Agenda Item B.8
CONSENT CALENDAR
Meeting Date: November 15, 2022
TO: Mayor and Councilmembers
FROM: Peter Imhof, Planning and Environmental Review Director
CONTACT: Anne Wells, Advance Planning Manager
Andy Newkirk, Senior Planner
SUBJECT: Objective Design Standards for Multiple-Unit and Mixed-Use Housing Projects Ordinance (Case No. 21-0005-ORD)
RECOMMENDATION:
Conduct second reading (by title only, waiving further reading) and adopt Ordinance No. 22-__, entitled “ An Ordinance of the City Council of the City of Goleta, California, Amending Title 17 of the Goleta Municipal Code to Provide Objective Design Standards and Procedures to Implement State Housing Law, Case No. 21-0005-ORD, and Determining the Ordinance to be Exempt from CEQA.”
BACKGROUND:
In the past few years, the State adopted new laws that impose requirements on cities related to housing. One such law, Senate Bill (SB) 35 (2017) , considers the application of, and limitation on, subjective standards to residential development proposals. Among other things, SB 35 requires a streamlined, ministerial approval process for qualifying multiple-unit and mixed -use development, consistent with objective design standa rds (ODS). In order for a proposed development to qualify for this streamlined, objective review, the project must satisfy an extensive list of criteria, such as affordability levels (currently 50 percent of units must be affordable to lower income househo lds), labor standards, and conformance with objective General Plan and zoning standards.
In 2021, the City began a project, with the support of RRM Design Group, to develop ODS. These ODS would apply to projects qualifying for objective, streamlined review under SB 35 and other applicable State laws. Prior to preparation of draft standards, the City conducted three study sessions with the DRB to introduce the Project, explain the process the project team w ould undertake to develop the ODS, and receive feedback from DRB members and members of the public to help guide the preparation of the draft ODS. After these meetings, the project team began drafting the ODS and a Public Review Draft ODS (Draft ODS) was released on July 6, 2022. The Draft ODS were reviewed by the DRB at two study sessions , on July 12 and July 26, 2022 , and by the Planning 1 Meeting Date: November 15, 2022
Commission on August 22, 2022. Based on the feedback received on the Draft ODS, an Ordinance was prepared for Planning Commission consideration. On September 12, 2022, the Planning Commission reviewed the proposed ordinance and recommended to City Council adoption of the Ordinance with two minor revisions.
DISCUSSION:
On November 1, 2022, the City Council reviewed the P lanning Commission recommendation and unanimously introduced and conducted the first reading of the Ordinance, as provided as Attachment 1. The City Council must conduct a second reading of the Ordinance prior to the Ordinance going into effect. City Counc il has the opportunity to conduct the second reading and adopt the Ordinance, which would then be effective on the thirty-first day after adoption.
FISCAL IMPACTS:
Development of the ODS is funded primarily by a California Department of Housing and Community Development Local Early Action Planning (LEAP) Grant, in the amount of $150,000. On March 1, 2022, the City Council approved a budget appropriation of $20,000 from the General Fund to augment the LEAP Grant to support additional public outreach and meetings for the project.
ALTERNATIVES:
The City Council could choose to not adopt the Ordinance. Failure to adopt the Proposed Ordinance would prohibit the City from applying local design requirements for projects qualifying under State law for objective review.
Reviewed By: Legal Review By: Approved By:
___________________ ___________________ _________________ Kristine Schmidt Megan Garibaldi Robert Nisbet
Assistant City Manager City Attorney City Manager
ATTACHMENTS:
1. Ordinance No. 22-__, entitled “An Ordinance of the City Council of the City of Goleta, California, Amending Title 17 of the Goleta Municipal Code to Provide Objective Design Standards and Procedures to Implement State Housing Law, Case No. 21 - 0005-ORD, and Determining the Ordinance to be Exempt from CEQA”
Exhibit A: Chapter 17.44: Multiple -Unit and Mixed -Use Objective Design Standards
2 Attachment 1
Ordinance No. 22-__, entitled “An Ordinance of the City Council of the City of Goleta, California, Amending Title 17 of the Goleta Municipal Code to Provide Objective Design Standards and Procedures to Implement State Housing Law, Case No. 21-0005-ORD, and Determining the Ordinance to be Exempt from CEQA”
3 Ordinance No.22-__ Objective Design Standards
ORDINANCE NO. 22-__
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
GOLETA, CALIFORNIA, AMENDING TITLE 17 OF THE
GOLETA MUNICIPAL CODE TO PROVIDE OBJECTIVE
DESIGN STANDARDS AND PROCEDURES TO
IMPLEMENT STATE HOUSING LAW, CASE NO. 21 -0005-
ORD, AND DETERMINING THE ORDINANCE TO BE
EXEMPT FROM CEQA
WHEREAS the City of Goleta (City) adopted Title 17 (Zoning) of the Goleta Municipal Code (GMC) on March 3, 2020; and
WHEREAS, in 20 17, the California Legislature approved, and the Governor signed into law Senate Bill 35 (SB 35), now codified as California Government Code Section 65913.4; and
WHEREAS, among other things, SB 35 requires a streamlined, ministerial approval process for qualifying multiple -unit and mixed -use development, consistent with objective design standards. In order for a proposed development to qualify for this streamlined, objective review, the project must satisfy an extensive list of criteria, such as affordability levels, labor standards, and conformance with objective General Plan and zoning standards; and
WHEREAS the City does not have a set of solely objective design standards to apply should a project qualify under SB 35 or other similar State laws; and
WHEREAS the City desires to amend Title 17 of the GMC to include objective design standards that would apply, at a minimum, to projects qualifying for objective, streamlined review; and
WHEREAS the Planning Commission conducted a duly noticed public hearing on September 12, 2022, at which time all interested parties were given an opportunity to be heard; and
WHEREAS the Planning Commission recommended to City Council adoption of the Objective Design Standards Ordinance on September 12, 2022; and
WHEREAS the City Council conducted a duly noticed public hearing on November 1, 2022 at which time all interested persons were given an opportunity to be heard; and
4 Ordinance No.22-__ Objective Design Standards
WHEREAS the City Council adopted Ordinance No. 22 -__, which amends Title 17 of the GMC, by a majority vote on _________ __, 2022;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF
GOLETA DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Recitals
The City Council hereby finds and determines that the foregoing recitals, which are incorporated herein by reference, are true and correct.
SECTION 2. Required Findings for Ordinance Amendments
Pursuant to subsection 17.66.050(B) of the G MC, the City Council makes the following findings:
A. The amendment is consistent with the General Plan, the requirements of State planning and zoning laws, and Title 17 of the Goleta Municipal Code.
The Ordinance, which amends the G MC Title 17, is consistent with provisions of the City’s General Plan that relate to housing development that have not been preempted by SB 35.
Specifically, this Ordinance furthers General Plan policies by regarding design aesthetics found in the Visual and His toric Resources Element.
Relevant policies in this Element include Policy VH 3, Community Character, as the Ordinance includes objective standards for site and building design with a focus on design of vehicular circulation and parking, pedestrian circulation and oriented design, landscaping, building materials, and building orientation on the site. The Ordinance is also consiste nt with Policy VH 4, Design Review, as the Ordinance focuses on objective standards that require roof line variation and separated pedestrian access throughout developments. The Ordinance also conforms to the objective standards found within the General Plan, including the standards outlined for building developments found in Land Use Element Tables 2-1, 2-2, and 2-3. Those standards would apply to multiple-unit and mixed-use housing projects as the Ordinance does not alter those standards in any way, but r ather augments those standards with objective design standards to substitute for subjective design policy and regulation. Similarly, the Ordinance complies with the objective standards found elsewhere in Title 17, as the standards proposed as Chapter 17.44 of the GMC are additive to those existing standards.
5 Ordinance No.22-__ Objective Design Standards
The Ordinance will amend Title 17 to bring the City’s zoning regulations into compliance with California Government Code Section 65 913.4, which regulates and limits the scope of local review of quali fying multiple-unit and mixed-use housing projects to an objective, ministerial review process. The Ordinance adds Chapter 17.44. to the GMC to provide procedures for processing such projects and objective design standards to replace the City’s subjective Design Review process for qualifying projects
Therefore, the Ordinance, which brings all City regulations into compliance with SB 35, is deemed consistent with the General Plan, the requirements of State planning and zoning laws, and Title 17 of the Goleta Municipal Code.
B. The amendment is in the interests of the general community welfare.
The Ordinanc e will allow the City to regulate projects that qualify for objective and ministerial review under State law by, among other things, providing a clear ministerial procedure for such projects, identifying a variety of objective design standards related to site design, building design, mixed-use projects, and utilitarian elements, and by providing needed definitions to apply such objective design standards. These standards will ensure that such projects are design appropriately for the context of the Goleta community to the extent allowed under State law.
Therefore, the Ordinance is in the interest of the general community welfare.
C. The amendment is consistent with good zoning and planning practices.
The Ordinance will help the City continue to implement the community goals, objectives, and policies of the General Plan to the greatest extent possible given the changes in State law. By adopting this local Ordinance to implement SB 35, the City is ensuring that local control is achieved to the best of the City’s ability with considera tion for quality building and site design for qualifying projects.
In developing the Ordinance , extensive public outreach occurred, representing sound planning principals related to public engagement.
The City conducted three study session with the City’s Design Review Board (DRB) to receive input prior to drafting the proposed objective design standards, on August 24, 2021, September 28, 2021, and October 26, 2021. After release of draft standards, two additional study session to review the draft standards were conducted with DRB on July 6 Ordinance No.22-__ Objective Design Standards
12, 2022 and July 26, 2022 and study session to review the standards was conducted with the City’s Planning Commission on August 22, 2022. At all six events, members of the public were welcomed to learn about the project and provide input.
Therefore, the Ordinance is consistent with good zoning and planning practices.
SECTION 3. Environmental Assessment
The Ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to Section 15060(c)(3) of the CEQA Guidelines (Title 14, Chapter 3 of the California Code of Regulations) because the activity is not a “project” as defined in Section 15378(b)(5) as an organizational or administrative activity by government that will not result in direct or in direct physical changes in the environment.
The Ordinance is also exempt from CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines because the activity is covered by the general rule which exempts activities that can be seen with certainty to have no possibility for causing a significant effect on the environment.
As such, the Ordinance is exempt from further CEQA review.
SECTION 4. Title 17 of the Goleta Municipal Code Amendments
Title 17 of the GMC is amended as follows:
A. Table 17.08.020 : La nd Use Regulations —Commercial Districts is amended as follows:
1. For the “Multiple-Unit Development” row, amend the columns for “CC” and “OT” from “CU1” to “CU/P1.”
2. Amend Footnote 1 to read: “Only mixed-use developments. A CUP is required except for developments that qualify for review under Chapter 17.44, Multiple-Unit and Mixed -Use Objective Design Standards.”
B. Table 17.0 9.020: Land Use Regulations —Office Districts is amended as follows:
1. For the “ Multiple-Unit Development” row, amend the column for “OI” from “CU1” to “CU/P1.”
7 Ordinance No.22-__ Objective Design Standards
2. Amend Footnote 1 to read: “Only mixed -use developments. A CUP is required except for developments that qualify for review under Chapter 17.44, Multiple -Unit and Mixed -Use Objective Design Standards.”
C. A new chapter, Chapter 17.44, entitled “Multiple -Unit and Mixed - Use Objective Design Standards,” is added as shown in Exhibit A.
D. A new subsection 17.58.020(A)(8) is added to read as follows:
“Development projects that qualify for review under Chapter 17.44, Multiple- Unit and Mixed-Use Objective Design Standards.”
E. Section 17.73.010 is amended to add the following terms:
1. Arcade.
2. Bracket.
3. Colonnade.
4. Cornice.
5. Dentil.
6. Fenestration.
7. Grasscrete.
8. Groundcover.
9. Light Reflectance Value.
10. Objective Design Standard.
11. Parking Structure.
12. Pilaster.
13. Reveal.
14. Roof, Gable.
15. Roof, Hip.
16. Roof, Mansard.
17. Roof, Shed.
18. Street, Primary.
19. Street Wall.
F. Section 17.73.020 is amended to add the following definitions:
1. Arcade. A series of arches supported by columns, pilasters, or piers.
2. Bracket. A projection from a vertical surface providing structural or visual support, typically found under cornices, balconies, windows, or any other overhanging element.
3. Colonnade. A row or series of evenly -spaced columns set at regular intervals, often freestanding or supporting a roof. 8 Ordinance No.22-__ Objective Design Standards
4. Cornice. A projecting shelf along the top of a wall supported by a series of brackets; the exterior trim where a roof and wall meet, consisting of soffit, fascia, and crown molding.
5. Dentil. An architectural detail of small, repeating blocks, typically used as a decoration under the soffit of a cornice.
6. Fenestration. The arrangement, proportioning, and design of windows, doors, and other exterior openings in a building.
7. Grasscrete. A type of permeable surfacing product that is manufactured using reinforced concrete pavers and designed to allow for grass, gravel, or stone to fill in the voids of the pavers and is sturdy enough to accommodate occasional vehicular use.
8. Groundcover. Low-growing herbaceous or woody vegetation, other than turf, which typically grows less than two feet high and used for understory planting under shrubs and trees. Generally grows with a creeping or spreading habit and used to cover bare soil areas within landscape planter areas.
9. Light Reflectance Value. A measure of the total amount of light that is reflected from an exterior or interior surface when illuminated by a light source.
10. Objective Design Standard. A standard that involves no personal or subjective judgment by a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and the public official prior to submittal.
11. Parking Structure. A wholly or partly enclosed structure, comprised of one or more stories, used exclusively for the parking and storage of vehicles. A parking structure may be totally below- grade or subterranean, partially above -grade, or totally above - grade.
12. Pilaster. A partial pier or column, often with a base, shaft, and capital that is embedded in a wall and projects slightly.
13. Reveal. An inner surface of an opening or recess in a wall, typically in relation to a window or door.
14. Roof, Gable. A roof which slopes downward in two opposite directions from an upper, central ridge.
15. Roof, Hip. A roof which slopes downward in four directions from an upper, central point.
16. Roof, Mansard. A roof with a steep lower slope and flatter upper slope on all sides, either of convex or concave shape.
17. Roof, Shed. A roof which slopes downward in one direction and has no hips, ridges, or valleys.
18. Street, Primary . A primary street in relation to an existing or proposed site is the right -of-way with the higher street classification according to the City’s Transportation Element, and which carries the greater volume of vehicular traffic.
9 Ordinance No.22-__ Objective Design Standards
19. Street Wall. The wall plane or facade of buildings facing a street, comprised of one or more contiguous buildings. Often used to describe a pedestrian-oriented environment.
SECTION 5. Severability
If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Ordinance are severable.
SECTION 6. Codification
The City Clerk shall cause these amendments to be appropriately renumbered and codified in Title 17 of the Goleta Municipal Code on the effective date of this Ordinance.
SECTION 7. Certification of City Clerk.
The City Clerk shall certify to the adoption of this ordinance and, within 15 days after its adoption, shall cause it to be published in accord with California Law.
SECTION 8. Effective Date.
This ordinance shall take effect on the 31 st day following adoption by the City Council.
10 Ordinance No.22-__ Objective Design Standards
INTRODUCED ON the ___ day of ________, 2022.
PASSED, APPROVED, AND ADOPTED this ________day of ______ 2022.
_________________________
PAULA PEROTTE
MAYOR
ATTEST: APPROVED AS TO FORM:
__________________________ _________________________
DEBORAH S. LOPEZ MEGAN GARIBALDI
CITY CLERK CITY ATTORNEY
11 Ordinance No.22-__ Objective Design Standards
STATE OF CALIFORNIA )
COUNTY OF SANTA BARBARA ) ss.
CITY OF GOLETA )
I, DEBORAH S. LOPEZ , City Clerk of the City of Goleta, California, do hereby certify that the foregoing Ordinance No. 22-__ was introduced on _______, and adopted at a regular meeting of the City Council of the City of Goleta, California, held on the _______, by the following roll-call vote, to wit:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
(SEAL)
_________________________
DEBORAH S. LOPEZ
CITY CLERK
12 Ordinance No.22-__ Objective Design Standards
Exhibit A
Chapter 17.44
Multiple-Unit and Mixed-Use Objective Design Standards
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Chapter 17.44: Multiple-Unit and Mixed-Use Objective Design Standards
Sections:
17.44.010 Introduction
17.44.020 Site Design
17.44.030 Building Design
17.44.040 Mixed-Use Standards
17.44.050 Utilitarian Elements
17.44.010 Introduction
A. Purpose and Intent. The purpose of the design standards of this Chapter is to provide the public, building and design professionals, and Review Authorities with objective criteria for eligible residential and mixed-use development in the City. The intent is to provide clear design direction that enhances an area’s unique character and sense of place, respects existing neighborhood compatibility and privacy, and ensures a high-quality living environment.
B. Applicability. The provisions of this Chapter apply to multiple-unit residential and mixed -use development in all Zone Districts that qualify for streamlined, ministerial processing pursuant to California Government Code Section 65913.4, as well as any other multiple-unit or mixed -use development project that qualifies for objective, ministerial review pursuant to State housing law.
C. Consistency with Objective Standards. Projects shall comply with all objective City policies, development standards, and design standards as established in the General Plan and the Goleta Municipal Code.
1. Exception. Any concessions, incentives, or waivers of development standards pursuant to Chapter 17.22, Density Bonus and Other Incentives of this Title.
2. Conflicting Standards. Projects must meet objective standards in this Chapter in addition to all pertinent requirements of the Goleta Municipal Code. If there is any conflict between these objective standards and existing City and/or State objective standards, the more restrictive objective standard applicable to the project shall apply.
D. Permit Required. Any eligible project processed pursuant to this Chapter shall require a Land Use Permit or a Coastal Development Permit, if located within the Coastal Zone.
E. Design Review. Design Review of projects processed pursuant to this Chapter shall be conducted by the Director and shall only include consistency with adopted objective design standards.
1. Required Findings. Other than those findings required pursuant to Section 17.52.070, Common Procedures – Findings for Approval, no additional findings are required.
Additionally, no findings for Design Review, including those in subsection 17.58.080, shall be required for approval of the project.
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17.44.020 Site Design
A. Building Placement and Orientation.
1. Street Wall. If buildings on adjacent properties establish a contiguous street wall along the primary street frontage, new buildings shall be located to maintain the contiguous street wall, with allowances for variation in facade and entrances which are projected or recessed.
2. Visibility of Entrances. On all lots 60 feet or less in width, at least one primary building entrance or individual unit entrance shall be visible from the front or street side lot line.
See subsection 17.44.030(C).
3. -OTH Old Town Heritage Overlay District. Buildings located with street frontage(s) along Hollister Avenue shall comply with the zero setback provisions of Section 17.19.040, Front Setback, Hollister Avenue Frontage, of this Title.
B. Vehicular Parking and Access. Vehicular parking and access shall comply with the provisions of Chapter 17.38, Parking and Loading, of this Title. In addition, projects shall provide the following:
1. Primary Access. Side street or alley access shall serve as the primary vehicular access to parking areas, if available. If not available, the primary street shall serve vehicular access.
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2. Number of Access Points.
a. Normal Lots. A maximum of one vehicle access point from the street is permitted per 100 feet of street frontage.
b. Corner Lots.
i. One vehicular access point is permitted per lot where all street frontages are less than 100 linear feet.
ii. Two vehicular access points are permitted on lots where at least one street has a frontage of 100 linear feet or more.
FIGURE 17.44.020(B)( 2): VEHICULAR ACCESS POINTS
3. Parking Location. Parking areas shall not be located within any front or street side setback or between any primary structure and the primary street.
4. Loading and Service Areas. In addition to the provisions below, loading and service areas shall comply with the standards of Section 17.38.100, On-Site Loading, as applicable. 16
a. All required loading and service areas shall be located adjacent to a façade other than the primary street frontage.
b. Loading and service areas shall be located so as to not disrupt or block the flow of on-site and off-site vehicular traffic.
c. Loading and service areas shall not be located adjacent to residential dwelling units or common open space areas.
d. Loading and service areas shall be screened from view with walls, solid fencing, and/or landscape privacy screening as described in subsection 17.44.020(E).
5. Enhanced Paving for Entrance Driveways. Paving treatment using patterned and/or colored pavers, brick, or decorative colored and /or scored concrete shall be used for entrance driveways, a minimum of 12 feet in length , and spanning the width of the entrance driveway.
FIGURE 17.44.020(B)( 5): ENHANCE D PAVING FOR ENTRANC E DRIVEWAYS
6. Vehicle Light Intrusion. Vehicle headlights shall be obstructed from direct alignment with habitable interior spaces with a minimum 3-foot evergreen shrub or vine and/or features such as fencing or walls.
C. Pedestrian Circulation and Access.
1. General. The following pedestrian walkways shall be provided and interconnected within the site:
a. Pedestrian walkways shall connect residential dwelling units to areas throughout the site, such as vehicle parking areas, bicycle parking areas, common open space, waste and recycling enclosures, and other amenities.
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b. Pedestrian walkways shall connect public sidewalks , building entrances, and vehicle parking areas.
c. Pedestrian walkways shall connect building entrances and vehicle parking areas through the site interior to all transit stops directly adjacent to the site.
2. Pedestrian Walkways. Pedestrian walkways shall be provided with a minimum width of four feet along their entire length and shall be designed as follows:
a. Through Lot Connection. Through lots located more than 300 feet from a street intersection, measured from the closest point of the lot , shall provide a publicly accessible sidewalk or walkway connecting the two streets. b. Materials. Walkways shall be constr ucted of firm , stable and slip -resistant materials, such as poured-in-place concrete (including stamped concrete ), permeable paving, decomposed granite, or concrete pavers. c. Paving for Pedestrian Crossings. Where an intersection of pedestrian and vehicle access exists, enhanced paving treatment using patterned and/or colored pavers, brick, or decorative colored and scored concrete shall be used. Pedestrian crossings shall feature enhanced paving a minimum width of five feet and span the length of the intersecting drive area.
FIGURE 17.44.020(C)( 2): PEDESTRIAN WALKW AYS
d. -OTH Old Town Heritage Overlay District. Covered pedestrian walkways within the -OTH overlay shall contain a repeating colonnade or arcade element. e. Maintenance. Pedestrian walkways shall be maintained in good condition for the life of the project and shall not be allowed to fall into disrepair so as to constitute a nuisance or hazard to the public.
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3. Enhanced Paving for Building Entranc es. Primary building entrances shall provide decorative and accent paving that contrast in color and texture from the adjacent walkway paving. Grasscrete is prohibited.
D. Common and Restricted Open Space . Common and restricted open spaces for multiple -unit developments shall comply with the minimums required by the base Zone District in Chapter
17.07, Residential Districts , Section 17.24.120, Mixed -Use Development, and the Rules of Measurement established in Section 17.03.130, Restricted and Common Open Space, of this Title.
1. Common Open Space. Projects shall provide common space according to the standards below. Rooftops shall not be used to satisfy any part of the common open space requirement.
a. Number of Common Open Spaces. Projects shall provide common open spaces proportionate to the number of dwelling units as established below:
i. One to 25 dwelling units. At least one common open space shall be provided.
ii. 26 to 50 dwelling units. At least two common open spaces shall be provided.
iii. 51 to 75 dwelling units. At least three common open spaces shall be provided.
iv. 76 or more dwelling units . At least four common open spaces shall be provided.
b. Visibility. Common open space shall be located and arranged to allow a clear line of sight into the space from pedestrian walkways on the interior of the site.
E. Landscaping. Landscaping shall be used for all outdoor areas that are not specifically used for parking, driveways, walkways, or open space.
1. Additional Landscaping Requirements. Landscaping must comply with Chapter 17.3 4, Landscaping, including requirements for all requirements of the State and City’s Water Efficient Landscaping Ordinance (WELO), where applicable.
2. Plant Materials. Plant materials are limited to native or non -invasive drought-tolerant species.
3. Parking and Loading Area La ndscaping. Parking and loading area landscaping must comply with subsection 17.38.38.110(K), Parking Area Design and Development Standards, Landscaping.
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4. Landscape Buffer. A landscape buffer of minimum width of five feet shall be located between all grou nd-level restricted open space s and pedestrian walkways . The buffer shall be planted with dense evergreen shrubs and /or vines which grow to or are maintained at a minimum height of four feet.
FIGURE 17.44.020(E)( 4): LANDSCAPE BUFFER
5. Pedestrian Walkways . Pedestrian w alkways shall be flanked on both sides with landscaping, and may include a mix of turf, groundcover, and shrubs. Both sides of walkways shall provide trees which shall be spaced to shade at least 25 percent of the overall walkway length at maturity.
FIGURE 17.44.020(E)( 5): PEDESTRIAN WALKW AYS
6. Number of Plants. A minimum of one 15 -gallon tree or equivalent box size and 10 five - gallon shrubs shall be planted for every 1,000 square feet of required landscape area. 20
7. Groundcover. Groundcover shall be sized and located to cover at least 75 percent of all landscape areas that are not planted with shrubs or trees within 5 years of installation. a. While groundcovers and shrubs are establishing, a minimum layer of 3-inch bark mulch or decorative gravel shall be placed within all landscape areas to provide 100 percent coverage of such landscape areas.
8. Plant Selection. Artificial or synthetic plants, except for turf, are prohibited. Artificial turf is not permitted in front or street side setbacks.
9. Solar Access. Landscaping shall not obstruct solar access to adjacent solar collectors for water heating, space heating or cooling, or electricity generation.
10. Privacy. Landscape screening shall obscure direct sight lines into dwelling units and restricted open space areas from communal areas such as parking areas, common mailboxes, and pedestrian walkways . Landscape screening may be used in combination with walls, fencing, and/or trellises to screen views.
a. Location. Landscape screening shall fit within associated planting areas and canopy sizes must not overlap with building foundations or eaves. b. Plant Selection. Landscape screening shall use evergreen trees, shrubs, and/or vines located and sized to buffer views. D eciduous species, perennials, a nd grasses or grass-like plants are not permitted for privacy screening. c. Minimum Sizes. Landscape screening and vegetation shall use the following minimum container sizes at time of planting:
i. Trees. 15-gallon size.
ii. Shrubs. 5-gallon size.
iii. Vines. 5-gallon size.
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17.44.030 Building Design
A. Building Form, Massing, and Articulation.
1. Building Form and Vertical Hierarchy. Buildings that are three stories or more in height shall be designed to differentiate between a defined base; a middle or body; and a top, cornice, or parapet cap . Buildings two stories or less shall include a defined base and a top, cornice, or parapet cap. All buildings shall achieve this effect through at least two of the following:
a. Color, texture, or material changes.
b. Variations, projections, or reveals in the wall plane. c. Variations in fenestration size or pattern.
d. Decorative architectural details, such as cornices and columns.
FIGURE 17.44.030(A)( 1): BUILDING FORM AN D VERTICAL HIERARCHY
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2. Wall Plane Variation. Building façades visible from the primary street shall not extend more than 30 feet in length without either an architectural element or a five-foot variation in depth in the wall plane. Building entrances, front porches, upper -story setbacks, projections , and recessions , such as stoops, bay windows, overhangs, and trellises, count towards this requirement.
FIGURE 17.44.030(A)( 2): WALL PLANE VARIA TION
3. All-Sided Architecture. Buildings shall be designed and articulated with common details, articulation, materials, and elements on all sides.
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4. Corner Lots. Buildings located on corner lots shall include one or more of the following features on both street-facing facades, located within 25 feet of the corner of the building closest to the intersection:
a. An entrance to a ground-floor use or a primary building entrance. b. A different material application, color, or fenestration pattern of windows and doors from the rest of the façade.
c. A change in height of at least 18 inches from the height of the abutting façade.
FIGURE 17.44.030(A)( 4): CORNER LOT TREAT MENTS
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5. Roof Line Variation. Roof lines shall not extend more than a length of 40 feet without at least one prominent change as described below:
a. Variation in roof form, such as hip, mansard, gable, shed, and flat with parapet. b. Variation in architectural elements, such as parapets or varying cornices. c. Variation of roof height of at least 18 inches (as measured from the highest point of each roof line).
FIGURE 17.44.030(A)( 5): ROOF LINE VARIAT ION
6. Flat Roofs and Parapets.
a. Where rooftop equipment is located within 10 feet of a roof edge, a parapet shall be provided that is a minimum of six inches taller than all roof-top equipment. b. Interior side of parapet walls shall not be visible from a common open space or public right-of-way.
c. Parapets shall be capped with precast treatment, continuous banding, projecting cornices, dentils, or similar edge treatment.
B. Building and Dwelling Unit Entrances. See subsection 17.44.020(B) for orientation of building and dwelling unit entrances within a site.
1. Primary Building Entrance.
a. Street-Facing Entrance. Buildings located within 20 feet of the primary street right-of-way shall have a ground-level primary building entrance facing the primary street.
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b. -OTH Old Town Heritage Overlay District. Buildings located along Hollister Avenue shall provide at least one primary building entrance every 50 feet along Hollister Avenue. Primary building entrances shall provide one or more of the following:
i. Entrance flanked by columns, decora tive fixtures, or other similar elements.
ii. Entrance recessed within a large arch or cased decorative opening. iii. Entrance emphasized by a change in roofline of at least 12 inches, or a tower or similar break in the wall façade
iv. Entrance covered by a large port ico projecting at least 6 feet from the wall façade.
v. Entrance covered by an awning.
FIGURE 17.44.030(B)( 1)(b): PRIMARY BUILDING ENTRANCES, OLD TOWN HERITAGE OVERLAY
DISTRICT
2. Individual Dwelling Unit Entrance.
a. General Requirement. All individual unit entrances shall have either a projected sheltering element or be recessed from the main facade; the projection or recess shall have a minimum depth of 24 inches.
b. Visibility. All individual unit entrances shall be illuminated or shall face towards a common area or public street.
c. Street-Facing Unit Entrance. Each dwelling unit located within 20 feet of a primary street right-of-way shall include at least one street-facing porch, balcony, or patio unless a setback of five feet or less is provided.
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d. Upper-Floor Unit Entrance. Exterior entrances to individual dwelling units on upper floors are permitted. No exterior access corridor located above the ground floor may provide access to five or more upper-floor dwelling units.
3. Architectural Treatments. Entrances for buildings and individual dwelling units shall incorporate at least two of the following architectural treatments:
a. Feature window details;
b. Towers;
c. Decorative veneer or siding;
d. Porches or stoops; or
e. Changes in roof line or wall plane.
FIGURE 17.44.030 (B)(3): ARCHITECTURA L TREATMENTS FOR ENT RANCES
C. Windows and Doors.
1. Location. Windows and doors shall be located so they do not directly align with windows and doors of adjacent dwelling units.
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2. Privacy. Where windows are proposed within 10 feet of a window on another building, the design and placement shall avoid unfiltered/direct views into the adjacent site and shall be designed with one or more of the following:
a. Use non-transparent or obscured glazing, such as frosted/patterned glass.
Reflective glazing is not permitted.
b. Provide permanent architectural screens or affixed louvers at windows. c. Offset windows horizontally at least 12 inches from any windows in adjacent buildings (edge to edge), so as not to have a direct line-of-sight into adjacent units.
3. Window Treatment.
a. Windows shall either be recessed at least three inches from the plane of the surrounding exterior wall or shall have a trim or windowsill at least one-half inch in depth.
b. Windows Facing a Public Street. Windows facing a public street shall feature enhanced window treatments, such as decorative architectural brackets, trim, shutters, awnings, and/or trellises.
FIGURE 17.44.030(C)( 3): WINDOW TREATMENT
D. Materials and Colors.
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1. Wall Material. The primary exterior siding material for buildings shall be wood, composite wood, stone, stone veneer, granite, slate, brick, brick veneer, stucco, plaster, fiber cement, vinyl, aluminum, or steel. The use of exposed plywood or glass curtain walls is prohibited.
2. Wall Color. The color of exterior walls shall have a light reflectance value of 50% or greater.
3. Window Consistency. Window frame materials and color shall be used on all elevations.
4. Material and Color Transition. Changes in material or color shall occur at inside corners of intersecting walls or at architectural features that break up the wall plane, such as columns.
FIGURE 17.44.030(D)( 4): MATERIAL AND COL OR TRANSITION
5. Accent Material. Use of two or more accent materials, such as glass, ti le, brick, stone, concrete, or plaster, shall be incorporated to highlight building features.
6. Affordable units and market rate units in the same development shall be constructed of the same exterior materials and details such that the units are not distin guishable from one another in quality and detail.
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E. Parking Structures.
1. Wall Plane Variation. Building façades visible from the primary street shall not extend more than 30 feet in length without at least one of the following: a five-foot variation in depth in the wall plane, architectural element, or other prominent feature that provides visual interest.
2. Materials and Colors. The parking structure shall utilize the same colors and materials as the primary buildings.
3. Articulation. The exterior of the parking structure shall apply at least one of the following as articulation:
a. Applied materials, such as brick, stone, and/or siding, which extend at least two inches from the face of the structure to the face of the applied materials. Painted concrete, smooth concrete, or stucco walls shall no t be considered sufficient articulation.
b. Decorative architectural features , such as cut metal screens, awnings, trellises, louvers, and/or decorative security grills.
4. Vertical Plantings. Vertical plantings shall be located between openings, entrances, and architectural accent features. Plantings shall be evergreen vegetation that will grow to a minimum height equivalent to 75 percent of the height of the parking structure; container size shall be selected to achieve a height of at least 50 percent of the height of the parking structure within at least two years from time of installation.
F. Garages and Carports.
1. Garages.
a. Garage doors shall be recessed a minimum of six inches from the surr ounding wall plane.
b. Garage doors shall not occupy more than 50 percent of the width of any building façade. This limitation does not apply to detached garages located in the rear half of a lot.
c. Garages shall feature at least one of the following treatments:
i. Garage door windows.
ii. Paneled garage door surface.
iii. Two different colors.
2. Carports. Carports shall incorporate the same colors and materials as the primary residential or mixed-use building design.
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17.44.040 Mixed-Use Standards
A. Ground Floor Height. The ground floor of a mixed-use building shall have a minimum floor height of 12 feet, measured from finished ground floor to the bottom of the finished second floor.
B. Ground Floor Transparency. Exterior walls facing a public street shall include transparent windows and doors for at least 50 percent of the building wall area located between three and seven feet above the elevation of the sidewalk. Parking garages are not required to meet the ground floor transparency requirement.
FIGURE 17.44.040(B): GROUND FLOOR TRANSP ARENCY
C. Street-Facing Setbacks. Street-facing setbacks shall be landscaped and/or prepared for use by pedestrians. The setback area on each lot shall contain at least two amenities per 50 linear feet, such as benches, drinking fountains, shade structure, or other design element (e.g., public art, planters, kiosks, etc.).
D. Street-Facing Entrance. Mixed-use buildings located within 20 feet of a primary street right -of- way shall incorporate at least one primary building entrance directly from the public sidewalk or right-of-way. The primary building entrance shall include weather protection that is a minimum six feet wide and four feet deep by recessing the entrance or providing an awning or similar weather protection element.
17.44.050 Utilitarian Elements
A. Bicycle Parking. Bicycle parking shall comply with the provisions of Section 17.38.090, Bicycle Parking, of this Title.
B. Trash, Recycling, and Green Waste Container Enclosures. Enclosures for recycling, green waste, and any other waste containers required by law are required for multiple-unit and mixed-use developments, and shall comply with the provisions of Section 17.24.140, Trash, Recycling, and Green Waste Storage Areas , of this Title . Enclosures shall be located within a buil ding, incorporated into the exterior building design, or located within a detached enclosure designed and placed as follows:
1. Location. The enclosure shall be located to the rear or side of the building(s) and located outside of view from a public right-of-way.
2. Materials. The enclosure shall incorporate the materials and colors of the primary residential or mixed-use building design.
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C. Fences and Walls. Fences and walls shall comply with the provisions of Section 17.24.090, Fences, Freestanding Walls, and Hedges, of this Title.
1. Fences and w alls shall be designed with the same materials and colors as the primary residential or mixed-use building(s).
2. Where fences and walls of different materials or finishes intersect, a natural transition or break, such as a column or pilaster, shall be provided.
D. Lighting. Lighting shall comply with the provisions of Chapter 17.35, Lighting, of this Title.
E. Screening of Mechanical Equipment. Equipment and utilities shall comply with the provisions of Section 17.24.170, Screening of Mechanical Equipment, of this Title.
F. Vents and Exhaust. All wall -mounted vent and exhaust elements shall be located at interior corners of building walls or behind building elements that conceal them from public view. All flashing, sheet metal vents, exhaust fans or ventilators, and pipe stacks shall be painted a color to match the adjacent roof or wall material.
Definitions
Arcade. A series of arches supported by columns, pilasters, or piers.
Bracket. A projection from a vertical surface providing structural or visual support, typically found under cornices, balconies, windows, or any other overhanging element.
Colonnade. A row or series of evenly -spaced columns set at regular intervals, often freestan ding or supporting a roof.
Cornice. A projecting shelf along the top of a wall supported by a series of brackets; the exterior trim where a roof and wall meet, consisting of soffit, fascia, and crown molding.
Dentil. An architectural detail of small, repeating blocks, typically used as a decoration under the soffit of a cornice.
Fenestration. The arrangement, proportioning, and design of windows, doors, and other exterior openings in a building.
Grasscrete. A type of permeable surfacing product that is manufactured using reinforced concrete pavers and designed to allow for grass, gravel, or stone to fill in the voids of the pavers and is sturdy enough to accommodate occasional vehicular use.
Groundcover. Low-growing herbaceous or woody vegetation, other than turf, which typically grows less than two feet high and used for understory planting under shrubs and trees. Generally grows with a creeping or spreading habit and used to cover bare soil areas within landscape planter areas.
Light Reflectance Value. A measure of the total amount of light that is reflected from an exterior or interior surface when illuminated by a light source.
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Objective Design Standard. A standard that involves no personal or subjective judgment by a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and the public official prior to submittal.
Parking Structure. A wholly or partly enclosed structure, comprised of one or mo re stories, used exclusively for the parking and storage of vehicles. A parking structure may be totally below -grade or subterranean, partially above-grade, or totally above-grade.
Pilaster. A partial pier or column, often with a base, shaft, and capital that is embedded in a wall and projects slightly.
Reveal. An inner surface of an opening or recess in a wall, typically in relation to a window or door.
Roof, Gable. A roof which slopes downward in two opposite directions from an upper, central ridge.
Roof, Hip. A roof which slopes downward in four directions from an upper, central point.
Roof, Mansard. A roof with a steep lower slope and flatter upper slope on all sides, either of convex or concave shape.
Roof, Shed. A roof which slopes downward in one direction and has no hips, ridges, or valleys.
Street, Primary. A primary street in relation to an existing or proposed site is the right -of-way with the higher street classification according to the City’s Transportation Element, and which carries the greater volume of vehicular traffic.
Street Wall. The wall plane or facade of buildings facing a street, comprised of one or more contiguous buildings. Often used to describe a pedestrian-oriented environment. 33