces shall be approved by Citrus Heights.
(5) If it is demonstrated to the satisfaction of Citrus Heights that no carshare service can make use of the dedicated carshare parking spaces, the spaces may be occupied by non-carshare vehicles; provided, however, that upon 90 days of advance written notice to the property owner from a carshare service, the property owner shall terminate any non-carsharing leases for such spaces and shall make the spaces available to the carshare service for its use of such spaces.

B. Carpool Spaces. If parking is provided at a development, parking spaces reserved for use by carpool/vanpool vehicles shall be designated in preferred locations (include, but are not limited to 35 General Site Standards
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closest to building entries). The locations of these spaces shall be approved by Citrus Heights. The minimum number of carpool spaces required is listed in Table B (Required Carpool Parking Spaces).

Table 3.04.B: Required Carpool Parking Spaces
Use Carpool Parking Spaces Required
Office/Research & Deve lopment
≤ 40 parking spaces None
> 40 parking spaces 10% of the total number of spaces
All other uses None
C. Parking Costs Unbundled from the Cost of Other Goods and Services (1) Residential Uses. All off-street parking spaces accessory to residential uses in structures of four dwellings or more shall be leased or sold separately from the rental or purchase fees for dwellings for the life of the dwellings, such that potential renters or buyers have the option of renting or buying a residential unit at a price lower than would be the case if there were a single price for both the residential unit and the parking space. Renters or buyers of on-site inclusionary affordable units shall have an equal opportunity to rent or buy a parking space on the same terms and conditions as offered to renters or buyers of ot her dw ellings. (2) Non-Residential Uses. All off-street parking spaces accessory to non-residential uses shall be leased or sold separately from the rental or purchase fees for non-residential building space for the life of the building, such that potential renters or buyers have the option of renting or buying building space at a price lower than would be the case if there were a single price for both the building space and the parking space.
(3) Exception. Off-street parking spaces accessory to retail uses are not required to be leased or sold separately from retail space and may be offered to shoppers and other visitors free of charge for stays of up to two hours.

8. Parking Spaces, Design and Layout
A. Access. On-site parking areas shall be accessed per the following:
(1) On-site parking shall be designed with an appropriate means of vehicular access to a street or to an alley to cause the least interference with traffic flow. (2) Ingress to and egress from parking spaces shall be from an on-site aisle or driveway, directly from a driveway from the front, side street, public alley, or rear lane. (3) On-site loading space(s) is not required.

B. Driveways
(1) 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 motion of the vehicle; and (b) Driveway access to and from developments of three or more dwelling units onto public streets shall be by forward motion of the vehicle.
(2) Driveways shall extend to and include the area between the design site line and the edge of the street pavement.
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(3) The design and construction of all on-site parking access drives shall meet Citrus Heights Municipal Code Chapter 106.36 (Parking and Loading) .

C. 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.

D. Materials
(1) All on-site parking areas and driveways shall be surfaced with materials in compliance with Citrus Heights Municipal Code Chapter 106.36 (Parking and Loading) . (2) The use of pervious or semi-pervious parking area surfacing materials, include, but are not limited to gravel, crushed granite, “grasscrete,” or recycled materials including, but not limited to glass, rubber, used asphalt, brick, block and concrete, is subject to approval by the Director and City Engineer.

E. Landscaping. The landscaping standards identified in Table C (Required Parking Lot Landscaping) shall be applied with the standards of Section 3.02 (Screening) and Section 3.03 (Landscaping). (1) Parking and loading areas shall be screened from adjacent residential zones by a six foot wall, fence, or evergreen.
(2) Screening is not required when parking area(s) is adjacent to an alley. (3) Landscaping areas shall accommodate stormwater management features per Citrus Heights Municipal Code Chapter 106.34 (Landscaping Standards) . (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.

F. Location
(1) Location of on-site parking is regulated by the required setbacks in Subsection G (Parking) of the zone and the following:
(a) Parking lots with 11-20 spaces shall be separated at least by 5 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.
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Table 3.04.C: Required Parking Lot Landscaping
Number of Parking Spaces Percent of Gross Parking Area Required to be Landscaped 10 or fewer None
11 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 High branching, broad headed, shading form 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.

G. Size of Parking Lot. Parking lots larger than one-quarter of an acre in size shall be broken down into smaller parking areas with planted landscape areas with a minimum width of 15 feet between them to minimize the perceived scale of the total field of stalls.

H. Tandem Parking. Tandem parking is allowed in all zones for all uses. 38 General Site Standards
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4.01 Purp ose
This Chapter provides the standards for the 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.

4.02 Buil ding Types

1. Building types are used to articulate size, scale, and intensity according to the zone(s) in which each type is allowed.

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 each zone. The design site size standard identifies the range of design site sizes on which the given building type is allowed to be built A. More than one building type is allowed on a parcel that identifies proposed multiple design site lines that meet the standards of this Section. See Figure 4.02.1 (Example of Multiple Design Sites on One Parcel).

3. On-site open space. The standards identify only 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.

4. Individual designs may vary from the diagrams for each building type in compliance with the standards of this Chapter and Chapter 5 (Massing and Facade Articulation Standards).

5. Accessory structures and accessory dwelling units are allowed in compliance with Citrus Heights Municipal Code Sections 106.42.105 and 106.42.20.

Chapter 4: Bui lding Type Standards
Sections:

4.01 Pu rpose

4.02 Buildin g Types

4.03 Ove rview of Building Types

4.04 Dup lex Stacked

4.05 Tr iplex/Fourplex

4.06 Mu ltiplex

4.07 To wnhouse

4.08 Li ve/Work

4.09 Cou rtyard Building

4.10 Sta cked Flats

4.11 Main S treet Building
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Figure 4.02.1: Example of Multiple Design Sites on One Parcel Front Street
Side Street
One parcel
Front Street
Side Street
One parcel proposed for three design sites
Front Street
Side Street
One parcel with three resulting primary buildings
and accessory structures in compliance with all
required setbacks. Individual design sites are not
required to be recorded as new parcels.

Key
Parcel Line
Design Site Line
Primary Building Type
Accessory Structure
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Table 4.03.A: Building Types Overview
Building Type Zones
T4N T4N-O T4MS
Duplex Stacked (4.04) A small-to-medium-
sized detached building with small-to-medium
setbacks and a rear yard. 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.

A A -
Triplex/Fourplex (4.05) A small-to-medium-sized
detached building that consists of 3 to 4 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.

A A -
Multiplex (4.06). A medium-to-large-sized
detached building that consists of 5 to 18 side-
by-side and/or stacked units, typically with one
shared entry. The type is scaled to fit within
moderate-intensity neighborhoods.

A A A
Townhouse (4.07). A small-to-large-sized,
typically attached building with a rear yard.

Each Townhouse consists of 1 unit. The type is
typically located within moderate-to-high intensity
neighborhoods or, on or near a neighborhood
main street.

A A A

4.03 Ove rview of Building Types
Table 4.03.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 by the zone.

Key A = Allowed - = Not Allowed
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Table 4.03.A: Building Types Overview (Continued)
Building Type Zones
T4N T4N-O T4MS
Live/Work Building (4.08). A small-to-medium-
sized attached or detached structure that consists
of one dwelling unit above and/or behind a flexible
ground floor space that can be used for service,
retail, or artisan uses, as allowed by the zone. Both
the ground-floor flex space and the unit above
are owned by one entity. This type is typically
located within medium-intensity neighborhoods
or near or on a neighborhood main street. This
type is especially appropriate for incubating
neighborhood-serving retail and service uses.
- A A
Courtyard Building (4.09). A detached or
attached 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.

A A A
Stacked Flats (4.10). A medium- to large-sized
structure that consists of multiple dwelling units.

Each unit may have its own individual entry, or may
share a common entry. This Type is appropriately
scaled to fit adjacent to neighborhood serving
main streets and walkable urban neighborhoods.

This Building Type may include a courtyard.
- - A
Main Street Building (4.11). A small-to-large-sized
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.
- - A
Key A = Allowed - = Not Allowed
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4.04 Dup lex Stacked
Example of Duplex Stacked.

Example of Duplex Stacked.

Example of Duplex Stacked.

A. Description
A small-to-medium-sized detached building with small-to- medium setbacks and a rear yard. 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.

B. Number of Units
Units per Building 2 max.

Buildings per Design Site 1 max.

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BUILDING TYPE: DUPLEX, STACKEDBUILDING TYPE: DUPLEX, STACKED D. Pedestrian Access
Main Entrance Location Front Street 3
Each unit shall have an entry facing the street on, or within 15' of the front facade.
3 On corner design sites, each unit shall front a different street.

E. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection G (Parking) of the zone.

F. Open Space
Common Open Space
4 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.
4 None required if building within 800 ft. of public open space.

C. Building Size and Massing
Height
Max. Number of Stories 2.5
Main Body
1 Width 36' max.

Depth 40' max.

Wing(s)1,2
Width 15' max.

Depth 24' max.
1 In compliance with the setbacks of the zone
2 Shall be offset from main body by 5' min. and height is limited to 1.5 stories and 18' to Highest Top Plate/Eave Front Street Front Street
Side Street
Alley access required if alley exists Alley access required if alley exists Side Street
ROW / Design Site Line
Building Setback Line
Building
Accessory Unit
Key
ROW / Design Site Line
Building Setback Line
Frontage
Common Open Space
Key
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4.05 Tri plex/Fourplex
Example of Fourplex.

Example of Triplex.

Example of Fourplex.

A. Description
A small-to-medium-sized detached building that consists of 3 to 4 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.

B. Number of Units
Units per Building 3 min.; 4 max.

Buildings per Design Site 1 max.

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BUILDING TYPE: MULTIPLEX SMALLBUILDING TYPE: MULTIPLEX SMALL D. Pedestrian Access
Main Entrance Location Front street
Each unit may have an individual entry.

E. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection G (Parking) of the zone.

F. Open Space1
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 required if building within 800 ft. of public open space.

C. Building Size and Massing
Height
Max. Number of Stories 2.5
Main Body
1 Width 48' max.

Depth 48' max.

Wing(s)1,2
Width 15' max.

Depth 20' max.
1 In compliance with the setbacks of the zone
2 Shall be offset from main body by 5' min. and height is limited to 1.5 stories and 18' to Highest Top Plate/Eave ROW / Design Site Line
Building Setback Line
Building
Key
Front Street Front Street
Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists ROW / Design Site Line
Building Setback Line
Frontage
Common Open Space
Key
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4.06 Mult iplex
Example of Multiplex
Example of Multiplex
Example of Multiplex
A. Description
A medium-to-large-sized detached building that consists of 5 to 18 side-by-side and/or stacked units, typically with one shared entry. The type is scaled to fit within moderate- intensity neighborhoods.

B. Number of Units
Units per Building 5 min.; 18 max.

Buildings per Design Site 1 max.

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BUILDING TYPE: MULTIPLEX LARGE
At smaller scale (1"=50', others are 1"=40')
BUILDING TYPE: MULTIPLEX LARGE
At smaller scale (1"=50', others are 1"=40')
D. 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 site s, units in a wing may enter from the side street.

E. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection G (Parking) of the zone.

Parking may be covered or uncovered.

F. Open Space
Common or private open space is not required.

C. Building Size and Massing
Height
Max. Number of Stories 3
Main Body
1 Width 60' max.

Depth 60' max.

Wing(s)1,2
Width 24' max.

Depth 40' max.

Separation between Wings 15' min.

Offset from Main Body 5' min.
1 In compliance with the setbacks of the zone
2 Height is limited to 2 stories and 10' less than height of the main body's Highest Top Plate/Eave .

Front Street Front Street
Side Street
Side Street
Alley access required if alley exists Alley access required if alley exists ROW / Design Site Line
Building Setback Line
Building
Key
ROW / Design Site Line
Building Setback Line
Frontage
Key
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4.07 Tow nhouse
Example of Townhouse
Example of Townhouse
Example of Townhouse
A. Description
A small-to-large-sized, typically attached building with a rear yard. Each Townhouse consists of 1 unit. The type is typically located within moderate-to-high intensity neighborhoods or on or near a neighborhood main street.

B. Number of Units
T4N T4MS
Units per Building 1 max.
4 3 max.

Buildings per Design Site 1 max. 1 max.

Buildings per Run of
Attached Townhouses
2 min.;
5 max.
4 min.;
8 max.
4 In Open Sub-Zone and in T4MS, each Townhouse may be
divided vertically into up to three units.

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BUILDING TYPE: TOWNHOUSEBUILDING TYPE: TOWNHOUSE D. Pedestrian Access Main Entrance Location Front Street
Each unit shall have an individual entry facing a street.

E. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection G (Parking) of the zone.

Parking may be covered or uncovered.

F. Open Space
Private Open Space
Width 8' min.

Depth 8' 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.

C. Building Size and Massing
Height T4N T4MS
Max. Number of Stories 2 3
Main Body1
Width per Building 18' min.;
25' max.
18' min.;
25' max.

Depth per Building 48' max. 48' max.

Width per Run of
Attached Townhouses
100 ' max 150 ' max
Wing(s)2
Width 14' max. 14' max.

Depth 20' max. 20' max.

Facades shall be designed in compliance with Chapter 5
(Massing and Facade Articulation Standards) .
1 In compliance with the setbacks of the zone
2 Height is limited to 2 stories and 10' less than height of the main body's Highest Top Plate/Eave .

Front Street
Alley access required if alley exists
Front Street
Alley access required if alley exists
ROW / Design Site Line
Building Setback Line
Building
Accessory Unit
Key
ROW / Design Site Line
Building Setback Line
Frontage
Private Open Space
Key
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4.08 Liv e/Work
Example of Live/Work
Example of Live/Work
Example of Live/Work
General Note: Photos on this page are illustrative, not regulatory.

A. Description
A small-to-medium-sized attached or detached structure
that consists of one dwelling unit above and/or behind a flexible ground floor space that can be used for service, retail, or artisan uses, as allowed by the zone. Both the ground-floor flex space and the unit above are owned by one entity. This type is typically located within medium- intensity neighborhoods or near or on a neighborhood main street. This type is especially appropriate for incubating neighborhood-serving retail and service uses.

B. Number of Units
T4N T4MS
Units per Building 1 max. 1 max.

Buildings per Design Site 1 max. 1 max.

Buildings per Run of
Attached Live/Work
2 min.;
5 max.
4 min.;
8 max.
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BUILDING TYPE: LIVE/WORKBUILDING TYPE: LIVE/WORK
D. Pedestrian Access
Main Entrance Location Front Street
Ground-floor space and upper unit shall have separate
entries.

E. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection G (Parking) of the zone.

Parking may be covered or uncovered.

7. Open Space
Private Open Space
Width 15' min.

Depth 15' 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.

C. Building Size and Massing
Height T4N T4MS
Max. Number of Stories 3 3
Main Body1 T4N T4MS
Width per Building 18 ' min.;
30 ' max.
18 ' min.;
30' max.

Depth per Building 48' max. 48' max.

Width per Run of
Attached Live/Work
100 ' max 150 ' max
Wing(s)
Not Allowed
Facades shall be designed in compliance with Chapter 5
(Massing and Facade Articulation Standards) .
1 In compliance with the setbacks of the zone
Front Street
Alley access required if alley exists
Front Street
Alley access required if alley exists
ROW / Design Site Line
Building Setback Line
Building
Key
ROW / Design Site Line
Building Setback Line
Frontage
Private Open Space
Key
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4.09 Cour tyard Building
Example of Courtyard Building.

A. Description
A detached or attached 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.

B. Number of Units
T4N T4MS
Units per Building Unrestricted
1 Unrestricted 1
Buildings per Design Site 2 max. 2 max.
1 Number of units restricted by UBC and UFC standards.

General Note: Photos on this page are illustrative, not regulatory.

Example of Courtyard Building.

Example of Courtyard Building.
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BUILDING TYPE: COURTYARD APARTMENT, NeighborhoodBUILDING TYPE: COURTYARD APARTMENT, Neighborhood D. 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.

E. Vehicle Access and Parking
Driveway and parking location shall comply
with standards in Subsection G (Parking) of the
zone.

Parking may be covered or uncovered.

F. Open Space
Common Open Space
Width 25' min.

Depth 60' min.

Courtyard(s) shall be accessible from the front street.

Building shall define at least three walls 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.

C. Building Size and Massing
Height T4N T4MS
Max. Number of Stories 3 3 (4 in height
overlay)
Main Body
1 Width 100' max. 120' min.; 160' max
Depth 100' max. 120' min.; 140' max
Wing(s)
Not Allowed
Facades shall be designed in compliance with Chapter 5
(Massing and Facade Articulation Standards) .
1 In compliance with the setbacks of the zone
Front Street Front Street
Alley access required if alley existsAlley access required if alley exists 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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4.10 Sta cked Flats
Example of Stacked Flats
Example of Stacked Flats
Example of Stacked Flats
A. Description
The Stacked Flats Building Type is a medium- to large-sized structure that consists of multiple dwelling units. Each unit may have its own individual entry, or may share a common entry. This Type is appropriately scaled to fit adjacent to neighborhood serving main streets and walkable urban
neighborhoods. This Building Type may include a courtyard.

B. Number of Units
Units per Building Unrestricted
1 Buildings per Design Site 1 max.
1 Number of units restricted by UBC and UFC standards.

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STACKED FLATSSTACKED FLATS
D. Pedestrian Access
Upper floor units shall be accessed by a common entry
along the front street.

Ground floor units may have individual entries along the front street, side street, or courtyard.

E. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection G (Parking) of the zone.

F. Open Space
Common or private open space is not required.

C. Building Size and Massing
Height
Max. Number of Stories 3 (4 in height overlay)
Min. Number of Stories 2
Main Body
2 Width 200' max.

Depth 75' max.

Wing(s)
Not Allowed
Facades shall be designed in compliance with Chapter 5
(Massing and Facade Articulation Standards) .
2 In compliance with the setbacks of the zone
Front Street Front Street
Alley access required if alley existsAlley access required if alley exists ROW / Design Site Line
Building Setback Line
Frontage
Parking on ground level
Key
ROW / Design Site Line
Building Setback Line
Building
Key
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4.11 Main S treet Building
Example of Main Street Building.

Example of Main Street Building.

Example of Main Street Building.

A. Description
A small-to-large-sized 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.

B. Number of Units
Units per Building Unrestricted
1 Buildings per Design Site 1 max.
1 Number of units restricted by UBC and UFC standards.

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BUILDING TYPE: MIXED-USEBUILDING TYPE: MIXED-USE
D. Pedestrian Access
Upper floor units shall be accessed by a common entry
along the front street.

Ground floor units may have individual entries along the front street, or side street.

E. Vehicle Access and Parking
Driveway and parking location shall comply with
standards in Subsection G (Parking) of the zone.

Parking may be covered or uncovered.

F. Open Space
Common or private open space is not required.

C. Building Size and Massing
Height
Max. Number of Stories 3 (4 in height overlay)
Main Body
2 Width 100' min.; 200' max
Depth 90' min.; 240' max
Wing(s)
Not Allowed
Facades shall be designed in compliance with Chapter 5
(Massing and Facade Articulation Standards) .
2 In compliance with the setbacks of the zone
Front Street Front Street
Side Street
Side Street
Alley access required if alley existsAlley access required if alley exists ROW / Design Site Line
Building Setback Line
Frontage
Key
ROW / Design Site Line
Building Setback Line
Building
Key
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ITEM 15
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5.01 Purp ose
This Chapter provides standards intended to promote a pedestrian-scaled built environment by reducing the perceived mass of large buildings while allowing for creativity and innovation.

5.02 Ove rview of Façade and Design Standards
Table 05.02.A (Massing and Facade Articulation Standards Overview) provides an overview of the standards.

Chapter 5: Mas sing and Facade Articulation
Standards
Sections:

5.01 Pu rpose

5.02 Ove rview of Façade and Design Standards

5.03 Mas sing and Composition

5.03 Mas sing and Composition

5.04 Tri partite Facade Articulation

5.05 Arc hitectural Recession(s)

5.06 Wind ows and Openings

5.07 Cor ner Element
Table 5.02.A: Massing and Facade Articulation Standards Overview Standard
Building Length1
< 75' 75' to <100' 100'to <150' ≥150'

5.03 (Massing and Composition) N R R R

5.04 (Tripartite Facade Articulation) N R R R

5.05 (Architectural Recession(s)) N N R R

5.06 (Windows and Openings) N N R R

5.07 (Corner Elements) - - - A
1 Building length includes main body and wings, as measured along street or civic space.

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Elevation
Elevation
Elevation
Elevation
Elevation
Elevation
Elevation
Elevation

5.03 Mas sing and Composition5.03 Mas sing and Composition 3, 5, 7-bay facade
composition
Symmetric facade
composition
Asymmetric facade
composition
A. Description
Standards for the articulation of building facades to maintain the visual quality of Auburn Boulevard, and to ensure that new development is harmonious in scale with existing development.

B. Applicability
Buildings ≥75' lon g
C. Standards / General Character
New facades and facade modifications along a street or civic space shall be designed to appear as multiple buildings no greater than 75' in length and not repeating the same massing and composition.

Building facades shall be arranged in an orderly composition of window bays/ openings based on prevalent patterns of 3, 5 or 7 bays.

Facades shall be designed in an orderly symmetrical or asymmetrical composition.

The pattern shall be visually expressed through the spacing of openings, physical recesses, projections or other techniques.

The pattern may include the ground floor and its mezzanine.

Figure 5.03.A: Diagram of Massing and Composition
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@Bc to clean up

5.04 Trip artite Facade Articulation
A. Description
This Section prescribes standards for the articulation of building facades to maintain the visual quality of Auburn Boulevard.

For new building facades, tripartite articulation is required, which is a method of visually organizing a building facade into three sections: a base, a middle and a top.

B. Applicability
Buildings ≥75' lon g
C. Standards / General Character
Combinations of colors, materials, and massing may be used to visually express a base, middle, and top.

New facades and facade modifications along a street or civic space shall be designed to visually express a base, middle, and top:

Building Base. The base shall be a minimum of one story in height. For buildings taller than 3 stories the base may be up to 2-stories tall.

Building Middle. The middle shall be a minimum of one-story in height.

Building Top. The top may include multiple stories including building stepbacks but should not exceed the height of the building's middle. Parapets, cornices and entablatures may be used to articulate the top.

General Note: Photos on this page are illustrative, not regulatory.

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5.05 Arc hitectural Recession(s)
A. Description
New facades and renovations along a street or civic space shall be designed to modulate the apparent size and scale of a building by recessing a portion(s) of the facade. Recessions shall be articulated using one or more frontage types to create a semi-public space, such as a forecourt or dooryard.

B. Applicability
Buildings ≥100' lon g
C. Standards / General Character
Frequency Minimum one recession every 75' in facade length Width 10' min.

Depth 10' min.

If ground floor is recessed, recession shall extend from ground to sky General Note: Photos on this page are illustrative, not regulatory.

Figure 5.05.A: Diagram of Architectural Recessions
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Elevation
Plan
Elevation
Plan
Chamfer profile bay
window
Square profile bay
window

5.06 Wind ows and Openings
A. Description
This Section describes standards for the composition of window bays and openings to maintain the visual quality of Auburn Boulevard.

B. Applicability
Buildings ≥100' lon g
C. Standards / General Character
New facades and facade modifications shall be designed to include an orderly composition of window bays and openings.

All building facades shall be designed to include square- or vertically-oriented windows and openings, including groupings of windows and openings, coordinated with the building facade composition as per Section 5.03 (Massing and Composition).

Location of balconies when used should be coordinated with windows and doors on the facade, and with the composition of bays on the building facade.

Buildings at least 100' in length along the street are required to include projected or recessed window bays.

Bay windows shall have either a square or a chamfer profile.

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Square-profile
corner element
Elevation
Plan
Elevation
Plan
Octagon-profile
corner element
Elevation
Plan
Chamfered-profile
corner element

5.07 Cor ner Element
Figure 5.07.A: Diagram of a Corner Element
A. Description
New facades and renovations on corner lots shall include a corner element to give visual importance to corner and further shape the public realm.

B. Applicability
Allowed on corner buildings ≥150' long
C. Standards / General Character
Footprint 10' x 10' min.

Projection from facade 3' min.

Top story height 14' max.1
1 Corner element may exceed maximum height allowed by the zone by up to 10' when the highest story on the building is at the maximum height allowed by the zone.

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6.01 Purp ose
This Chapter provides the standards for frontages. Frontages are the components of a building that provide the transition and interface between the public realm (street and sidewalk) and the private realm (yard or building).

6.02 Fro ntage Types

1. The names of the 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 including, but not limited to a restaurant or office, as allowed by the zone.

2. Each building is required to include at least one frontage type along the front street or adjacent civic space. Buildings with entries along a side street are required to include at least one frontage type on those facades.

3. Frontage types not listed in Subsection H (Frontages) of the zone are not allowed in that zone.

4. Each building may have multiple frontage types in compliance with the allowed types in Subsection H (Frontages) of the zone.

5. Each frontage type shall be located in compliance with the facade zone per Subsection E (Building Placement) of the zone.

6. Standards are stated for the front and side street facades of a design site.

Chapter 6: Fro ntage Type Standards
Sections:

6.01 Pu rpose

6.02 Fron tage Types

6.03 Ove rview of Frontage Types

6.04 Porc h - Projecting

6.05 Porc h - Engaged

6.06 Doo ryard

6.07 Sto op

6.08 Fo recourt

6.09 Sho pfront

6.10 Terrace

6.11 Ga ller y
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Table 6.03.A: Frontage Types Overview
Frontage Type Section Zones
T4N T4N-O T4MS

6.04 Porch - Projecting. The main facade 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.

A A -

6.05 Porch - Engaged. A portion of the main facade
of the building is set back from the front design
site line to create an area for a covered structure
that projects from the facade 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.

A A -

6.06 Dooryard. The main facade 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
facade. Each Dooryard is separated from adjacent
Dooryards. The Dooryard may be raised or at
grade.

A A A

6.07 Stoop. The main facade 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.
- - A
Key A = Allowed - = Not Allowed

6.03 Ove rview of Frontage Types
Table 6.03.A (Frontage Types Overview) provides a summary of the allowed frontage types in each zone. See referenced section(s) for standards.
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Table x.07.030.A: Frontage Types Overview (Continued)
Frontage Type Section Zones
T4N T4N-O T4MS

6.08 Forecourt. The main facade 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 or shared
garden space for housing, or as an additional
shopping or restaurant seating area within retail
and service areas.

A A A

6.09 Shopfront. The main facade 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 and may include an
awning that overlaps the sidewalk.
- A A

6.10 Terrace. The main facade is at or near the front
design site line with steps leading to an elevated
area providing pedestrian circulation along the
facade. The type is used for retail, service, office
uses, or housing to provide outdoor areas along
the sidewalk and/or to accommodate an existing
or intended grade change.

A A A

6.11 Gallery. The main facade of the building is
setback from the front design site line and an
at-grade covered structure, typically 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.
- - A
Key A = Allowed - = Not Allowed
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6.04 Por ch - Projecting
Example of a Projecting Porch.

Example of a Projecting Porch.

Example of a glassed-in Projecting Porch.

A. Description
The main facade 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.

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B. Size
Width, Clear 15' min.

Depth, Clear 8' min.

Height, Clear 8' min.

Stories 2 stories max.

Finish Level above Sidewalk 12" min.

Pedestrian Access 3' wide min.

Distance between Porch and
Sidewalk
6' min.

Depth 15' min.

Distance between Porch Columns 1
Setback SetbackROW ROWStreet Street
C. Miscellaneous
Porch shall be open on three sides and have a roof. Clear glass may be installed between the porch columns.

Porches are allowed to encroach into front and side street setbacks for the full depth of the Porch.

Ramps are required to be integrated along the side of the building to connect with the Porch.

ROW / Design Site Line Setback Line
Key
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6.05 Por ch - Engaged
Example of an Engaged Porch.

Example of an Engaged Porch.

Example of an Engaged Porch.

A. Description
A portion of the main facade of the building is set back from the front design site line to create an area for a covered structure that projects from the facade 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
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ROW ROWStreet Street
B. Size
Width, Clear 8' min.

Depth, Clear 8' min.

Height, Clear 8' min.

Stories 2 stories max.

Finish Level above Sidewalk 12" min.

Pedestrian Access 3' wide min.

Distance between Porch and
Sidewalk
6' min.

Distance between Porch Columns 1
C. Miscellaneous
Up to 20% of the building facade and porch(es) may project into the front setback line for the zone.

Porch shall be open on two sides and have a roof. Clear glass maybe installed between the porch columns.

Porches are allowed to encroach into front and side street setbacks for the full depth of the Porch.

Ramps are required to be integrated along the side of the building to connect with the Porch.

Setback Setback
ROW / Design Site Line Setback Line
Key
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6.06 Door yard
Example of a residential Dooryard.

Example of a commercial Dooryard.

Example of a residential Dooryard.

A. Description
The main facade 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 facade. Each Dooryard is separated from adjacent
Dooryards. The Dooryard may be raised or at grade.

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ROW ROWStreet Street
B. 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
36" max.

C. Miscellaneous
For live/work, retail, service, and restaurant uses, the Shopfront Frontage Type may be applied.

Each Dooryard shall provide access to only one ground floor entry.

Ramps are required to be integrated along the side of the building to connect with the Dooryard.

Setback Setback
ROW / Design Site Line Setback Line
Key
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6.07 Stoo p
Example of a Stoop with paired entries.

Example of a Stoop.

Example of a Stoop.

A. Description
The main facade 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.

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ROW ROWStreet Street
B. 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 12' max.

C. Miscellaneous
Stairs may be perpendicular or parallel to the building facade.

Entry doors shall be covered or recessed to provide shelter from the elements.

Gates are not allowed.

All doors shall face the street.

Ramps are required to be integrated along the side of the building to connect with the Stoop.

Setback Setback
ROW / Design Site Line Setback Line
Key
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6.08 Fore court
Example of a Forecourt.

Example of a Forecourt.

Example of a Forecourt.

A. Description
The main facade 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 or shared garden space for housing, or as an additional shopping or restaurant seating area within retail and service areas.

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ROWROW StreetStreet
B. Size
Width, Clear 15' min.

Depth, Clear 15' min.

Ratio, Height to Width 2:1 max.

Height from Sidewalk 12" max. above
sidewalk
Gallery frontages, awnings,
balconies and porches may
encroach into forecourt on all
sides.

Max. 1/2 width of
forecourt
C. Miscellaneous
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 and user comfort.

Ramps are required to be integrated along the side of the building to connect with the Forecourt.
width (w)
h<2w
height (h)
Setback Setback
ROW / Design Site Line Setback Line
Key
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6.09 Shopfr ont
Example of Shopfronts.

Example of a Shopfront.

Example of a Shopfront.

A. Description
The main facade 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 and may include an awning that overlaps the sidewalk.

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ROW/Setback ROW/SetbackStreet Street
B. 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.

C. Awning
Depth 5' min.

Setback from Curb 2' min.

Height, Clear 8' min.

D. Miscellaneous
Residential types of windows are not allowed.

Rounded and hooped awning are not allowed.

Decorative accordion-style doors/windows or other
operable windows that allow the space to open to the street.

Ramps are required to be integrated along the side of the building to connect with the Shopfront.

ROW / Design Site Line Setback Line
Key
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6.10 Terr ace
Example of a Terrace with low-wall seating.

Example of a Terrace.

Example of a residential Terrace along a courtyard.

A. Description
The main facade is at or near the front design site line with steps leading to an elevated area providing pedestrian
circulation along the facade. The type is used for retail, service or office uses or having to provide outdoor areas along the sidewalk and housing or to accommodate an
existing or intended grade change.

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ROW ROWStreet Street
B. Size
Depth of Terrace 8' min. residential
12' min. non-
residential
Finish Level above Sidewalk 24" max.

Distance between Stairs 25' max.

C. Miscellaneous
These standards may be used in combination with another frontage type, such as the Shopfront Frontage Type .

May be utilized to group several entries at a common
elevation in compliance with the zones' ground floor finish level standards.

Ramps are required to be integrated along the side of the building to connect with the Terrace.

Setback Setback
ROW / Design Site Line Setback Line
Key
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6.11 Gallery
A deep one-story Gallery providing covered outdoor dining.

Example of a Gallery with shopfronts.

A two-story Gallery with an uncovered second story.

A. Description
The main facade of the building is setback from the
front design site line and an at-grade covered structure, typically 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.

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B. 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)
C. Miscellaneous
Galleries shall also follow the standards for the Shopfront Frontage Type.

Habitable space
Galleries shall have a consistent depth.

Galleries are allowed to project over the sidewalk in the public right-of-way.

The second story of the Gallery may be covered.

Ramps are required to be integrated along the side of the building to connect with the Gallery.

ROW / Design Site Line Setback Line
Key
Sidewalk Sidewalk
Setback SetbackROW ROW
Street Street
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ITEM 15
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7.01 Purp ose
This Chapter establishes standards to create walkable neighborhoods.

1. Development subject to this Chapter is required to create and reinforce 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 Section 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. Reduce vehicle traffic and support transit by providing for a mixture of land uses, highly interconnected block and street 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 Citrus Heights and build upon the local context, climate, and history; and
H. Realize development based on the patterns of existing walkable neighborhoods.

Chapter 7: Lar ge Site Standards
Sections:

7.01 Pur pose

7.02 Gen eral to Walkable Community Design

7.03 Wal kable Neighborhood Plan

7.04 Gen eral to Civic Space

7.05 Gen eral to Streets

7.06 Tho roughfare Standards
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7.02 Gen eral to Walkable Community Design

1. Design sites of at least two acres or at least 700 feet of street frontage on one side shall be designed per the following standards. The overall process of organizing a design site per the standards of this Section is provided in Figure 1 (Walkable Neighborhood Plan Process Overview).

A. Walkable Neighborhood Plan (WNP). Proposed development is required to include a Walkable Neighborhood Plan (WNP) in compliance with this Subsection that identifies the proposed and existing blocks, civic and open spaces, and streets within 1,500 linear feet of the proposed development.

B. WNPs shall include the information required in Section 7.03 (Walkable Neighborhood Plan).

2. Streets. Streets are to be applied to create walkable neighborhoods with redundant routes for vehicular, bicycle and pedestrian circulation.

A. Streets are required to meet the standards in Section 7.05 (General to Streets) or Citrus Heights Municipal Code Chapter 22.110 (Design and Improvement Standards) .

B. The WNP shall identify the proposed street and block network.

C. Streets that pass from one zone to another may transition in their streetscape along the street's edges. For example, while a street within a more intense zone (e.g., T4 Main Street) with retail shops may have wide sidewalks with trees in grates, it may transition to a narrower sidewalk with a planting strip within a less intense zone (e.g., T4 Neighborhood) with lower intensity residential building types.

3. Alleys.

A. Existing alleys may be removed if street access is provided to the design sites on those blocks in compliance with the access standards of the zone.

B. Alleys may be added in compliance with Section 7.05 (General to Streets) or Citrus Heights Municipal Code Chapter 22.110 (Design and Improvement Standards) and in compliance with Table A (Block Size Standards).

C. Design sites adjoining an alley may be reduced in depth by up to 10 feet of the required depth.

4. External Connectivity.

A. The arrangement of streets 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. Street 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 streets on adjoining property and be designed to transition in compliance with Section 7.05 (General to Streets) or Citrus Heights Municipal Code Chapter 22.110 (Design and Improvement Standards) .

D. New dead-end streets and cul-de-sacs are not allowed. 88 Large Site Standards
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Figure 7.02.1: Walkable Neighborhood Plan Process Overview Step 2: Introduce new streets
from Citrus Heights Municipal
Code Chapter 22.110 or Sec-
tion 7.05 (General to Streets).

Identify at least 10% of the
development area as new civic
space. 10% is calculated after
subtracting street R.O.W.s.

Step 1: Divide development
area, see Table 7.02.A (Block
Size Standards) to create
smaller blocks and a network
of interconnected streets.

Step 3: If rear vehicular access
is preferred, introduce alleys
to provide access to design
sites and maintain a
continuous streetscape
without the interruption of
driveways.

Step 4: Apply zones to
implement the intended
physical character, in
compliance with Table 7.02.B
(Required Allocation Mix of
Zones).

Step 5: Select at least two
building types 1 from the allow -
able building types in Subsec -
tion C of each zone and intro -
duce design sites within each
block based on the required
design site width and depth.

Step 6: Show the different
building types in each block,
and identify the selected
frontage types for each design
site. (See Subsection H of
each zone). Check Section 7.03
(Walkable Neighborhood Plan)
for all standards.

Blocks1 Streets/Civic Space Alleys32
Zones Design Site Lines Buildings654
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
T4 Main Street
Duplex
Triplex/Fourplex
Multiplex
Courtyard Building
Main Street Building
Townhouse
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5. Block Size.

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 block contains multiple zones, the most intense zone is to be used to establish the standards for block size.

C. Blocks shall be a minimum width 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. A single half is allowed when adjoining an existing half-block.

D. Blocks may be shaped uniquely in compliance with the standards in Table A (Block Size Standards).

E. Blocks may exceed the maximum allowed length if a passage is included, in compliance with Subsection 7.04.10 (Passage).

Table 7.02.A: Block Size Standards
Zone
Length
(max.)
Length (max.)
With Passage1
Perimeter
Length
Perimeter Length
With Passage1
T4N 360' max. 600' max. 1,440' max. 1,950' max.

T4MS 360' max. 500' max. 1,440' max. 1,750' max.
1 In compliance with the standards for a Passage in Subsection 7.04.10 (Passage) Figure 7.02.2 Block Size
Block Length
Block HalfBlock Half
Block Perimeter
Key
Design Site
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6. 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 an allowed civic space type.
(3) The area(s) used for stormwater management is to be designed as a visual feature for the neighborhood(s) and be accessible to the public.
(4) The stormwater management area(s) may connect with those of adjacent development(s).

Figure 7.02.3 Stormwater Management Diagram

Key
Potential Area for Stormwater Management
Planted Swale
Civic Space Graded to also Accommodate Stormwater
Flow
Directed to
Center of
Civic Space
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B. Allocation of Zones. The WNP shall identify and map the proposed zones on the proposed blocks and any existing blocks in the development in compliance with the regulating plan.

C. Organization of Zones. Zones shall be organized and mapped in a manner that responds appropriately to the various design site conditions. When applying or amending zone boundaries, more intense zones shall be organized around a neighborhood main street, civic space/open space, transit stop, or civic building locations suitable for greater intensities.

D. Transition between Zones. When making adjustments to a block(s), transitions between zones shall occur within the block or across alleys.
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7.03 Walk able Neighborhood Plan

1. Walkable Neighborhood Plan (WNP) Standards .

A. Organization. Each WNP is required to:
(1) Identify the zone(s), civic space(s), street and block network; and (2) Be in compliance with the design standards of Section 7.02 (General to Walkable Community Design).

B. Design. Each WNP shall be designed to suit specific topographical, environmental, design site layout, and design constraints unique to the design site.

2. Required Content.

A. General
(1) Only the zones in Chapter 2 (Zones) are to be used for the WNP. (2) Each WNP shall include the following information:
(a) Design site boundaries of the proposed development; (b) Existing and proposed blocks within 1,500 linear feet of the design site boundaries; (e) Open space not to be developed (if any); and
(c) Civic space, in compliance with 7.04 (General to Civic Space).

B. Illustrative Plan
(1) Identify the proposed physical character of the WNP on an Illustrative Plan showing the proposed building and frontage types on each block in plan view and the proposed trees and landscaping along streets 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's standards.

3. Required Mix of Building Types and Frontage Types.

A. Except in the T4MS zone, each WNP shall maintain a mix of at least two different building types and two different frontage types within each block, using only the types allowed in the zone(s).

B. 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 building types in each zone.

C. When the zone has a range of minimum design site depths for different building types, the applicant may choose to show the shortest minimum design site depth with an acknowledgement that the selected depth may not accommodate the full range of building types allowed by the zone.

4. Final WNP. After approval of the WNP , the WNP shall be updated to reflect all approved adjustments. 93 Large Site Standards
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7.04 Gen eral to Civic Space

1. The WNP shall identify open spaces and civic space types in compliance with the following requirements and the standards of Table A (Civic Space Types Overview).

2. 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 streets (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.

3. Amount of Civic Space Required. As required by Citrus Heights Municipal Code Chapter 22.40 (Park and Recreation Dedication and Fees) , development design sites are required to set aside a minimum area of the design site as civic space. One or more civic spaces may be used to meet the required area.

4. Building Frontage Along or Adjacent to a Civic Space. The facades on building design sites attached to or across a street from a civic space shall be designed as a "front" on to the civic space, in compliance with Subsection E and Subsection H of the zone.

5. 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 A and Subsection C are regulatory, and Subsection B and Subsection D are non-regulatory.

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Table 7.04.A: Civic Space Types Overview
Civic Space Type T4N T4MS
Community
Garden
PlaygroundPocket ParkPocket
Plaza
PlazaSquareGreenGreenwayCommunity
Park
Sports
Complex
Regional
Park
Plaza (7.04.08). A community-wide focal point primarily for civic purposes and commercial activities.

Service Area: Multiple neighborhoods
- A
Community
Garden
PlaygroundPocket ParkPocket
Plaza
PlazaSquareGreenGreenwayCommunity
Park
Sports
Complex
Regional
Park
Pocket Park/Plaza (7.04.09). A small-scale space, serving the immediate neighborhood, available for informal activities in close proximity to neighborhood residences, and civic purposes, intended as intimate spaces for seating or dining.

Service Area: Within a neighborhood
A A
Community
Garden
PlaygroundPocket ParkPocket
Plaza
PlazaSquareGreenGreenwayCommunity
Park
Sports
Complex
Regional
Park
Playground (7.04.9). A small-scale space designed and equipped for the recreation of children. These spaces serve as quiet, places protected from the street and typically in locations where children do not have to cross any major streets. An open shelter, play structures, or interactive art and fountains may be included. Playgrounds may be included within all other civic space types.

Service Area: Within a neighborhood
A -
Community
Garden
PlaygroundPocket ParkPocket
Plaza
PlazaSquareGreenGreenwayCommunity
Park
Sports
Complex
Regional
Park
Community Garden (7.04.10). 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.

Service Area: Within a neighborhood
A -
Community
Garden
PassagePlaygroundPocket ParkPocket
Plaza
PlazaSquareGreenGreenwayCommunity
Park
Sports
Complex
Regional
Park
Passage (7.04.11). A pedestrian pathway that extends from the public sidewalk into a civic space and/or across the block to another public sidewalk. The pathway is lined by non-residential shopfronts and/or residential ground floors and pedestrian entries as required by the zone.

Service Area: Within a neighborhood
A A
Key A = Allowed - = Not Allowed
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Figure 7.04.6: Plaza
A. Description
A community-wide focal point primarily for civic purposes and commercial activities.

B. General Character
Formal, urban
Hardscaped and planted areas in formal patterns
Spatially defined by buildings and tree-lined streets
C. Size and Location
Size 100' x 100' min.

Street required one of the Plaza's sides
Facades on design sites attached to or across a street shall "front" on to the Plaza D. Typical Uses
Civic uses
Commercial uses in support of civic uses
Passive recreation
Accessory Uses < 1,500 gsf
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Figure 7.04.7: Pocket Park/Plaza
A. Description
A small-scale space, serving the immediate neighborhood, available for informal activities in close proximity to neighborhood residences, and civic purposes, intended as intimate spaces for seating or dining.

B. General Character
Informal or formal, with integral stormwater management capacity Combination of planted areas and hardscape
Spatially defined by building frontages and adjacent street trees Walkways along edges or across space
C. Size and Location
Size 50' x 100' min.

Facades on design sites attached to or across a street shall "front" on to the Plaza D. Typical Uses
Civic activity
Passive recreation, outdoor seating
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Figure 7.04.8: Playground
A. Description
A small-scale space designed and equipped for the recreation of children. These spaces serve as quiet, places protected from the street and typically in locations where children do not have to cross any major streets. An open shelter, play structures, or interactive art may be included. Playgrounds may be included within all other civic space types.

B. General Character
Play structure and/or interactive art
Shade and seating provided
May be fenced
Spatially defined by trees
C. Size and Location
Size 40' x 60' min.

D. Typical Uses
Active and passive recreation
Casual seating
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Figure 7.04.9: Community Garden
A. 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.

B. 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
C. Size and Location
Size No minimum; within any design site as allowed by the zone D. Typical Uses
Food production
Passive recreation
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Figure 7.04.10: Passage
A. Description
A pedestrian pathway that extends from the public sidewalk into a civic space and/or across the block to another public sidewalk. The pathway is lined by non-residential shopfronts and/or residential ground floors and pedestrian entries as required by the zone.

B. 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
C. Size and Location
Size 15' min. clear width between or through buildings
Dooryards, porches, patios, and sidewalk dining shall not encroach into the minimum required width.

D. Typical Uses
Civic and Commercial activity as allowed by the zone
Ground floor residential as allowed by the zone
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7.05 Gen eral to Streets

1. This Section provides the standards for applying new streets. This Section supplements Citrus Heights Municipal Code Chapter 22.110 (Design and Improvement Standards) . Where these standards conflict with Citrus Heights' Standard Plans and Specifications, the standards of this Section prevail.

2. Each pre-approved street type in Table 7.06.A (Thoroughfare Type Overview) provides the standards for application in the zones established by this ODDS.

3. The individual standards of each type in this Section may be adjusted administratively by the General Services Director in coordination with the Community Development Director ("Directors") through the procedures identified in Section 1.05 (Permits and Procedures).

7.06 Tho roughfare Standards

1. Purpose. The provisions of this Section are intended to accomplish the following:

A. Provide a range of thoroughfare types to support the intended physical character of each zone.

B. Provide only thoroughfares that are multi-modal and interconnected in a network that disperses vehicular traffic with multiple routes to destinations.

2. Complete Streets. Each improvement to existing streets and the design of new streets is required to be reviewed by the City to ensure compliance with the following:

A. Multi-Modal. Each street serves all users by balancing the needs of automobiles, transit, and service vehicles with those of pedestrians and cyclists. This is done in different ways depending upon the situation and ultimately intended to provide many options for moving throughout the City.

B. Context Sensitive. Each street is designed to accommodate the different users while working with the existing or intended physical context of the area to enhance the appeal of adjacent real estate.

3. Thoroughfare Types. This Section identifies the allowed thoroughfare types consistent with the intended physical character of each zone.

A. The individual standards of each thoroughfare type in this Section may be adjusted administratively by the Director. In considering adjustments, the General Services Director and the Community Development Director
services shall make the following findings. The proposed adjustment:
(1) Supports the intended physical character of the zone(s). (2) Maintains multiple modes of transportation (transit, pedestrian, bicycles, automobiles). (3) Maintains sidewalks at least six feet wide.
(4) Maintains on-street parking for a majority of each block face. (5) Maintains regularly spaced street trees.
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Table 7.06.A: Thoroughfare Types Overview
Thoroughfare Type T4N T4MS
Main Street Diagonal Parking (7.06.1) . Two 10' travel lanes, sharrows, angled or back-in angled parking on both sides, and minimum 12' sidewalks combined with tree wells.
- A
13'-0"
76'-0"
Right of way
8'-0" 10'-0"
Parking
7'-0"
20'-0"
Sidewalk/Planting
10'-0" 13'-0"7'-0"
18'-0"
Curb-to-curb
20'-0"
Sidewalk/Planting
18'-0"
Curb-to-curb
8'-0"
Parking

IOWA CITY FBC
Main Street - Not on
McCollister Blv.

Main Street Parallel Parking (7.06.2) . Two 10' travel lanes, 8' parking lanes, and minimum 20' sidewalks combined with tree wells and street furniture.
- A
Neighborhood Street (7.06.3). Two 10' travel lanes,
sharrows, 8' on-street parking lanes, and minimum 6'
sidewalks with 6' planting strips.

A -
Alley (7.06.4). One shared 20' travel lane with mountable shoulders and landscaping .

A A
Key A = Allowed - = Not Allowed
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A. Application
Movement Type Slow
Design Speed 15 mph
B. Overall Widths
ROW Width 86'
Pavement Width 62'
C. Lane Assembly
Traffic Lanes 2 @ 10'
Bicycle Lanes Sharrow
Parking Lanes 2 @ 22' angled or
back-in angled
parking
Median/Turn Pocket None
D. Public Frontage Assembly
Drainage Collection Type Curb and gutter
Planter Type 4' x 4' tree wells w/
grates
Landscape Type Trees at 30' o.c. avg.

Walkway Type 12' min. sidewalk
Curb Type Flush
B
Figure 7.06.1: Main Street Diagonal Parking
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1. Application
Movement Type Slow

2. Overall Widths
ROW Width 80'
Pavement Width 36'

3. Lane Assembly
Traffic Lanes 2 @ 10'
Bicycle Lanes None
Parking Lanes 2 @ 8', marked
Median/Turn Pocket None

4. Public Frontage Assembly
Drainage Collection Type Curb and gutter
Planter Type 7' x 10' tree well
Landscape Type Trees at 30' o.c. avg.

Walkway Type 20' min. sidewalk
Curb Type Raised
13'-0"
76'-0"
Right of way
8'-0" 10'-0"
Parking
7'-0"
20'-0"
Sidewalk/Planting
10'-0" 13'-0"7'-0"
18'-0"
Curb-to-curb
20'-0"
Sidewalk/Planting
18'-0"
Curb-to-curb
8'-0"
Parking

IOWA CITY FBC
Main Street - Not on
McCollister Blv.

Figure 7.06.2: Main Street Parallel Parking
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A. Application
Movement Type Slow
Design Speed 25 mph
B. Overall Widths
ROW Width 60'
Pavement Width 36'
C. Lane Assembly
Traffic Lanes 2 @ 10'
Bicycle Lanes Sharrow
Parking Lanes 2 @ 8', marked
Median/Turn Pocket None
D. Public Frontage Assembly
Drainage Collection Type Curb and gutter
Planter Type 6' min. continuous
planter
Landscape Type Trees at 30' o.c.

Walkway Type 6' min. sidewalk
Curb Type Raised
Figure 7.06.3: Neighborhood Street
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20'- 0"
20'- 0"
Right of way
Yield Lane
10'- 0"
utilies
10'- 0"
utilies IOWA CITY FBC
Alley

1. Application
Movement Type Yield

2. Overall Widths
Alley Width 20'
Pavement Width 20'
A chamfered corner of 5' is required where two alleys
connect.

Garage doors shall be setback min. 3' from ROW; max. 5' Pedestrians share 20' section with vehicles and bicycles.

3. Lane Assembly
Traffic Lanes 1 @ 20'
Bicycle Lanes None
Parking Lanes None
Median/Turn Pocket None

4. Public Frontage Assembly
Drainage Collection Type Valley gutter
Planter Type Planter min. 5' x 10'
between driveways
Landscape Type Trees at 50' o.c. avg.

Walkway Type None
Curb Type Rolled or flush
Figure 7.06.4: Alley
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8.01 Purp ose
This Chapter provides definitions for specialized terms and phrases used in this ODDS. All other applicable definitions in Citrus Heights Municipal Code Chapter 106.80 (Definitions) apply.

This Chapter also provides procedural standards for administrative adjustments to the standards of this ODDS.

This Chapter also includes information regarding the methods and measurements for Facade Zone and Highest Top Plate. For other measurement methods, refer to Citrus Heights Municipal Code Chapter 106 (Zoning).

8.02 Defi nitions
A. Definitions
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.

B. Definitions
Block. An area of land separated from other areas by adjacent streets, railroads, rights of-way, public areas or the subdivision boundary.

Block Length. The horizontal distance from the right-of-way on one end of the block to 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.

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 Form. The overall shape and dimensions of a building.

Building Type.

A structure defined by its combination of configuration, disposition and function.

Chapter 8: Defin itions and Procedures
Sections:

8.01 Pu rpose

8.02 Definitions

8.03 Adj ustments

8.04 Meas urement Methods
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Build-to Line (BTL). A line parallel to a design site line or right-of-way where a building facade shall be placed.

C. Definitions
Civic Space. An outdoor area dedicated for public gathering and civic activities. See Table 7.04.A (Civic Space Types Overview).

Common Open Space. An entry court, forecourt, courtyard or other on-site open space shared by multiple residential units or non-residential units.

Corner Element. A physical distinction in a building at the corner of two streets or a street and public space. The physical distinction is from the ground floor through the top of the facade.

Courtyard. 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 suites.

Courtyard Building. See Section 4.07 (Courtyard Building).

D. Definitions
Depth, Ground-Floor Space. The distance from the street-facing facade to the rear interior wall of the ground-floor space available to an allowed use.

Design Site. 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 under the Act.

Design Site, Width and Depth. Design site width is the shorter average horizontal dimension, generally perpendicular to the longer average horizontal dimension, which is the depth.

Dooryard. See Section 6.06 (Dooryard).

Duplex Stacked. See Section 4.04 (Duplex Stacked).

E. Definitions
Entry. An opening, including but not limited to a door, passage, or gate, that allows access to a building.

F. Definitions
Facade. The exterior wall of a building adjacent to a street, the front or side along a private street, or civic space. See "Building Facade".

Facade 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 facade is required to be placed.

The zone standards identify the minimum amount of facade to be placed in the facade zone. See Subsection 8.03.1 (Building within Facade Zone)
Footprint. The outline of the area of ground covered by the foundations of a building or structure.

Forecourt. See Section 6.08 (Forecourt).

Fourplex. See Section 4.05 (Triplex/Fourplex).

Frontage. A strip or extent of land abutting a thoroughfare, civic space or other public right-of-way.

1. Frontage, Private. The area between the building facade and the shared design site line between the public right-of-way and the design site.

2. Frontage, Public. The area between the curb of the vehicular lanes and the edge of the right-of-way. 108
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Frontage Type. Physical element(s) configured to connect the building facade to the back of the sidewalk abutting a street or public open space.

G. Definitions
Gallery. See Section 6.11 (Gallery).

General Plan. Citrus Heights General Plan, including all its elements and all amendments, as adopted by the City Council and referred to in ODDS as the “General Plan.” Ground Floor Ceiling Height. Height from finished floor to finished ceiling of primary rooms on the ground floor, not including secondary rooms including but not limited to bathrooms, closets, utility rooms and storage spaces.

H. Definitions
Height. See Subsection 8.03.2 (Measuring Highest Eave/Top of Parapet) I. Definitions
No specialized terms beginning with the letter Y are defined at this time.

J. Definitions
No specialized terms beginning with the letter Y are defined at this time.

K. Definitions
No specialized terms beginning with the letter Y are defined at this time.

L. Definitions
Live/Work. A unit that combines and accommodate both residential and the place of business for the resident(s) of the unit. Typically characterized with having the “work” function at the ground level and the “live” function on upper levels.

M. Definitions
Main Body. The primary massing of a primary building.

Main Facade. The front façade of a building.

Massing. The overall shape or arrangement of the bulk or volume of a building and structures.

Mixed-Use. Multiple functions within the same building or the same general area through superimposition or within the same area through adjacency.

Multiplex. See Section 4.06 (Multiplex).

N. Definitions
No specialized terms beginning with the letter Y are defined at this time.

O. Definitions
Open Space.

See “Civic Space."
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Open Sub-Zone. A sub-zone within a zone that allows for a greater range of land uses without relaxing the zone’s building form standards.

P. Definitions
Passive Recreation. See “Recreation, Passive.”
Porch. A covered shelter projecting in front of the entrance of a building.

1. Porch, Engaged. See Section 6.04 (Porch Engaged).

2. Porch, Projecting. See Section 6.05 (Porch Projecting).

Private Open Space. The area required for each unit provided as outdoor yard areas, patios, decks, and balconies, but excluding stairs, entrance decks, and/or landings. Does not include required setbacks.

Q. Definitions
No specialized terms beginning with the letter Y are defined at this time.

R. Definitions
Recessed Entry. An entrance to a building that is set back from the facade of the building.

Recreation, Active. Recreational pursuits usually performed with others and often requiring equipment which required physical alteration to the area in which they are performed. Such areas are intensively used, and include but are not limited to playgrounds, sport courts, baseball/softball and other field sports, and swimming pools.

Recreation, Passive. Recreational pursuits involving existing natural resources which can be carried out with little alteration or disruption to the area in which they are performed. This includes, but is not limited to, such activities as walking, hiking, bicycling, bird and animal watching, and picnicking.

Regulating Plan.

A map that identifies the zoning and standards to be applied to specific locations.

S. Definitions
Shopfront. See Section 6.09 (Shopfront).

Stacked Flats. See Section 4.10 (Stacked Flats).

Stoop. See Section 6.07 (Stoop).

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.

Street Frontage. The lineal length of that portion of a design site abutting a street.

T. Definitions
Terrace. See Section 6.10 (Terrace).

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. See Section 4.08 (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. 110
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Transect Zone. One of several areas on the regulating plan.

Triplex. See Section 4.05 (Triplex/Fourplex).

U. Definitions
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 7 feet in their minimum dimension.

V. Definitions
Walkable Neighborhood Plan (WNP). A development plan for creating and reinforcing Walkable Urban environments with a mix of housing, civic, retail and service choices within a compact, walkable, and transit-ready environment. See Section 7.02 (General to 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.

W. Definitions
No specialized terms beginning with the letter Y are defined at this time.

X. Definitions
No specialized terms beginning with the letter Y are defined at this time.

Y. Definitions
No specialized terms beginning with the letter Y are defined at this time.

Z. Definitions
No specialized terms beginning with the letter Y are defined at this time. 111
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8.03 Adju stments
In some situations, new information may be provided as part of a proposal that is consistent with the policy direction in the Boulevard Plan but which requires a minor adjustment to the Auburn Boulevard Objective Design and Development Standards (ODDS). Adjustments are administrative, dimensional waivers that provide a degree of flexibility in implementing the ODDS without requiring outright amendments, and provide measured relief in situations where development standards deny the applicant privileges enjoyed by other properties located nearby and in an identical Transect Zone. Conditions are applied to ensure that the Adjustment shall not constitute an approval of special privilege(s) inconsistent with the limitations upon other property in the vicinity and Transect Zone in which the subject property is located.

1. Applicability. Adjustments are considered for only those items specified in Table 8.03.A (Adjustment Application Standards), and only after making the findings listed below.

2. Review Authority, Conditions of Approval, and Appeal.

A. The Director shall approve or deny requests for Adjustments and may impose conditions of approval deemed reasonable and necessary to preserve the public convenience, health, interest, safety, or welfare, and necessary to make the findings listed below. The Director may approve Adjustments, or may defer action and refer the application to the Planning Commission for review and final decision, in compliance with this Chapter and State law.

B. The Director’s decision is appealable to the Commission. The Commission’s decision is appealable to the Council.

3. Findings. The Review Authority may approve an Adjustment application only after making all of the following findings:

A. An existing historic feature, tree, and/or utility infrastructure prevents compliance with the standard.

B. A site can be developed consistent with the intent of the zone as described in Subsection A of the zone.

4. Precedents. Each application shall be reviewed on an individual case-by-case basis and the approval of a prior Adjustment is not admissible evidence for the approval of a new Adjustment.

Table 8.03.A Adjustment Application Standards
Type of Adjustment Definition of Adjustment Allowed Maximum Adjustment
Building Height A deviation in the height calculation for main buildings, ground floor finish level, and ceiling height (feet and inches).
10 percent
Building Footprint A deviation in the minimum required depth of ground floor space for residential and retail/service, building width, or other footprint-related standard where
applicable (feet and inches).
20 percent
Building Placement A deviation from the required build-to-lines and setbacks (e.g., front, side, street-side, and rear) for structures (feet and inches).
20 percent
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8.04 Mea surement Methods

1. Building within Facade Zone
A. Applicability. The facade zone standards apply to new buildings and 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. This percentage is calculated as follows for the front of the design site:
(1) Identify width of design site and apply required front and side building setbacks. (2) Subtract the horizontal length of the side setbacks from the total width of the design site. (3) Apply the required minimum percentage in the zone standards to identify the specific amount required and convert to feet.
(4) The result is the minimum length, in feet, of building facade that must be placed in the facade zone.
(5) See Figure 1 (Applying the Required Amount to the Facade Zone) for examples.

2. Measuring 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 2 (Top of Parapet and Flat Roof) and 4 (Highest Eave for Pitched Roof).

B. Height, Top of Parapet. The vertical distance between adjacent finished grade and the top of the parapet of the primary building. See Figure 2 (Top of Parapet and Flat Roof) .

C. Height, Highest Eave. The vertical distance between adjacent finished grade and the highest eave of the primary building. See Figure 4 (Highest Eave for Pitched Roof) .

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 fin ished ho rizontal su rface. 113
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Figure 8.04.1: Applying the Required Amount to the Facade Zone A. Abutting Facade Only B. Within Facade Zone Only
C. Abutting and Within Facade Zone D. Abutting and at Front of Facade Zone Key
Front Street Side Street
Facade Zone 50% min.1 50% min.1
Buildable Area
1 This is an example. See Subsection E (Building Placement) of the zone for the standard.

Side Street
Front Street
Side Street
Front Street
Side Street
Front Street
Side Street
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Parapet
Figure 8.04.5: Section Detail of Highest Eave for Pitched Roof Figure 8.04.2: Top of Parapet and Flat Roof Figure 8.04.3: Section Detail of Top of Parapet and Flat Roof Figure 8.04.4: Highest Eave for Pitched Roof
See Figure 5
(Section Detail)
See Figure 3
(Section Detail)
Key
Height, Overall
Top of Parapet
Roof Structure
Highest Eave Measurement
Eave Assembly
Dormer
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More Questions? Contact:

Alison Bermudez , Senior Planner
(916) 727-4741
[email protected]
City of Citrus Heights Planning Division
(916) 727-4740
6360 Fountain Square Dr.

Citrus Heights, CA
Key Facts
This project provides Citrus Heights with objective design and development standards to promote mixed-use and multi-family residential development. These streamlined development standards will further the City’s goals of implementing the Auburn Boulevard Specific Plan and increasing housing choice and affordability.

What are Objective Design and Development Standards (ODDS)? Objective design standards are “standards that involve no personal or subjective judgment by a public official” (SB 35). For example, building heights expressed with dimensional standards (such as "30 feet") are objective, while building heights expressed language that is left up to a reviewer's interpretation (such as "compatible with surrounding development") are not objective.

Are ODDS required by State legislation?
Objective design standards were originally required by California's Housing Accountability Act (first enacted in 1982) as a streamlined process for qualifying projects with a minimum residential affordability component. Since then, new legislation has been passed which also requires objective design standards for different types of projects (e.g. SB 35, SB 6, and AB 2011). In many cases, Objective Design Standards may be one of the most important ways for local jurisdictions to influence the design of multi-family and mixed-use buildings.

How can ODDS benefit Auburn Boulevard?
Until now, Auburn Boulevard has remained a primarily commercial corridor despite the Boulevard Plan's vision for a mixed-use environment. Now, new state laws will make it easier for developers to add new residential and mixed-use development to this corridor. ODDS can help Citrus Heights achieve predictable built outcomes for new development along Auburn Boulevard, ensure high quality design for new multi-family and mixed-use buildings, streamline development proposals, and spur economic investment.

Where and when will ODDS apply on Auburn Boulevard?
ODDS will apply to all new development along Auburn Boulevard that includes a residential component, which is subject to state streamlining requirements.

What are the next steps?
The Auburn Boulevard ODDS is scheduled for a public hearing at the Planning Commission and then will go to City Council for approval.

Auburn Boulevard
Objective Design + Development Standards
Project Overview + FAQ
February 2023
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