Prepared BY WRT
For City of Hayward
OPTIONS AND RECOMMENDATIONS
TECHNICAL REPORT
March 2023
ATTACHMENT II I
Contents
Overview 3
Evaluation of Current Standards 5
Possible Approaches to Updating Residential Design Standards 19 3 Options and Recommendations Technical Report
Purpose of the Report
The purpose of this report is to set the stage for
Draft Residential Design Standards by:
z Evaluating if the current standards promote
a diversity of housing options and achieve
target density and the desired neighborhood
environment.
z Identifying standards that need to be updated.
z Giving decision makers and community
stakeholders options for possible approach(es)
for making standards “objective”.
This report incorporates findings from the Hayward
Residential Design Study Background Report
(September 2022), the Outreach and Engagement
Summary Report (September 2022), Vision and
Objectives (October 2022), and General Plan and
Zoning Discrepancy Memo (March 2023).
City’s Objectives for the Hayward
Residential Design Study
Despite the multitude of State laws aimed
at increasing affordable housing stock, the
housing crisis has prompted many communities
to find their own innovative solutions. Through
its Zoning Ordinance and existing residential
development standards, the City of Hayward has
a unique opportunity to revisit existing residential
development regulations that may not be resulting
in the type of housing development the community
would like and create new regulations that increase
the feasibility of housing production and further
enhance the City’s character. The City’s objectives
for the Hayward Residential Design Study are to:
z Update the Zoning Ordinance to allow single-
family zoned properties the ability to develop in
compliance with their underlying 2040 General
Overview
Plan designations to simplify and streamline the
development of these properties.
z Analyze the City’s current objective standards for
residential development and determine whether
these are sufficient to meet the City’s goals for
development.
z Explore options for and adopt new objective
standards that address design, massing,
neighborhood compatibility, parking, setbacks,
and/or other topics identified as important by
the community, stakeholders, decision makers,
and City staff.
z Engage a wide range of community members
and stakeholders, including communities
that have limited or no access to technology,
homeowners, renters, housing advocates,
developers, architects, and community members
who are hard to reach and/or do not typically
participate in City processes.
This report presents findings and approaches for
residential design standards, with consideration to
the goals described above.
Key Takeaways from Outreach &
Engagement
The following themes that emerged from the
outreach and engagement efforts, directly inform
the residential design standards.
z Front yard setbacks: Front yard setbacks and
their treatment (with high-quality landscaping
or lack thereof) directly impacts the street
environment. On single-family parcels,
inadequate front setbacks can cause cars
parked in the driveway to hang over the
sidewalk. On multi-family parcels with bigger
buildings, front yard treatment with landscaping
4 March 2023
and planting can create an inviting environment
and balanced transition to adjacent buildings.
z Building step-backs: Upper floor “step-backs”
create an attractive variation in the building
mass and façade and a balanced transition to
adjacent smaller scaled buildings.
z Second story additions to single family
homes: Second story additions to single family
homes that are well-articulated and scaled
appropriately in relation to the first floor, result in a better building design, create a pleasing street
environment, and avoid boxy buildings.
z Porches, patios, and balconies: Porches,
patios, and balconies on street-fronting facades
and overlooking interior courtyards create
an engaging relationship with the street and
ensure designated outdoor space in multi-family
residential development.
z Building frontage – windows: Windows are an
important building feature, not only because
they provide direct access to light, but the
scale and quantity of windows can impact the
aesthetic of the building façade. Privacy of
habitable spaces can be impacted by window
placement and orientation.
z Diversity of architectural styles: Encouraging
a diversity of architectural styles with a variety
of tastefully coordinated building materials, and
details will prevent cookie-cutter development
and allow new development to respond better
to specific neighborhood needs and enhance
character.
z Common outdoor spaces: Common outdoor
spaces in multifamily residential developments
are important for providing access to outdoor
space. Spaces must be designed to be inviting
and usable.
z Parking ratios and parking design: A balanced
supply of parking is important to maintain
the overall scale and massing of a building
and result in a development compatible with
its context. Too much parking requires either
large surface lots or parking garages leaving
less usable space for residential development.
Design and visibility of a parking lot or
garage is critical in creating an inviting street
environment.
z Landscaping: Well-designed and well-
maintained landscaping is important to create
a pedestrian- friendly and pleasing street
environment, to buffer residences and larger
scale development from the street, and to
maintain privacy.
z Fencing: Fence height, fencing material and
fence treatment are important characteristics
for an engaging and attractive street
environment.
z Universal design: Universal design features
are important for accessibility and allowing
residents to age in place.
z Development feasibility: Development
standards have a direct impact on the ability to
develop affordable and market rate housing.
Key Takeaways from General Plan
and Zoning Discrepancy Memo
There are several single-family zoned parcels that
are inconsistent with their underlying General Plan
Land Use designations of Limited Medium Density
Residential (LMDR), Medium Density Residential
(MDR), and High Density Residential (HDR);
primarily due to a discrepancy between allowed
density ranges, and in some cases, allowed land
uses. The development feasibility of individual
parcels is also impacted by the cumulative effect
of other development standards applicable to that
parcel, such as setback requirements, maximum
lot coverage, building heights, parking ratios, etc.
5 Options and Recommendations Technical Report
The Hayward Residential Design Study will focus
primarily on three residential zoning districts:
RS (Residential Single Family), RM (Residential
Medium Density), and RH (Residential High
Density). An example site was selected for each
zoning district and current development standards
were applied to each residential type that is
allowed in the respective zoning districts.
Example Sites
Test Site 1: Lynn Street
Zoning: RS (Single Family Residential)
General Plan Land Use Designation: LDR (Low
Density Residential)
Evaluation of Current Standards
Lot Size: 5,035 square feet
Lot Features: Flat lot, interior lot
Existing Context: This site is located in a single-
family residential neighborhood with most of the
lots approximately the same size as the test lot.
Most houses are single story with two car garages
and consistent front setbacks.
Permitted Residential Types by current zoning
standards and State Law:
z Detached single-family homes
z Accessory dwelling units as secondary use
z Up to four residential units (attached/detached)
allowed under SB 9 with lot splits, where each
lot is a minimum of 1,200 square feet and
approximately equal size
Lynn Street
Fuller Avenue
Ocie Way
6 March 2023
RS - Single Family Residential Zoning District
Existing Development Standards
Test Site 1: Lynn Street
Lot Area - 5,035 Sq. Ft (Interior Lot)
Fig 2: Test with 1 Primary Unit
Fig 1: Building Envelope per Existing Standards
Garage
Primary Building
StreetDriveway
53’
30’
5.3’
5.3’
95’
20’
6’
20’
Accessory
Structure
Rear
Setback
Front
Setback
Allowable Building Envelope
Street
7 Options and Recommendations Technical Report
Fig 3: Test with 1 primary unit + 1 Detached ADU (Conversion of Accessory Structure) Primary Building
Driveway
Street
Detached
ADU
StreetAttached
ADU
Primary Building Driveway
Fig 4: Test with 1 primary unit + 1 Attached ADU (Garage Conversion) Garage
RS - Single Family Residential Zoning District
Existing Development Standards
Test Site 1: Lynn Street
Lot Area - 5,035 Sq. Ft (Interior Lot)
8 March 2023
Standards Requirements Test Results (Fig. 2)
Min. Lot Size 5,000 sq. ft.
Min. Yard Setbacks
Front - 20’
Rear - 20’
Side - 5’ or 10% of lot width at front setback,
whichever is greater
Front - 20’
Rear - 20’
Side - 5’3”
Max. Lot Coverage 40% 40% (Achieved)
Density 4.3 to 8.7 DU/Acre 8.6 DU/Acre
Building Height 30’ 26’
Open Space No requirements
Min. Parking 2 spaces per single family unit (tandem or side-by- side)
2 spaces (side-by-side parking)
ADU (max. unit size)
z 850 sq. ft for 1 bedroom and studios
z 1,000 sq. ft. for 2 or more bedrooms
z Shall not exceed 50% of total floor area of primary
units or 1,200 sq. ft. whichever is less
750 sq. ft.
Analysis Findings
z The test parcel was able to achieve the upper
range of maximum allowed density of 8.7 DU/
Acre; and the maximum lot coverage of 40%
after fulfilling setback requirements.
z While RS zoned parcels have a maximum lot
coverage requirement of 40%, there are no
standards for the second story in the form of
maximum square footage or as a percentage of
the total area of the first story. This results in
bulky and boxy buildings without variation in
massing.
z Current development standards allow parking
garages to be built up to the front setback line,
which results in a significant length of the street
facing facade to be blank (especially on narrow
lots where the overall width of the building is
also limited) creating an less than ideal street
environment.
9 Options and Recommendations Technical Report
Test Site 2: Mohr Drive
Zoning: RM (Residential Medium Density)
General Plan Land Use Designation: MDR
(Medium Density Residential)
Lot Size: 36,892 square feet
Lot Features: Flat lot, corner lot
Existing Context: This site is located in a
predominantly residential neighborhood with
neighborhood retail and community uses such as
churches. The majority of the houses on the street
are one to two story, with two-car garages. The
neighborhood has a mix of single family residential,
townhouses, and low-rise apartments.
Permitted Residential Types per current zoning
standards:
z Detached single-family homes
z Attached single-family homes (townhomes and
rowhouses)
z Multi-family dwellings
z Second units
z Accessory dwelling units as secondary use
Mohr Drive
West Street
10 March 2023
Fig 5: Building envelope allowed by existing standards
Fig 6: Test with apartments
RM - Medium Density Residential Zoning District
Existing Development Standards - with Apartments
Test Site 2: Mohr Drive
Lot Area - 36,892 Sq. Ft (Corner Lot)
Allowable Building Envelope
Side Street
Main Street
Side Street
Allowable Building
Envelope
206’
40’
183’
10’
10’
20’
20’
Rear
Setback
Front
Setback
Side Street
Primary Street
Primary Street
Required Open Space
Required Parking
Driveway
11 Options and Recommendations Technical Report
RM - Medium Density Residential Zoning District
Existing Development Standards - with Townhomes
Fig 8: Test with townhomes
Allowable Building
Envelope
Primary Street
Side Street
Fig 7: Building envelope as per existing standards
Allowable Building
Envelope
206’
183’
10’
10’
20’
20’
Rear
Setback
Front
Setback
Side Street
Test Site 2: Mohr Drive
Lot Area - 36,892 Sq. Ft (Corner Lot)
Primary Street
12 March 2023
Analysis Findings
z Apartment buildings with surface parking were
able to achieve the maximum allowed density
of 17.4 DU/acre, however the building footprint
occupies only 20% of the lot area. The lot has
capacity to accommodate more dwelling units
within the allowable building height limit.
z The parking requirement of 2.1 spaces per
unit, is restrictive in achieving maximum
density in an apartment typology, because
parking takes up a large portion of the site. This
also results in a large surface with impervious
paving creating a heat island effect, and does
not contribute to an active street environment.
z Limiting building heights to 40 feet results in
apartment buildings with nine feet floor heights
which is less than ideal. With an optimal floor
height of 10 feet, only 3 stories will be feasible
Standards Requirements Test Results with Apartments
(36,892 sq. ft.)
Test Results with Townhomes
(36,892 sq. ft.)
Min. Lot Size 5,000 sq. ft.
Min. Yard
Setbacks
z Front yard- 20’
z Rear yard - 20’
z Side Street yard - 10’
z Interior side yard - 5’ or 10%
of lot width at front setback,
whichever is greater, up to a
maximum of 10’
Front yard - 20’
Rear yard - 20’
Side yard - 10’
Front yard - 20’
Rear yard - 20’
Side yard - 10’
Max. Lot
Coverage 40% 20% (Achieved) 30% (Achieved)
Density 8.7 to 17.4 DU/Acre 17.4 DU/Acre (assumes avg. unit size at 900 sq.ft. gross area) 13 DU/Acre
Building Height 40’ 23’ (2 stories) 40’ (3 stories + roof top open space)
Open Space per
dwelling unit
Open Space - 350 sq. ft.
Dedicated Common Open Space
- 100 sq. ft./DU
Common Open Space - 600 sq.
ft/DU. (outdoor at grade)
Common Open Space - 550
sq. ft/DU. (outdoor at grade)
Min. Parking 1 space per unit (covered)
1.1 spaces per unit (open to sky)
1 space per unit (covered)
1.1 spaces per unit (open to sky)
2 spaces (tuck under
parking)
considering the ground floor should be at least
three feet above grade for privacy.
z Achieving maximum allowed density with a
townhome typology is challenging due to site
design standards such as setback requirements
and maximum lot coverage.
z Open space standards are difficult to
understand, as clear definitions of general
open space, group open space, and private
open space are not available. It is also not clear
if yard setbacks can be applied towards open
space.
z The standards don’t clearly explain whether
general and group open spaces are required
to be outdoor and at grade, or can also include
indoor spaces, rooftop spaces, balconies and
patios.
13 Options and Recommendations Technical Report
Test Site 3: Alice Street
Zoning: RH (High Density Residential)
General Plan Land Use Designation: HDR (High
Density Residential)
Lot size: 16,968 square feet (single parcel) &
42,300 square feet (3 aggregated parcels)
Lot features: Flat lot
Existing context: This site is in a predominantly
residential neighborhood with some commercial
uses. Building types in the neighborhood consist of
detached and attached single family residences,
multiplexes, and multi-family.
Permitted Residential Types per current zoning
standards:
z Attached single-family homes (townhomes and
rowhouses)
z Multi-family dwellings
z Small group homes
z Accessory dwelling units as secondary use
Alice Street
14 March 2023
Fig 9: Building envelope per
existing standards
101’
40’
10’
10’
168’
20’
20’
Street
Rear
Setback
Front Setback
Allowable Building
Envelope
Fig 10: Test with apartments +
surface parking
RH - High Density Residential Zoning District
Existing Development Standards - on a small site | single parcel Street
Street
Required Open Space
Required
Parking
Test Site 3: Alice Street
Lot Area - 16,968 Sq. Ft (Interior Lot)
15 Options and Recommendations Technical Report
Required Open Space
Required
Parking
Existing Development Standards - on a large site / aggregated parcels Test Site 3: Alice Street
Lot Area - 42,300 Sq. Ft (Interior Lot)
RH - High Density Residential Zoning District
Fig 12: Test with apartments +
surface parking
Street
Street
Fig 11: Building envelope per
existing standards
252’
40’
10’
10’
168’
20’
20’
Street
Building Envelope
Rear
Setback
Front Setback
16 March 2023
RH - High Density Residential Zoning District
Existing Development Standards
Test Case for minimum required lot size in RH Zoning District Lot Area - 7,500 Sq. Ft (Interior Lot)
60’
40’
6’
6’
125’
20’
20’Rear
Setback
Front Setback
Allowable Building
Envelope
Street
20’Driveway
Required Open
Space
Street Fig 13: Test apartments +
surface parking
Fig 12: Building envelope per
existing standards
17 Options and Recommendations Technical Report
Standards Requirements
Test Results with
Apartments (single
parcel - 16,968 sq. ft.)
Test Results with
Apartments (three
aggregated parcels -
42,300 sq. ft)
Test on minimum
required lot size
(7,500 sq. ft.)
Min. Lot
Size 7,500 sq. ft.
Min. Yard
Setbacks
z Front yard- 20’
z Rear yard - 20’
z Side Street yard - 10’
z Interior side yard - 5’ or
10% of lot width at front
setback, whichever
is greater, up to a
maximum of 10’
Front yard - 20’
Rear yard - 20’
Side yard - 10’
Front yard - 20’
Rear yard - 20’
Side yard - 10’
Front yard - 20’
Rear yard - 20’
Side yard - 6’
Max. Lot
Coverage 65% 25% (Achieved) 17% (Achieved) 16% (Achieved) Density 17.4 to 34.8 DU/Acre
20.5 DU/Acre (assumes
avg. unit size at 900
sq.ft. gross area)
24.7 DU/Acre (assumes
avg. unit size at 900
sq.ft. gross area)
17.4 DU/Acre (assumes
avg. unit size at 900
sq.ft. gross area)
Building
Height 40’ 23’ (2 stories) 33’ (3 stories) 33’ (3 stories) Open
Space per
dwelling
unit (DU)
General Open Space - 350
sq. ft.
Dedicated Common Open
Space - 100 sq. ft./DU
Common Open Space
420 sq. ft./DU (rooftop)
Common Open Space -
370 sq.ft/DU (outdoor
space at grade)
Common Open Space
350 sq.ft/DU (Rooftop)
Min.
Parking
1 space per unit (covered)
1.1 spaces per unit (open
to sky)
1 space per unit
(covered)
1.1 spaces per unit
(open to sky)
1 space per unit
(covered)
1.1 spaces per unit
(open to sky)
1 space per unit
(covered)
1.1 spaces per unit
(open to sky)
18 March 2023
z Maximum allowed density for apartment
buildings with surface parking, cannot be
achieved due to the parking requirement of 2.1
spaces per dwelling unit, because parking takes
up a large portion of the site. This also results in
a large surface with impervious paving creating
a heat island effect, and does not contribute to
an active street environment.
z Buildings with podium or subterranean parking
may be able to achieve maximum allowed
density but would likely be cost prohibitive for
many projects.
z Development on lot sizes less than 18,000
sq.ft. cannot achieve maximum allowable lot
coverage with current setback requirements.
z Large front yard setbacks (same as RS zone)
make feasibility of high density residential
challenging.
z Side setbacks of 10 feet on sites with narrow
frontage pose a constraint for achieving
an efficient floor plate size for residential
development.
z Limiting building heights to 40 feet results in
apartment buildings with nine feet floor heights
which is less than ideal. With an optimal floor
height of 10 feet, only 3 stories will be feasible.
z Open space standards are difficult to
understand, as clear definitions of general
open space, group open space, and private
open space are not available. It is also not clear
if yard setbacks can be applied towards open
space.
z The standards don’t clearly explain whether
general and group open spaces are required
to be outdoor and at grade, or can also include
indoor spaces, rooftop spaces, balconies and
patios.
Analysis Findings
19 Options and Recommendations Technical Report
This section suggests key considerations for
updating the residential design standards so that
they support the City’s goals in achieving density
targets and responding to community concerns,
while ensuring that the criteria are objective.
Site Development
Site development standards such as minimum
setbacks, maximum lot coverage, etc. together
with maximum building heights and parking
requirements affect the feasibility of achieving
maximum allowed densities and the building to
street relationship. Large setbacks for multi-family
residential can make it difficult to develop a project
that can achieve the maximum density allowed,
especially on smaller parcels.
Recommendation: The City should consider
establishing site development standards based on
the size of the parcels, lot widths, and context such
as street width and adjacencies.
Some options to consider for building setbacks
would be:
z Reduce front and rear setbacks for multifamily
zones.
z Reduce front setback in single family zones if
certain architectural features are included .
Building Height
Existing standards for both RM and RH allow small
scale multi-family residential, 3 to 4 stories tall with surface parking. But current height standards and
site development standards restrict large-format
apartment buildings with podium parking.
The Mission Boulevard Code (MBC) allows a
maximum of 4 stories and 5 stories with major site
plan review. A 5-story allowance makes podium
parking feasible especially on larger sites, making
the land available for common outdoor open space
which would otherwise be taken up by a surface
parking lot. It also offers opportunity to provide
common indoor space on the ground floor or upper
floor without the need to reduce residential units.
The MBC also allows an overall height of 57 feet,
compared to the maximum height of 40 feet in RM
and RH zoning standards.
Recommendation: Update building height and
other site development standards of RM and
RH parcels to be more consistent with building
heights in the Mission Boulevard Code (MBC).
Increase maximum allowable height (measured
up to highest finished floor) for residential only
buildings of four stories to 50 feet to allow
generous floor to ceiling heights of 10 feet or
more, raised plinths with stoops for privacy, a sub-
basement for amenities and/or parking, and taller
ground fl
oor height to accommodate common use
amenities without reducing the ability to achieve
maximum allowable density.
Increase maximum allowable height (measured
up to highest finished floor) for residential only
buildings of five stories to 60 feet. to allow
generous floor to ceiling heights of 10 feet or
more, raised plinths with stoops for privacy, a
sub-basement for amenities and/or parking, taller
ground floor height to accommodate common
use amenities and mechanically stacked parking,
without reducing the ability to achieve maximum
allowable density.
Possible Approaches for Updating
Residential Design Standards
20 March 2023
Legacy / Hayward, CA. Building height is about 44 feet for 4 stories, with an allowance for some areas to be taller than 44 feet to accommodate architectural elements.
The Mix / Hayward, CA. Building height to the highest roof plane is 46’ for 4 stories and to the highest parapet is 55’
21 Options and Recommendations Technical Report
Building Massing
Building massing, modulation of form and facade
articulation all help to break the monotony of a
continuous building edge and to create a visually
rich street environment. Especially in larger
buildings they help to break down the mass and
create a transition that is appropriately scaled to
the street or adjacent buildings.
Step-backs and step-downs are particularly
effective to create a better transition between
taller, bigger buildings to smaller scale buildings on
adjacent parcels. Step-backs are also a good tool
to ensure privacy and daylight access to the upper
floors.
Recommendation: Update standards to include
building step-backs for new two-story single family
homes or second story additions to single family
homes or for multifamily residential development
taller than two stories, to break the mass and bulk
of the building and create a visually pleasing street
environment due to variation in building form.
Illustration of a two story Single-family residence
with upper story step-back, projecting front porch
and a recessed garage that creates a visually
pleasing building form by articulation building
mass.
Four story multi-family residential building with
upper story step-back, a step-down towards
single family home, and recessed and projecting
facade elements creates a visually pleasing
street environment and a well-scaled transition to
adjacent buildings.
Second Story
Stepback
Projecting
front porch
Recessed
Garage
Step-downs
Projections and
recesses in the
facade
22 March 2023
Building Frontage
Building facades which incorporate architectural
treatments such as windows, balconies and
terraces, roof articulation, overhangs, shallow
projections and recesses, and material changes
create a visually rich frontage along the street.
Recommendation: The City should consider
updating current standards for building frontage,
ground floor treatment, facade treatment,
fenestration, roof variation, front yard treatment,
and fencing.
Options for quantifiable standards would be:
z Require minimum ground floor height of 14
feet (finished floor to finished ceiling) for non-
residential uses such as community rooms,
fitness room, lobby, gallery, etc.
z Require minimum 50% of the ground floor to
have a transparent facade to encourage “eyes
on the street”.
z Establish a vertical rhythm of bays at least 15
feet wide, and no more than 50 feet wide.
Options for qualitative standards would be:
z orientation of the entrance (multifamily),
z lighting,
z seating.
Example of ground floor articulation, focusing on entrances, materials, transparency, facade articulation, fenestration, etc. to strengthen the building-to-street relationship
23 Options and Recommendations Technical Report
Example illustration for standards on ground floor
treatment, focusing on entrances, porches and
stoops, to create an engaging street environment.
Architectural Styles
Recommendation: Allow a diversity of architectural
styles and building types by not making design
standards too prescriptive around any particular
architectural style.
Basic design characteristics such as site
development, building massing, height, frontage
and landscaping are applicable to all buildings
irrespective of the architectural style used, and
when regulated appropriately for different building
types, will yield desired outcome.
Open Space Requirements
Recommendation: Update standards to make
open space requirements easy to understand and
apply to projects. Provide clear definitions of the
different types of open spaces desired to ensure
good quality shared spaces such as outdoor open
space, rooftop or podium top landscaped area,
indoor common use spaces, and private open
spaces such as balconies, patios and terraces.
Open space requirements should ideally not limit
the feasibility of achieving maximum allowed
density. The higher the open space requirement,
the smaller the building footprint, and lesser
the units achieved. This can be balanced by
either lowering the open space requirements or
increasing allowable building height.
Some options for consideration would be:
z Reduce open space requirement to 150 s.f./unit
for 1-3 story buildings;
z Reduce open space requirement to 75 s.f./unit
for 4+ story buildings.
z Allow some setbacks to count toward open
space if “usable”.
z Reduce front setback to create more space for
usable common open space elsewhere on the
parcel.
z Allow increased building height for roof garden
structures.
z Minimum private open space requirement of 50
square feet per dwelling.
Landscaping and Lighting
Landscape reduces stormwater run-off, improves
privacy, and creates an aesthetic transition
between the building and the street. Well-lit
buildings contribute to a sense of security.
Recommendation: Codify lighting standards.
Limit area of impervious surface on the parcel
by establishing maximum square footage or
percentage of paved area.
Require surface parking lots to have stormwater
systems such as bioswales along with landscaping
and trees.
Require front setbacks to have landscaping and
planting for privacy of ground floor residential units. 24 March 2023
Example of garage design of a multi-family
residential building. Non-parking uses fronting the
garage and use of building materials creates a less
hostile street environment.
Parking Standards
Tests on example sites illustrate that the current
parking standards are quite high and occupy a lot
of developable land, resulting in a lower unit yield.
If current parking standards are to be maintained,
then other standards such as building height,
setbacks, maximum coverage, and open space
requirements need to be adjusted to make sure
maximum allowed density can be achieved on
a parcel, and cost of a podium or sub-terranean
garage can be recovered.
Parking Garage Design
Recommendation: Include design standards for
parking garages to avoid blank facades and long
garage walls or parking lots along the street. For
single family homes, require garages to be set back
from the primary building.
Some options for consideration would be:
z For single family homes, garage must be
setback 20’, but reduce the front setback of
primary building to 10 feet (This may be allowed
only if an architectural treatment from a list is
incorporated into the facade design such front
porch, dormers, bay windows, etc.)
z Keep front yard setback at 20’, but increase
setback for garage to 25 or 30’.
z For multifamily residential, limit garage
entrances to 22’ width.
z Limit the length of blank garage walls facing the
street.
25 Options and Recommendations Technical Report
Example illustration of a garage of a single family
home setback further from the primary building.
Example of of a single family home with the garage
setback further from the primary building.
26 March 2023
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27 Options and Recommendations Technical Report
APPENDIX: REFERENCE MATERIALS
HCD Guide for Objective Development Standards
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM January 2021
Approaches and Considerations for
OBJECTIVE DESIGN STANDARDS
INTRODUCTION
To address the housing shortage, recent State legislation, including Senate Bill (SB) 35 and SB 330, requires projects to be reviewed against objective standards. Objective
standards include a broad set of standards used by an
agency to regulate development, including “objective
zoning standards,” “objective subdivision standards,” and “objective design review standards.” Objective standards are the only basis a local agency may use to deny or
reduce the density of certain eligible projects.
This toolkit focuses on how to regulate design objectively and presents approaches and considerations for
adopting objective design standards. There is no one-
size-fits-all approach to objective design standards,
and each community should consider different options
for implementing such standards. Although there are a
range of approaches, it is important to balance flexibility and predictability while minimizing constraints on the
development of new housing.
Provided as Part of HCD’s
SB 2 Technical Assistance Program
The Building Homes and Jobs Act (SB 2, 2017)
provides funding and technical assistance to all local
governments in California to help cities and counties
prepare, adopt, and implement plans and process
improvements that streamline housing approvals
and accelerate housing production. The California
Department of Housing and Community Development
(HCD), in coordination with the Governor’s Office of
Planning and Research (OPR), has developed this
toolkit as part of a technical assistance program to
accelerate housing production and streamline the
approvals of housing.
SB 2 Planning Grants Technical Assistance
https://www.hcd.ca.gov/community-
development/planning-grants-ta.shtml
WHAT ARE OBJECTIVE
DESIGN STANDARDS?
Objective design standards are intended to make the
requirements that apply to certain eligible residential projects more predictable and easier to interpret for all stakeholders, including decision makers, staff, applicants, and members of the public. The purpose of objective
design standards is for applicants to know beforehand
what requirements apply to a proposed development and
for the applicant to be able to design a project that meets those requirements before submittal. Objective design
standards are defined in Government Code Sections
65913.4 and 66300(a)(7) as standards 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 or proponent and the public
official before submittal.
Objective design standards may include portions of
general plans, specific plans, zoning codes, overlay zones, subdivision requirements, and landscaping and other land development regulations.
Contents
Introduction .....................................................................................1 What are Objective Design Standards? ..................................1 Overview of Guiding Legislation ............................................2 How do you Measure Design Objectively? ..........................3 How is a Design Guideline
Different from a Design Standard? .........................................4 A Variety of Approaches.............................................................5 Best Practices .................................................................................8 Examples ........................................................................................11 Options for Implementing
Objective Design Standards .................................................... 14 Essential Components .............................................................. 15 Key Design Topics ....................................................................... 16 Other Considerations ................................................................ 19 TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 2 Approaches and Considerations for Objective Design Standards
OVERVIEW OF GUIDING LEGISLATION
Affordable Housing Streamlined Approval
Process (SB 35, 2017)
SB 35 creates an opt-in program for developers that
allows a streamlined ministerial approval process for
developments in localities that have not yet made sufficient progress toward meeting their regional housing need
allocation (RHNA). Eligible developments must include a specified level of affordability; be on an infill site; comply with existing residential and mixed-use general plan or zoning provisions; and comply with other requirements
such as, locational and demolition restrictions. The
streamlined, ministerial entitlement process created by SB 35 relies on objective design standards.
Housing Crisis Act (SB 330, 2019)
SB 330 allows a housing developer to submit a “preliminary application” to a local agency for a housing development project. Submittal of a preliminary application allows a developer to provide a specific subset of information on the proposed housing development before providing the full
amount of information required by the local government
for a housing development application. Upon submittal
of a preliminary application and payment of the permit
processing fee, a housing developer is allowed to “freeze” the applicable fees and development standards that
apply to a project while the rest of the material necessary for a full application submittal is assembled. After an application is deemed complete, local agencies cannot
“disapprove” an eligible housing development project
or condition its approval at a “lower density,” as defined in Government Code Section 65589.5(g), if the project is consistent with objective standards. SB 330 also places additional limitations on an “affected” agency’s ability to limit development, and requires HCD to develop a list of cities (“affected cities”) and census designated places (CDPs) within the unincorporated county (“affected counties”) that are prohibited from taking certain zoning-related actions, including, among other things:
► Downzoning or actions resulting in lesser
intensification
► Imposing a moratorium on development
► Imposing design standards that are not objective
The law also requires jurisdiction-wide housing replacement when housing affordable to lower-income residents is
demolished. Most of these provisions sunset on January 1, 2025, unless extended by the legislature and governor.
Streamlined Ministerial Approval Process
Guidelines prepared by HCD are available at:
https://www.hcd.ca.gov/policy-research/docs/sb-35-
guidelines-final.pdf
SB 35 Statewide Determination Summary
A summary of which jurisdictions are subject to
the streamlined ministerial approval process (SB 35
streamlining) is available on HCD’s website (Statutory
Determinations for Limiting Jurisdictions’ Abilities to Restrict Development):
https://www.hcd.ca.gov/community-development/
accountability-enforcement/
statutory-determinations.shtml
Preliminary Application for Development
SB 330 requires HCD to develop a standardized form
that applicants for housing development projects may
use for the purpose of satisfying the requirements for
submittal of a preliminary application if a local agency has not developed its own application form. HCD has
also provided a template that local governments may
use to develop their own preliminary application form.
• Preliminary Application Form
for use by Developers (PDF)
• Preliminary Application Template
for use by Local Governments (Word)
Designated Jurisdictions Prohibited from Certain
Zoning-Related Actions
A list of “affected cities” and “affected counties”
can be found on HCD’s website (Statutory
Determinations for Limiting Jurisdictions’
Abilities to Restrict Development). Visit:
https://www.hcd.ca.gov/community-development/
accountability-enforcement/
statutory-determinations.shtml
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 3 Approaches and Considerations for Objective Design Standards HOW DO YOU MEASURE DESIGN OBJECTIVELY?
Developing objective design standards for sites and
buildings is challenging. On the one hand, standards
should provide a predictable outcome for a wide variety of contexts and scenarios; on the other hand, standards must avoid being restrictive and producing monotonous
or undesirable development. Furthermore, design may be
considered subjective, and preferences can vary among
community groups, places, and time periods, so today’s
standards will need to adapt to changes in preference,
evolutions in technology, and changing design solutions.
Objective design standards must
be measurable and verifiable.
Objectivity requires that a standard can be measured
and be verifiable (i.e., no “gray area” for interpretation).
Objective design standards should have a predicable
input: knowing what the requirements are and how they
are measured. Objective standards should also result in a predicable output: a determination of consistency that can be validated. The result should be the same consistency determination no matter who is reviewing the project, and there should be no dispute between applicants and staff as to whether a project is consistent.
Building Section
Plan View
Example graphics illustrating setbacks and allowable
encroachments.
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 4 Approaches and Considerations for Objective Design Standards
HOW IS A DESIGN GUIDELINE
DIFFERENT FROM A DESIGN STANDARD?
Many jurisdictions use design guidelines as a tool to shape the design of sites and buildings. Design guidelines provide direction to applicants and staff when reviewing projects but are often vague and open to interpretation, which adds uncertainty to the development process. Guidelines and standards are distinguished by their level of enforceability.
In general, objective standards are requirements (e.g., “shall” or “must”), and guidelines are recommendations (e.g., “should” or “may”).
Typical Characteristics of Guidelines Versus Standards
Design Guidelines Design Standards
Subjective Objective
Recommendations, which may not be enforceable or have
the “teeth” of regulations
Requirements, which are enforceable as regulations
Open to interpretation, difficult to measure or verify Measurable and verifiable Use words such as “should” or “may” Use language such as “shall,” “must,” or “is required to” Adopted by resolution Adopted by ordinance
Examples of Guidelines and Standards
Design Guidelines Design Standards
Provide articulation to reduce the apparent mass and scale of the building and to be sensitive to the neighborhood.
At intervals of at least 100 feet of building length, there shall be a plane break along the facade composed of an
offset of at least 5 feet in depth by 25 feet in length. The offset shall extend from grade to the highest story.
Rooftop mechanical equipment should be screened from
public view by a parapet wall, decorative equipment screen, or other architectural treatment.
Rooftop mechanical equipment shall be screened from
public view by a parapet wall, decorative equipment screen, or other architectural treatment.
Provide ample width and design for universal access along pathways and walks.
The paved section of sidewalks shall be at least 8 feet in width.
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 5 Approaches and Considerations for Objective Design Standards
A VARIETY OF APPROACHES
The use of objective design standards does not require
that everything be quantifiable and presented with a
numeric value. The following differing approaches can be used to craft objective design standards:
► True/False
► Counts and Measurements
► Ratios and Calculations
► Lists
► Scorecards
► Benchmarks and Performance Measures
These and other approaches can be used to create
effective objective standards that are measurable and
verifiable. Descriptions of these basic approaches are
presented below, along with examples of objective design standards that demonstrate use of each approach. Of
course, it is possible, if not required, to mix and match approaches to develop solutions that achieve a balance
between predictability and flexibility.
True/False
A true/false standard can be used to evaluate whether
a proposed development has satisfied a criterion that is specified in an objective standard. A true/false standard can be useful for criteria that cannot be measured or
counted.
Example of Objective Design Standards
Street-facing building facades shall include building
entrances that front the street.
Automobile and pedestrian access points shall not be
gated or otherwise closed off to the public.
Counts and Measurements
Numeric values, including counts and measurements,
are a clear and direct way to structure objective design standards, especially when a standard is based on a
minimum value, a maximum value, or an acceptable
range of values. Counts represent a number of specified elements, and measurements represent the size of design features. Many zoning and subdivision standards that are fundamental to land use and development regulation,
such as those related to lot size, height, setbacks, and stepbacks, may already be built around measurements.
Example of Objective Design Standards
Any development that includes 10 or more units shall
provide a minimum of 10% of the total number of units as three-bedroom dwelling units.
Walls adjacent to streets shall not run in a continuous plane for more than 48 feet without incorporating at least two of the following design features:
1. A minimum 2-foot change in plane for at least 10
feet;
2. A minimum 18-inch raised planter for at least 10 feet;
3. A minimum 18-inch change in height for at least 10
feet;
4. Use of pilasters at 48-foot intervals and at changes in wall planes and height; or
5. A section of open grillwork a minimum 4 feet in
height for at least 10 feet.
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 6 Approaches and Considerations for Objective Design Standards Ratios and Calculations
Ratios and calculations can be used to create standards that are linked to the scale of a project. Many common
planning tools, including density, floor area ratio, parking, private and common open space, and landscaping
requirements, rely on ratios and calculations. Ratios
and calculations are also well suited for objective
design standards because they can be used to address
design features that are directly related to the scale of a development. Ratios and calculations often require
additional standards to clarify how to satisfy the
requirement of the ratio. For example, if a minimum area of 300 square feet of common open space is required
per unit, a designer may try to make that space 3 feet
wide and 100 feet long in the setback in front of the
parking stalls. This technically meets the standard but would appear to fall short of the intent of the common
open space. A design standard that refers not only to 300 square feet of open space per unit but to a minimum of a 10-foot width is more likely to result in a usable lawn than in perimeter landscaping.
Example of Objective Design Standards
The common open space area shall be at least 300
square feet or 25 square feet per dwelling unit, whichever is greater. Common open space must have a minimum
width of 10 feet on any side.
For ground-floor commercial uses in mixed-use buildings, exterior walls facing a street shall include windows, doors, or other openings for at least 75 percent of the building wall area.
Lists
Where flexibility is desired, consider including a list of options. Lists can be structured by specifying a range
of acceptable options (“Any of the following…”) or by
requiring compliance with a minimum (“At least one of
the following…”) or a maximum (“No more than three of
the following…”) number of elements. Lists work well with design elements like color where a palette of choices may be acceptable, including main color, trim, and accent.
They also work well for variations of a typical architectural element.
Example of Objective Design Standards
1. All primary entryways shall incorporate at least four of the following elements:
a. The entryway shall be recessed at least 2 feet from
the building facade to create a porch or landing
area.
b. The doorway shall be recessed at least 3 inches
from the building facade.
c. The entryway shall be designed with an overhead
projection of at least 6 inches, such as an awning
or other architectural design features, so as to
distinguish the front door from the rest of the
building facade.
d. The entryway shall be clearly marked with a side
light window panel, adjacent window, or a door
with a window.
e. The entryway shall be raised or sunken at least
one stair step from the pedestrian pathway.
f. The landing area shall be enhanced with a unique
paving material, texture, pattern, or color that is
differentiated.
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 7 Approaches and Considerations for Objective Design Standards Scorecards
Scorecards require applicants to select from a menu of
options. Each option is assigned a point value, and the combined point total of the options selected by the
applicant must meet or exceed a specified target. Each
requirement must be an objective standard in and of
itself, and similar types of requirements are often grouped together. Scorecards expand on the list approach but
differ in their ability to provide more specificity and control over a larger range of possible options. A scorecard
can also be used to incentivize development projects to provide exceptional design and include features beyond
the bare minimum, in exchange for additional “bonuses”
as part of the entitlement.
Example of Objective Design Standards
The required landscape area must provide the type of
plants necessary to achieve a total of at least 35 points per square foot of landscape area according to the table shown below.
Plant Type Plant Container Size Points
Shrub
1-gallon container 1.0
5-gallon container 2.0
15-gallon container or larger 10.0
Tree
5-gallon container 5.0
15-gallon container 10.0
24-inch box 20.0
36-inch box 50.0
48-inch box or larger 100.0
Benchmarks and Performance Measures
External benchmarks can provide a strong foundation
for creating objective design standards because they are accepted performance measures and are verifiable and
well documented. In particular, many transportation-
related development regulations are well suited as a
foundation for objective design standards. Trip generation, vehicle miles traveled calculations, parking ratios, and minimum design standards for roads and parking are
often already quantifiable. Similarly, landscape standards can be tied to external benchmarks for native species or water use.
Example of Objective Design Standards
Development must meet the California Green Building
Standards Code (CALGreen) by achieving CALGreen Tier
I or II as adopted by the State of California; Tier II is a higher level of performance than Tier I.
The landscaped area of single-family residential,
multifamily residential, mixed-use, and institutional type projects shall be designed with no more than 20% of
the landscaped area planted in turf or plants that are
not water-wise plants. Water-wise plants are defined
as plants that are evaluated as needing “low” (10–30%
reference evapotranspiration [ETo]) or “very low”(<10%
ETo) amounts of irrigation water as defined and listed by Water Use Classifications of Landscape Species (WUCOLS) at http://ucanr.edu/sites/WUCOLS or other sources of
water-wise plant water use classifications as verified by a licensed landscape architect.
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 8 Approaches and Considerations for Objective Design Standards
BEST PRACTICES
The following best practices demonstrate ways to make objective design standards more effective.
Use Simple, Clear Language
Avoid using “terms of art” and technical terms that are not universally understood. When such terms are used, explain how the standard can be measured or verified.
Examples of “Terms of Art” to Avoid
• Respond to adjacent residential uses with a sensitive transition in scale and massing. • Design buildings to fit with the context of their surroundings. • Use street trees to delineate a public street.
Group Similar Topics Together
Group similar topics together to highlight that multiple objective design standards are related. Limit each standard to one topic or idea to distinguish individual criteria and simplify verification during approval or implementation.
Examples of Standards Grouped under Topical Headers
Residential Frontages
1. Multifamily building frontages shall include a terrace or porch.
2. Terraces or porches shall measure at least 6 feet in depth and 8 feet in width.
3. Terraces or porches shall be raised up 2–3 feet from the adjacent grade.
4. Fences or walls defining and/or retaining the front yard shall not exceed 3 feet in height from the adjacent sidewalk.
Parking
1. Parking lots shall include shade elements, such as trees, vine-covered trellises, and overhead solar panels. a. Parking lots shall be located at the rear or interior of the block and shall not be located between the sidewalk and the building frontage fronting the street.
b. Access to parking lots or structures shall be located along side streets or alleys.
2. Parking lots shall include shade elements, such as trees, vine-covered trellises, and overhead solar panels.
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 9 Approaches and Considerations for Objective Design Standards Use Tables or Lists
Use tables or lists with subbullets to organize more complex standards into individual components that can be interpreted and verified as unique standards.
Example of Complex Standards Organized as a Table
The required landscape area must provide the type of plants necessary to achieve a total of at least 35 points per square foot of landscape area according to the table shown below.
Setback from the Right-of-Way
Minimum Maximum
0 feet (build-to-line) 5 feet, for up to 40% of the building frontage 6 feet 10 feet, for up to 40% of the building frontage
10 feet 15 feet, for up to 40% of the building frontage Notes:
1. Arcades and colonnades may be used to satisfy the zero-foot build-to-line requirement.
2. Building entrances shall open to a public right-of-way or public courtyard.
Example of Complex Standards Organized as a List
Left: Illustrative diagram illustrating the requirements for porches and terraces.
Center & Right: Photo examples illustrate porches/terraces that meet the standards.
Standards for Porches and Terraces
The main frontage of a multifamily residential building shall have an elevated porch or terrace. This frontage type creates a neighborhood character and street-facing orientation while providing a buffer from the sidewalk and space for landscaping. The depth of the porch or terrace will allow for a usable outdoor open space large enough to accommodate seating for at least two people.
Requirements:
A. Depth: 6-foot minimum
B. Area of Porch or Terrace: 48-square-foot minimum
C. Finished Level above Sidewalk: 3 foot maximum
D. Garden Wall Setback from Right-of-Way: 5-foot minimum TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 10 Approaches and Considerations for Objective Design Standards Use Graphics to Illustrate Standards
Graphics, photos, axonometric drawings, sections, maps, and concept plan diagrams may be used to illustrate application of the standards. Use of annotations and callouts should be used to further clarify the relationship between the standards and the graphics.
Varied roof line
Variation in building
massing and form
Ground floor facade
articulated with a
regular rhythm of
windows, doors, and
changes in plane
Front yard landscaping
provides a transition
from private units to
the public street
Shade trees provided
along the street
Upper story stepped
back and articulated
with windows and
shade canopies
Common outdoor spaces
and private balconies with
views to the street
Main building entry is
diffentiated and visible
from the street
Example of annotated photograph.
a
bc
b
a
c
c
c
c
c
b
a
Primary Orientation Primary Orientation
Primary Orientation
d d
d
4-29 Washington Specific Plan | City of West Sacramento |
LAND USE & DEVELOPMENT STANDARDS
DESIGN STANDARDS
• Refer to Figure 4-16 for the general relationship between the building typology, primary orientation, and frontage types.
• Frontage for the units adjacent to the street shall be provided directly towards the street, and not the private drive aisle.
• Avoid using this typology at the intersection of two primary orientation corridors, as the other three sides besides the primary orientation expose the rear of the buildings.
(a) Minimum front setback: 6 feet
(b) Minimum building separation: 6 feet
(c) Minimum setback from all other
property lines: 3 feet
(d) Minimum drive aisle width: 20 feet
STANDARDS
• Setback and building separation requirements are provided on this page. For additional regulations, refer to the Zoning Code Section 17.08.040 Supplemental Regulations (C) Small Lot Single Unit Development.
• Refer to the City Zoning Code Section 17.08.040 Supplemental Regulations for additional standards and regulations.
Figure 4-16: Primary Orientation and Frontage Conditions Figure 4-17: Acceptable Forms of Single-Family Cluster Development (may be single sided along the drive aisle)
Example graphic illustrating acceptable forms of single-family cluster development.
Example graphic illustrating front yard setback and building articulation standards.
SECTION 4 DESIGN STANDARDS + GUIDELINES
dOwNTOwN plaN
CITY OF LONG BEACH jANUARY 2012 69
overall sTanda r d s
10-foot setback
10-foot setbacks are identified for areas at the western part of the Downtown, as described in Section 3.
1. In locations where 10-foot setbacks are required,
neighborhood retail and other active uses are
encouraged at the ground-floor street frontage.
2. A 2-foot planting buffer should be provided between
the sidewalk and the low garden wall separating private residential space.
3. The elevation of the setback zone should be no more
than 36 inches above sidewalk elevation.
4. The setback zone should be landscaped and may
include walkways, steps, patios, solid walls up to 3 feet above sidewalk elevation, and transparent fences (such
as wrought iron, glass, etc.) up to a height of 5 feet
above sidewalk elevation (or 42 inches above finished
elevation of setback).
5. A physical connection should be provided between the residential unit and the sidewalk.
rOW
Additional stepbacks
from ROW may
be appropriate for
streetwalls
in some locations
Floor 3
Façade
articulation
behind
Projecting
or recessed
balconies
awning or
canopy at
entries
Opportunity
for green roof
or roof terrace
at stepback
Below grade parking
or parking podium
Floor 2
Floor 1
residential,
or Live-work
Low or
transparent
garden wall or
fence
Landscape
Zone
10-foot setback
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 11 Approaches and Considerations for Objective Design Standards
EXAMPLES
The following three examples demonstrate how to integrate different approaches and best practices to craft objective design standards that address different topics.
EXAMPLE #1
Block Size and Connectivity
Purpose
Block sizes establish the scale and character of the community and can help create connected, pedestrian-oriented neighborhoods.
Example Objective Design Standards
1. The maximum length of any side of a block shall measure no more than 350 feet.
2. When developing an area with a block length that exceeds the maximum dimension, the area shall be subdivided with new streets such that all resulting blocks are less than the maximum allowed size.
3. No building shall be greater than 200 feet in length. a. Blocks greater than 400 feet in length shall be broken with a midblock connection, courtyard, or public paseo.
b. The minimum width of a midblock connection or paseo
shall be 20 feet and consist at a minimum of a walking path, landscaping, and lighting.
4. Blocks and connections shall be designed to improve pedestrian linkages.
a. Where new streets are proposed, the ends of new streets shall align with existing streets or paseos in adjacent blocks. b. Where cul-de-sacs exist, pedestrian linkages are required and shall provide direct connections to adjacent streets or public areas.
5. The following are prohibited:
a. Vacation of existing public street right-of-way
b. Private development over public streets, courtyards, or paseos
DO: Where cul-de-sacs exist, pedestrian
linkages shall be provided to create direct
connections.
DO: Limit the maximum length of any side of a
block to no more than 350 feet.
DO: Provide midblock connections to break
up large developments.
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 12 Approaches and Considerations for Objective Design Standards EXAMPLE #2
Residential Building Frontages
Purpose
Residential building frontages along a public street, public right- of-way, or common area provide an important transition between private development and the public realm.
Example Objective Design Standards
Setback Treatment
1. To accommodate porches and patios, a setback at least 5 feet and no more than 10 feet from the right-of-way shall be incorporated between the public and private realm and create individual semiprivate landscape areas or garden spaces along the street.
2. The residential ground floor shall be located within 3 vertical feet of the ground level.
3. Fences between any private open space, common areas, or public spaces shall be limited to a maximum of 3 feet in height.
Activation
1. Residential buildings shall be designed with active frontages, with residential units facing the street, public right-of way, or common open space, with overhangs, balconies, windows, and individual entries and porches to enliven the street edge and add “eyes” on the street.
a. All ground-level units shall include an individual entry, porch, patio, or terrace.
b. A minimum of 50% of upper-story units shall include a balcony or terrace.
2. Ground-floor windows shall not be opaque or tinted.
3. Rooms such as living rooms and dining rooms shall be oriented fronting toward the street and/or any adjacent common open space.
4. Where residential units are designed as townhomes or rowhomes, individual units shall be distinguished. This may be accomplished through the use of at least two of the following:
a. Change in wall plane
b. Change in color
c. Change in roof form
5. Blank walls without windows, doors, or other articulation are strongly discouraged. The maximum length of any blank wall shall be limited to 20 feet.
DON’T: Sideload units or create blank or
facades without entries.
DO: Design both street and courtyard
frontages with overhangs, balconies, windows,
and individual entries.
DO: Provide a landscape setback between
the right-of-way and individual porches and
entries.
Primary Frontage Street
Ground Floor Street Activation
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 13 Approaches and Considerations for Objective Design Standards EXAMPLE #3
Design of Private Open Space
Purpose
Courtyards, roof terraces, and other common areas within individual residential developments provide needed amenities to improve livability and public health.
Example Objective Design Standards
Sizing and Scale
1. Common open space shall be provided for all residential development, consistent with the following requirements:
a. At least 15% of the total gross development area shall be common open space.
b. Setback areas shall not be used to satisfy common open space requirements.
2. Private open space shall be provided for all residential projects, consistent with the following requirements:
a. 80 square feet for ground-floor units in the form of a covered or uncovered patio;
b. 40 square feet for upper-story multifamily units in the form of a terrace, balcony, or rooftop patio; and
c. 120 square feet for stand-alone, multistory residential units.
3. Common open spaces, such as courtyards and gardens, shall have a minimum dimension of 40 feet in any direction, building face to building face.
Character
1. A minimum of 50% of the open space area shall be landscaped with live plant material.
2. Open spaces shall be planted with a minimum of two trees, each of which shall have a minimum container size of a 36-inch box at installation.
3. A minimum of three of the following activating features shall be incorporated into open spaces:
a. Fixed or movable seating
b. Picnic style tables
c. Shade trees or shaded canopy
d. Outdoor kitchen equipment
e. Children’s play equipment
f. Public art or interactive art, such as a life-size chess game g. Water feature (in conformance with sustainability standards) DO: Design common open spaces with a
minimum dimension of 40 feet in any direction.
40’ min.
DO: Design common open spaces with live plant
materials and shade trees.
DO: Design common open spaces with active
components, such as play equipment.
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 14 Approaches and Considerations for Objective Design Standards
OPTIONS FOR IMPLEMENTING OBJECTIVE DESIGN STANDARDS
There are a range of options for local agencies implementing objective design standards. The examples below highlight basic approaches that rely on and adapt a local agency’s existing framework for regulating design.
Testing the Standards
As an initial step in implementation, test your standards against built projects considered acceptable to the community.
This approach allows for refinement and helps ensure that your standards are effective and meet an agency’s need for flexibility.
Implementation
Options for implementing objective design standards begin with existing regulations. The following approaches can be used to supplement those regulations to provide more nuance and detail. 1 Rely on Existing
Regulations
Many existing zoning and other land
development regulations already
include objective design standards,
such as minimum lot size, building
height, setbacks, floor area ratio,
and other standards that define a
maximum building envelope.
2 Revise Existing
Design Guidelines
Strategic updates to existing design
guidelines can be made to remove
or rephrase subjective language,
incorporate objective requirements,
and revise administrative intent (i.e.,
make them requirements instead
of recommendations). Revisions
will require more than searching
for and replacing subjective terms.
Once revised, design standards
can be adopted as regulations to
supplement existing zoning.
3 Expand Existing
Regulations
Existing zoning and other
development regulations can be
expanded with new objective design
standards, or can be updated to
remove subjective language and
strengthen existing standards to
ensure they are measurable and
verifiable.
Consider codifying informal
requirements or creating a concise
set of objective design standards.
Zoning regulations may provide
maximum enforceability; however,
they are difficult to change, often lack
extensive graphics, and depend on a
formal process for variances.
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 15 Approaches and Considerations for Objective Design Standards
ESSENTIAL COMPONENTS
The following components are essential to creating effective objective design standards.
Define Key Terms
Objective design standards rely on clear definitions of key terms. In some cases, it may also be necessary to define methodologies and procedures for performing calculations. Even terms that seem straightforward may need to be defined. Ideally, definitions should be coordinated and consistent with the underlying zoning code and the building code, especially when they involve architectural terminology.
Use a Statement of Intent
Statements of intent are often included to clarify the purpose and goals of particular design guidelines. Although a statement of intent is not essential to the regulatory aspect of objective design standards, it may be helpful to include one. Providing a statement of intent will help both applicants and agency staff understand the context of a group of standards. A statement of intent can also provide a basis for any variances from the standards that might be pursued or granted through a discretionary review process or through a minor variance.
Continue Using Discretionary Processes on an Opt-In Basis and for Noneligible Projects Agencies are allowed to create a list of guidelines (i.e., recommendations) that can be published and used. Although the guidelines cannot be used to deny a project, they can be used to help communicate additional, more nuanced, or subjective design preferences and to establish and communicate design concepts. They can also be used as a means to provide “incentives” to a project (e.g., additional units, reduced parking, reduced fees) if included as part of the design.
Applicants that propose an extraordinary or unusual design that deviates from objective design standards should still be allowed to follow a discretionary or alternative and ancillary approval process and/or design review.
Allow Minor Variances or Deviations
Allowing minor variances or deviations at a staff level is an essential tool that can provide staff the ability to approve deviations from specified regulations. It can provide the flexibility necessary to allow small adjustments based on site conditions or specific design details while still relying on objective standards. Objective design standards should outline a process and requirements for staff to approve minor variances. Minor variances may be enabled within objective design standards by prescribing specific procedures and required findings for the relaxation of any specific portion of the standards.
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 16 Approaches and Considerations for Objective Design Standards
KEY DESIGN TOPICS
Objective design standards must address a range of key design topics and be tailored to the unique needs of each agency. The key design topics presented on the following pages highlight incrementally more detailed and complex design topics. Many of the topics listed below may be included in different sections of a local agency’s zoning and land development regulations. However, it is often beneficial for usability and administration to consolidate all applicable objective design standards in a single document.
Local Context and Role of Place
Objective design standards need to be calibrated to local conditions and the context of different places in a given jurisdiction. There is no one-size-fits-all solution. Each jurisdiction should consider which topics are the most important to regulate through objective standards and on which topics it will remain silent on to allow creativity and flexibility. In addition, it may be desirable to provide design standards for different areas of the community or even housing types (e.g., downtown, historic, or mixed use).
What are the key design topics to regulate in your community? What design topics differentiate the district or community? And how can you distill those elements into objective design standards? Local context and general design guidance may already be found in plans and policies, such as:
► General plan goals
► Area and community plans
► Specific plans and planned unit developments
► Coastal zone
► Local hazards
► Open space conservation
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 17 Approaches and Considerations for Objective Design Standards Use Regulations
Ensure that allowable uses for residential and mixed-use projects are supported by clear definitions, and carefully consider the criteria required to allow any conditional uses. Depending on how they are written and structured, use regulations may themselves be considered objective design standards. Conditionally permitted uses often depend on other standards that also should be objective. Regulations on the following elements should be considered:
► Allowable uses
► Conditionally permitted uses
► Density
Building Envelope
Zoning regulations typically provide objective design standards, such as those related to the following elements, which together help define the maximum building envelope:
► Lot/block size
► Lot coverage
► Height
► Setbacks or stepbacks
Site Design and Refined Massing
Zoning regulations may provide limited guidance on site design and refined building massing. More detailed standards for site design and building massing, including those related to the following elements, can be incorporated:
► Transitions from adjacent
properties
► Maximum building length
► Programming/arrangement of
spaces
► Orientation
► Pedestrian/vehicular access
► Parking
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 18 Approaches and Considerations for Objective Design Standards Building Design and Articulation
Design standards for building design and articulation address important topics related to the relationship between a building and its surroundings.
Emphasis should be given to the design of ground floors, which have a significant influence on the pedestrian environment and the overall public realm. Standards can address topics such as the following examples:
► Frontage types
► Design of ground floors
► Building entries
► Facade/plane break
► Roof forms
► Corner treatment
► Private open space, balconies,
and patios
► Common open space
Building and Landscape Details
The level of detail addressed in objective design standards should be tailored to the criteria that are most relevant to the community and the desired community character. For example, in some communities, it may be important to focus on building materials and landscaping, while in others, it may be important to provide limited objective design standards across a larger number of topics, including the following example topics:
► Materials
► Transparency
► Fenestration
► Color
► Awnings
► Plant palette
► Screening and fencing
► Outdoor furnishings
► Signage
► Exterior lighting
Architectural Style
In some communities, it may be important to address a particular architectural character or style. Standards that address architectural style need to be carefully tailored to ensure that they are objective and specifically address and define architectural style. Objective design standards may also be differentiated by building typology or focus area where necessary.
Supplemental (nonobjective) architectural design guidelines may still be used to help communicate details of architectural style, but they cannot be used to deny an eligible housing development project. Where appropriate, objective design standards may address historic preservation, in conjunction with other requirements, including the Secretary of the Interior’s Standards for the Treatment of Historic Properties.
TECHNICA L ASSISTANC E TOOLS | SB 2 PLANNING GRANTS PROGRAM 19 Approaches and Considerations for Objective Design Standards
OTHER CONSIDERATIONS
In conjunction with other related requirements included in SB 35 and SB 330, objective design standards present important considerations for local agencies approving housing developments.
Limited Role of Public Hearings
SB 35 and SB 330 both place additional limitations
on public hearings. SB 35 explicitly requires cities and counties to provide a “streamlined ministerial approval process” for eligible affordable housing projects, which is defined in Government Code Section 65913.4(d)(1) as
follows:
Any design review or public oversight of the
development may be conducted by the local
government’s planning commission or any
equivalent board or commission responsible for
review and approval of development projects, or the
city council or board of supervisors, as appropriate.
That design review or public oversight shall be
objective and be strictly focused on assessing
compliance with criteria required for streamlined
projects, as well as any reasonable objective design
standards published and adopted by ordinance or
resolution by a local jurisdiction before submission
of a development application, and shall be broadly
applicable to development within the jurisdiction.
That design review or public oversight shall be
completed as follows and shall not in any way
inhibit, chill, or preclude the ministerial approval....
Furthermore, until January 1, 2025, SB 330 prohibits an agency from conducting more than five hearings “if a
proposed housing development project complies with the
applicable, objective general plan and zoning standards in effect at the time an application is deemed complete.“ As described in Government Code Section 65905.5(a), an
agency “shall consider and either approve or disapprove the application at any of the five hearings.”
Changing Burden of Proof
One of the implications of objective design standards
is that there is a significant change in the burden of
proof. Typically, design guidelines require an applicant to demonstrate consistency with design guidelines and
often navigate the design review process. Through this
process, the burden of proof rests on the applicant, who must demonstrate that the design guidelines have been
applied in a manner that satisfies the design review board or zoning administrator.
1 See Government Code Section 65589.5 for additional detail about burden of proof. 2 See McCorkle Eastside Neighborhood Group, et al. v. City of St. Helena, et al. (2019) 31 Cal.App.5th 80.
However, objective design standards require an agency
to provide a preponderance of evidence based upon a
reasonable person standard showing that a project does
not meet an objective design standard before it can
deny the project. In other words, a project is assumed to be consistent unless an agency demonstrates through
a preponderance of evidence in the record that the
project does not meet an objective design standard. This significantly shifts the burden of proof from the applicant to the agency.1
CEQA Streamlining
SB 35
Projects eligible for the streamlining provisions of SB 35 are considered ministerial and are not subject to the California Environmental Quality Act (CEQA). SB 35 was
amended in 2018 to include a specific exemption from
CEQA for qualifying projects under Section 65913.4(c)(2).
Only technical studies required by an objective
standard may be required of a project eligible for SB 35 streamlining (e.g., stormwater quality management plan, water and sewer studies, traffic studies, biological survey, historical survey).
SB 330
Although projects eligible for streamlining under SB
330 are not considered ministerial by statute, the use of objective standards removes a potential CEQA trigger
associated with the review of discretionary actions.2
Although SB 330 may remove a CEQA trigger, other
objective standards may still require technical studies to provide substantial evidence that there are no
environmental impacts.