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Packet Pg. 280 Attachment: Project Detail Page CIP #4179 - Library Exterior Accent Tile Replacement Project (3737 : Library Accent Tile Replacement Project - City Council
Staff Report
Agenda Item: F.8
Date: October 21, 2025
Department:
Public Works and
Engineering Services
AGENDA TITLE: Performance Pipeline Technologies Inc. Contract Acceptance - 2023 Annual Storm Drain Repair Project (Category B), No. 5007 RECOMMENDATION:
Adopt Resolution No. 54-25, Acceptance of Work for the 2023 Annual Storm Drain Repair Project (Category B), City Project No. 5007 with Performance Pipeline Technologies Inc. and Authorize the City Clerk to sign and file the Notice of Completion with the Contra Costa County Clerk-Recorder.
BACKGROUND:
The City of Orinda hired Drake Haglan and Associates (DHA) to inspect the City’s larger culverts, develop repair and/or replacement costs, and develop a budgeting prioritization list. DHA’s Culvert Prioritization Program Report, issued August 9, 2019, generally identified maintenance repair and/or replacement needs of the City’s larger culverts (Category “A” pipes) and developed a prioritization scheme for City/public storm drain pipes, including Category A pipes and the remaining smaller diameter pipes (Category “B” pipes). The estimated cost for rehabilitating all publicly maintained culverts/pipes in Orinda is approximately $30 million: $10 million for Category A and $20 million for Category B. The Category A pipes have funding identified and have been grouped into CIP projects, and several have already been rehabilitated.
The Category B pipes generally do not yet have funding identified; however, the current CIP has annual projects planned for the next five years with funding of $350,000 per year. Staff prepared plans and specifications for the subject project and advertised for bids on February 9, 2024. The construction included rehabilitating the storm drain pipes using one or a combination of trenchless construction methods such as lining with thermoform PVC Liner, cured-in-place pipe liner, concrete spin-cast liner, etc.
The City established CIP Project #5007 for the necessary repair work, which was funded with $350,000 from Fund #700 (Capital Improvement Fund). The City prepared the contract documents internally. To date, approximately $9,500 has been expended on regulatory permit acquisition efforts and biological observation during construction.
In April 2024, the City Council awarded the subject construction contract to Performance Pipeline Technologies Inc. of Huntington Beach in the amount of $376,064 and authorized a 15% contingency, for expenditures up to $435,000. Supplemental funding in the amount of $155,000 was appropriated from Fund #700, to cover the contract value including contingency. It should also be noted that the pipe at Location 5 (53 Ivy Dr.) is partially on private property, and the work in this contract includes lining both the public and private portion of the pipe. Through an agreement with the property F.8
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owners, they reimbursed the City for lining costs of the private portion, which amounts to approximately $45,500.
DISCUSSION:
A Notice to Proceed was issued to the Contractor on June 25, 2024, and the work was substantially completed on September 11, 2025, in accordance with the plans and specifications. There were some pipe rehabilitation material delays that prohibited the project from finishing before the regulatory permit that required work in the culvert to be limited to June 1 to September 30, 2024. The project was suspended and then restarted this summer to complete the remaining work. The final construction cost was $411,164 and there was one change order due to remobilization and materials costs, in the amount of $36,600.
Acceptance by the City Council by Resolution (Attachment A) is necessary in accordance with the contract terms and will allow the City Clerk to sign and file the Notice of Completion (Attachment B) with the Contra Costa County Clerk-Recorder’s Office. The City can then release $20,560 in withheld retention funds to the contractor (Performance Pipeline Technologies Inc.) 35 days after recordation of the Notice of Completion, provided that no stop notices are outstanding.
The Project was categorically exempt from the California Environmental Quality Act (CEQA) under California Code of Regulations Title 14 (14 CCR), section 15301 for maintenance or minor altercations of an existing structure with no expansion of use. The Water Board filed a Notice of Exemption (NOE) with the State Clearinghouse.
NEXT STEPS:
Upon City Council approval, the City Engineer will sign the Notice of Completion, and the City Clerk will record it. The City would release withheld retention to Performance Pipeline Technologies Inc. thirty-five (35) days after recordation of the Notice of Completion, provided that no stop notices are outstanding.
FISCAL IMPACT:
The project has sufficient funds to cover the construction contract. Any remaining unused funds will be returned to the fund balance and will be available for future projects.
ATTACHMENTS:
A. Resolution 54-25 Accept Work and Contract with Performance Pipeline Technologies, Inc.
B. Notice of Completion 2023 Annual Storm Drain Repair Project No. 5007 Respectfully Submitted by:
Scott Christie
Public Works Director
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Prepared By: Ryan Okane, Senior Engineer
Approved by:
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RESOLUTION NO. 54-25
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ORINDA
ACCEPT WORK AND CONTRACT WITH PERFORMANCE PIPELINE
TECHNOLOGIES INC., AS COMPLETE FOR THE 2023 ANNUAL STORM DRAIN REPAIR PROJECT (CATEGORY B), (CITY PROJECT NO. 5007)
WHEREAS, in April 2024, the City Council awarded a construction contract to Performance Pipeline Technologies Inc. of Huntington Beach in the amount of $376,064 and authorized a 15% contingency, for expenditures up to $435,000 to complete the City’s Annual Storm Drain Repair Project (City Project No. 5007); and WHEREAS, a Notice to Proceed was issued to the Contractor on June 25, 2024, and the work was substantially completed on September 11, 2025, in accordance with the plans and specifications; and
WHEREAS, the completed work consisted of rehabilitating approximately 450 Linear Feet of storm drain pipes at 4 locations using trenchless rehabilitation methods; and
WHEREAS, Cured-in-Place-Pipe (CIPP) method was installed at 673 Moraga Way and 22 Lost Valley Road, and Concrete lining was installed at 3 Woodland Road and 53 Ivy Drive; and
WHEREAS, 35 linear feet of storm drain pipe was removed and replaced with a new pipe at 173 Camino Pablo; and
WHEREAS, the Director of Public Works has recommended that the work be accepted as complete.
NOW THEREFORE BE IT RESOLVED that the City Council of the City of Orinda hereby accept work and contract with Performance Pipeline Technologies Inc., under the terms and conditions of the above-referenced construction contract.
Adopted by the City Council of the City of Orinda at a regular meeting on October 21, 2025, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
Latika Malkani, Mayor
F.8.a
Packet Pg. 284 Attachment: Resolution 54-25 Accept Work and Contract with Performance Pipeline Technologies, Inc. (3717 : Acceptance of the 2023 Annual ATTEST:
Sheri Smith, City Clerk
F.8.a
Packet Pg. 285 Attachment: Resolution 54-25 Accept Work and Contract with Performance Pipeline Technologies, Inc. (3717 : Acceptance of the 2023 Annual Note: This notice of completion must be recorded within 15 days or less from the date of completion (Civil Code Section 9204).
RECORDING REQUESTED BY AND
WHEN RECORDED, RETURN TO:
City Clerk/Public Works Dept.
City of Orinda
22 Orinda Way
Orinda, CA 94563
NO FEE DOCUMENT
(Government Code section 27383)
TITLE:
Notice of Completion for
2023 Annual Storm Drain Repair Project (Category B), (City Project No. 5007) (Contractor: Performance Pipeline Technologies Inc.)
NOTICE IS HEREBY GIVEN by the undersigned, those certain improvements, to wit:
2023 Annual Storm Drain Repair Project (Category B), (City Project No. 5007) Project location: Five Locations in the vicinity of 673 Moraga Way, 3 Woodland Road, 22 Lost Valley Road, 53 Ivy Drive, and 173 Camino Pablo in the City of Orinda, in Contra Costa County, California.
Property Owner: Interest in Right of Way City is owned by the City of Orinda (a municipal corporation, 22 Orinda Way, Orinda CA 94563) and at location 53 Ivy Drive, a portion of the rehabilitated pipe was repaired across two privately owned parcels in Interest in Property by Kieth and Judy Marks (3 Descanso Drive, Orinda CA 94563) and David Lausch (5 Descanso Drive, Orinda CA 94563).
The contract which has heretofore been let to: Performance Pipeline Technologies Inc., and which contract was filed for record in the City Clerk’s office in the City of Orinda, Contra Costa County, California, was actually completed in accordance with the plans and specifications, and the work was completed and accepted by the City of Orinda, on 10/21/2025.
Information pertaining to the estimate of cost, names of bidders with prices bid, changes in adopted and approved plans and specifications, and the total cost of work is on file in the City Clerks’ office of the City of Orinda.
CITY OF ORINDA,
a municipal corporation
Date: ________________ By: ____________________________________ Scott Christie, Public Works Director
City of Orinda
22 Orinda Way
Orinda, CA 94563
I hereby certify, under penalty of perjury, that the above Notice of Completion was duly accepted by the City Council of the City of Orinda at a regular meeting thereof held on 10/21/2025. ______________________________
Sheri M. Smith
City Clerk
F.8.b
Packet Pg. 286 Attachment: Notice of Completion 2023 Annual Storm Drain Repair Project No. 5007 (3717 : Acceptance of the 2023 Annual Storm Drain Repair City Council
Staff Report
Agenda Item: F.9
Date: October 21, 2025
Department:
Public Works and
Engineering Services
AGENDA TITLE: Change Order #1 with Bonetti Plumbing for City Hall Sanitary Sewer Replacement
RECOMMENDATION:
Approve Contract Change Order #1 with Frank Bonetti Plumbing, Inc. to increase the contract value by $21,525 to a new total contract value of $73,850.
BACKGROUND:
On September 18, 2025, the City entered a construction contract with Frank Bonetti Plumbing, Inc (“Bonetti”) to replace approximately 100 lineal feet of 6” sanitary sewer pipe in the lower parking lot of City Hall, as shown in the attached aerial view (Attachment A). The pipe was originally installed during the City Hall construction in 2008 and has since been found to have insufficient slope, either due to improper installation or settlement since installation.
The contract price based on Bonetti’s quote is $52,325. City Council approval of the contract was not required since the value did not exceed $60,000.
DISCUSSION:
Bonetti began work on October 6, 2025, performing trench work and exposing the existing sewer pipe. With the pipe exposed, elevations could be accurately measured, and to get sufficient slope, additional pipe would need to be removed upstream of the manhole. Based on review by the Central Contra Costa Sewer District (CCCSD), who has jurisdiction over such work, the most cost-efficient way to perform the necessary extra work and meet CCCSD requirements was to bypass the manhole and install cleanouts in its place. This requires the manhole be filled in, and the rings and cover be removed and paved over. As this work is beyond the contract scope of work, a change order has been negotiated with Bonetti for an amount of $21,525. The total value of the work, including this change order #1, is $73,850, as shown in the attached additional work request from Bonetti (Attachment B). Since the revised contract value now exceeds $60,000, City Council approval is required.
The City Manager authorized the extra work to proceed and is seeking retroactive approval of this change order. There were a couple of reasons for this approach, including the limited feasibility in calling a special meeting for this one matter given the low dollar amount, and the City Manager’s concerns about the lack of lower building access for fire apparatus in the event of an emergency. The City Manager is relying on Orinda Municipal Code Section 2.55.050.B that authorizes the Purchasing Agent to spend funds that may not have been appropriated for such purpose due to an F.9
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emergency. The work should be completed, weather permitting, on or around October 25, 2025.
NEXT STEPS:
Not applicable.
FISCAL IMPACT:
This maintenance work is budgeted as part of the General Fund facilities maintenance program, and sufficient appropriation currently exists to cover the change order value, therefore no additional appropriation is necessary.
ATTACHMENTS:
A. Aerial View of Sanitary Sewer Line
B. Revised Work Estimate
C. Change Order No. 1
Respectfully Submitted by:
Scott Christie
Public Works Director
Prepared By: Scott Christie, Public Works Director
Approved by:
F.9
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Manhole to be
bypassed
tie in point toexisting sewer pipe
Replace 100 ft.sewer pipe
Bypass pipe withcleanout(s)
center sewerlateral
west sewer lateral
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Attachment: Aerial View of Sanitary Sewer Line (3739 : Bonetti change order) 20878 Rutledge Rd
510-582-0934
Castro Valley, CA 94546
License #251165
ESTIMATE
SUBMITTED TO: SERVICE LOCATION:
City Of Orinda 22 Orinda Way Orinda
22 Orinda Way 22 Orinda Way
Orinda, CA 94563 Orinda, CA 94563
CONTACT NAME: Ross Volker DATE: 10/13/2025
PHONE: 925-956-9305 QUOTE #: 25450
EMAIL: [email protected] ESTIMATED BY: Matt Bonetti PRICE: $73,850.00 EMAIL: [email protected]
DESCRIPTION OF WORK:
Sewer line replacement.
Sawcut and remove up to 120' long by 24" wide of asphalt. Excavate 5-6' down to expose existing piping. We will put down base rock and compact ground before installing new piping. We will install up to 100' of 6" piping and backfill/ compact ground, replace asphalt.
Excludes: Afterhours work, any other work done outside of the scope that was listed above.
Original contract price $52,325.00
Additional work: More saw cutting and excavating. Removing manhole, and adding cleanouts, additional pipe work to make better grade on new piping. Additional $21,525.00
ACCEPTED BY:
DATE ACCEPTED:
ESTIMATE: Valid for 30
PO NUMBER:
F.9.b
Packet Pg. 290 Attachment: Revised Work Estimate (3739 : Bonetti change order) F.9.c
Packet Pg. 291 Attachment: Change Order No. 1 (3739 : Bonetti change order) F.9.c
Packet Pg. 292 Attachment: Change Order No. 1 (3739 : Bonetti change order) F.9.c
Packet Pg. 293 Attachment: Change Order No. 1 (3739 : Bonetti change order) City Council
Staff Report
Agenda Item: H.1
Date: October 21, 2025
Department: City Council
AGENDA TITLE: Citywide Objective Design Standards (ODS) Study Session, an Implementing Action of the Housing Element
RECOMMENDATION:
Receive a presentation and facilitated discussion of the Citywide Objective Design Standards (ODS) and provide additional discussion and direction on the design topics, specific design standards, and architectural standards.
BACKGROUND:
State legislation, including Senate Bill (SB) 35 (2017) and SB 330 (2019), mandates that development projects be evaluated based on objective standards. These standards encompass a wide range of criteria used by local agencies to regulate development, such as objective zoning, subdivision, and design review standards. For certain qualifying projects, objective standards are the sole basis upon which a local agency may deny approval.
To support communities in applying these standards, the State Department of Housing and Community Development (HCD) released a toolkit in 2021 titled Approaches and Considerations for Objective Design Standards (Attachment A). The toolkit emphasizes that there is no universal method for implementing objective design standards; each community must tailor its approach to local needs. While various strategies exist, it is essential to strike a balance between flexibility and predictability, ensuring that design regulations do not unduly hinder the development of new housing.
Objective design standards (ODS) are intended to make the requirements for eligible residential projects more predictable and easier to interpret for all stakeholders, including decision makers, staff, applicants, and the public. The purpose is to ensure that applicants understand applicable requirements in advance and can design projects that comply prior to submittal.
Several state laws continue to prioritize streamlining and housing production including SB 9 (2021), SB 4 (2023), SB 1123 (2024), AB 130 (2025), with SB 6 and AB 2011 also contributing in more limited ways. While early guidance in 2021 suggested that ODS could be used to deny or reduce the density of certain eligible projects, recent legislation in particular SB 9 and SB 1123 explicitly prohibits the use of zoning, subdivision, or design standards to reduce specified densities.
This means that ODS cannot be used to limit development capacity. Instead, they serve to guide the design of eligible residential projects, focusing on aspects such as appearance, layout, and compatibility with surrounding environment. Importantly, H.1
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objective design standards remain the sole basis upon which a local agency may deny certain qualifying projects.
On January 31, 2023, the City Council approved an updated Housing Element for the City’s General Plan. On March 30, 2023, HCD certified the City’s Housing Element to be in substantial compliance with state law, and implementation activities are proceeding.
As part of the Housing Element implementation actions, Action 3.E: Objective Design Standards were identified. A Downtown Objective Design Standards (Downtown ODS) document was presented for approval at the September 30, 2025, City Council meeting and is presented on tonight’s agenda for concurrent approval with the other Housing Element actions. The Downtown ODS covers the Village and Theatre Districts.
However, several opportunity sites are located outside the Downtown area, and the State has continued to enact laws to promote housing (SB 9, SB 4, SB 1123), which has created interest in moving forward with developing a Citywide ODS document that will support the evolution of the entire city as an attractive and walkable residential community.
In December of 2024, the City released a Request for Proposals for the development of a Citywide ODS document for multifamily, mixed use residential development in areas designated as residential high density (HD-Overlay), senior housing overlay district (SHOverlay), residential medium (RM), and possibly single-family housing residential (RVLE, RVL, RL-40, RL-20, RL-15, RL-12, RL-10, RL-6). The aim of these standards is to provide guidance and design expectations to applicants, Staff, and decision makers; expedite processing; align with the new laws that streamline review for projects with affordable housing; and maintain the architectural and landscape character of the community.
CONSULTANT PROGRESS
On April 4, 2025, the selected consultant team, Opticos Design, Inc (Opticos) initiated the Citywide ODS project with City staff. The meeting established the project objectives and finalized project organization. The project team started the process of responding to the data request and preparing for research including a background documents review, lot size and physical character study, and interviews with City staff to discuss standards and application submittal processes.
A summary of the research findings is included in the Summary of Background Research & Findings presentation (Attachment B) and generally covered topics including (1) project overview (2) background documents review (3) projects review (4) staff interview (5) lot analysis (6) physical character analysis. The Opticos team developed a Framework of Design Standards (Table. 1) which identified the design topics and areas of focus for objective design standards.
DISCUSSION:
H.1
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Tonight’s study session focuses on a discussion and presentation on architectural standards and the form-based approach and the draft Citywide ODS, a document that refines the structure established by the Framework of Design Standards (Attachment C) and develops specific standards. As established by the framework, the draft Citywide ODS is organized with an introduction, three articles that include various standards, and a fourth article that includes guidance on administration.
Table 1: Table of Contents
ARTICLE CH. TITLE
Introduction
A1 Site Design Standards
Ch. 1 Screening and Site Design
Ch. 2 Landscaping, Lighting, and Surfaces
A2 Building Design Standards
Ch. 1 Building Forms
Ch. 2 Façade Design
Ch. 3 Building Frontages
Ch. 4 Roof Form
Ch. 5 Large Sites
Ch. 6 Sustainable Architecture/Green Building
A3 Subdivision Design Standards
Ch. 1 Lot Splits
Ch. 2 Small Subdivisions
A4 Administration
Ch. 1 Adjustments
Ch. 2 Definitions and Measurement Methods
Informed by the framework, a series of preliminary design standards have been described using detailed objective language and illustrations. The streamlined, ministerial entitlement process (for eligible new residential developments) will rely on these objective design standards.
Architectural Standards
The project team has discussed including an article on preferred architectural styles with associated standards for each. The majority of ODS documents throughout the State omit discussion of a specific style in favor of specific building standards around massing and articulation – chapters on building forms, façade design, building frontages, etc. Since the focus is citywide, the project team concentrated on form-based standards that would be widely applicable. Specific architectural styles could be included but are not a part of the document for the Citywide ODS nor the Downtown ODS.
The recommendation for this study session is for the City Council to provide direction on design topics, specific design standards, including discussion and direction on form based and the inclusion of architectural standards for the ODS documents. To facilitate feedback, the following questions were drafted:
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Key Questions
1. In Orinda, what features of existing multifamily and multi-unit residential developments (Monteverde, Orinda Woods, Orinda Grove) do you consider high-quality?
2. Given that Title 17: Zoning contains development standards, and will still apply, what are the most important design standards to apply to multifamily and multiunit residential developments?
3. Based on your review of the draft document, what two topics or design standards are the most important to include in the Citywide ODS?
4. Based on your review of the draft document, what two topics or design standards are the least important to include in the Citywide ODS?
5. Are there any topics or standards missing from the Citywide Objective Design Standards draft document?
Based on the draft Citywide ODS these standards are preliminary in nature and subject to refinement as study sessions are held and public input is considered. The project team would like the City Council’s suggested refinements to these design topics and the preliminary design standards to identify the best objective design standards to apply to eligible, new multifamily and multi-unit residential development. In addition, Staff is seeking direction on whether a preference is to establish architectural standards for multifamily projects for both citywide and Downtown.
The draft Citywide ODS described in this staff report is a continuation of efforts to provide objective standards for all areas in the community that have the potential to accommodate residential development. Several opportunity sites identified in the Housing Element lie outside the Downtown area and new state laws, such as SB 9 and SB 1123, identified more areas as potentially suitable for housing. Even though there is no guarantee that anything will be developed on any site where the standards apply, a Citywide ODS would require applications to reflect the community’s stated values and design priorities if any projects were to come forward.
Planning Commission
On September 24, 2025, the Planning Commission held a study session where they discussed a similar set of key questions. The following themes emerged from the discussion:
• The Citywide ODS should encourage natural colored and durable materials, reduced apparent massing, increased articulation, minimized grading, and reflect good practices for fire mitigation to promote high-quality residential design. • Existing multifamily and multi-unit residential developments in Orinda that are particularly successful blend into the environment (Orinda Woods), take H.1
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advantage of the hillsides and terrain (Monteverde, Orinda Woods), avoid a “cookie-cutter” or repetitive feel (unlike Orinda Grove), are specific to Orinda (unlike Orinda Grove), include a variety of housing types, have varying rooflines and hide parking (Orinda Woods, Monteverde).
• The most important development standards will provide direction on colors, materials, articulation, massing, open space, landscape, and parking. • The two most important topics or design standards in the Citywide ODS Draft are topics associated with breaking down the apparent size and scale of buildings (massing, articulation, façade design) and promoting building types with the opportunity for variability (consistent neighborhood feel with lively variation). • The least important topics or design standards in the Citywide ODS Draft are overly specific constraints that are not reflected in the community (specifying fences as only green/black, when including brown/tan colors would also blend into the environment).
• The document contains a lot of information for an applicant which may be necessary but may also work against the desire to create more housing in the community. Refining standards to promote size and shape of buildings, variability, and landscape (including lowering fire risk), specific to the look and feel of Orinda should be strengthened.
The Planning Commission was pleased to see all the details and have the chance to discuss the new information. Commission members continue to find it hard to visualize how the information would translate into what any specific applicant may build.
NEXT STEPS:
The project team will consider all comments and update the draft document that reflects the priorities identified in discussion with the Planning Commission, City Council and public comments.
Based on the feedback at the study sessions, edits to the Citywide ODS will be undertaken and a Final Draft will be issued for consideration and adoption in the Spring of 2026.
FISCAL IMPACT:
The consultant has an approved contract provided within the departmental budget.
Other costs are Staff time to manage the contract, the work of the consultant team, preparation of reports, and administration of the program on an ongoing basis.
ATTACHMENTS:
A. Guidelines for Objective Design Standards
B. Presentation of Summary Background Research and Findings C. Citywide Objective Design Standards Draft
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Respectfully Submitted by:
Lashun Cross
Planning Director
Prepared By: Christine Thomson, Principal Planner
Approved by:
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TECHNICAL ASSISTANCE 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 oneVL]HÀWVDOODSSURDFKWRREMHFWLYHGHVLJQVWDQGDUGV DQGHDFKFRPPXQLW\VKRXOGFRQVLGHUGLHUHQWRSWLRQV
for implementing such standards. Although there are a
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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
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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/communitydevelopment/planning-grants-ta.shtml
WHAT ARE OBJECTIVE
DESIGN STANDARDS?
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requirements that apply to certain eligible residential projects more predictable and easier to interpret for all VWDNHKROGHUVLQFOXGLQJGHFLVLRQPDNHUVVWDDSSOLFDQWV and members of the public. The purpose of objective
design standards is for applicants to know beforehand
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65913.4 and 66300(a)(7) as standards that:
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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
'LHUHQWIURPD'HVLJQ6WDQGDUG" .........................................4 A Variety of Approaches.............................................................5 Best Practices.................................................................................8 ([DPSOHV ........................................................................................11 Options for Implementing
Objective Design Standards.................................................... 14 Essential Components .............................................................. 15 Key Design Topics....................................................................... 16 Other Considerations................................................................ 19 H.1.a
Packet Pg. 300 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 2
OVERVIEW OF GUIDING LEGISLATION
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Process (SB 35, 2017)
SB 35 creates an opt-in program for developers that
allows a streamlined ministerial approval process for
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allocation (RHNA). Eligible developments must include a VSHFLÀHGOHYHORIDRUGDELOLW\
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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 GHYHORSHUWRSURYLGHDVSHFLÀFVXEVHWRILQIRUPDWLRQRQWKH 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
RUFRQGLWLRQLWVDSSURYDODWD´ORZHUGHQVLW\µDVGHÀQHG in Government Code Section 65589.5(g), if the project is consistent with objective standards. SB 330 also places DGGLWLRQDOOLPLWDWLRQVRQDQ´DHFWHGµDJHQF\·VDELOLW\WR limit development, and requires HCD to develop a list of FLWLHV
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demolished. Most of these provisions sunset on January 1, XQOHVVH[WHQGHGE\WKHOHJLVODWXUHDQGJRYHUQRU
Streamlined Ministerial Approval Process
Guidelines prepared by HCD are available at:
https://www.hcd.ca.gov/policy-research/docs/sb-35-
JXLGHOLQHVÀQDOSGI
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
$OLVWRI´DHFWHGFLWLHVµDQG´DHFWHGFRXQWLHVµ
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
H.1.a
Packet Pg. 301 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 3 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 RIFRQWH[WVDQGVFHQDULRV
RQWKHRWKHUKDQGVWDQGDUGV
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
EHPHDVXUDEOHDQGYHULÀDEOH
Objectivity requires that a standard can be measured
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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 WKHUHVKRXOGEHQRGLVSXWHEHWZHHQDSSOLFDQWVDQGVWD as to whether a project is consistent.
Building Section
Plan View
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Packet Pg. 302 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 4
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 GLUHFWLRQWRDSSOLFDQWVDQGVWDZKHQUHYLHZLQJSURMHFWVEXWDUHRIWHQYDJXHDQGRSHQWRLQWHUSUHWDWLRQZKLFKDGGV 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
2SHQWRLQWHUSUHWDWLRQGLFXOWWRPHDVXUHRUYHULI\ 0HDVXUDEOHDQGYHULÀDEOH 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
RVHWRIDWOHDVWIHHWLQGHSWKE\IHHWLQOHQJWK7KH RVHWVKDOOH[WHQGIURPJUDGHWRWKHKLJKHVWVWRU\
Rooftop mechanical equipment VKRXOGEH screened from
public view by a parapet wall, decorative equipment screen, or other architectural treatment.
Rooftop mechanical equipment VKDOO 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.
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Packet Pg. 303 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 5
A VARIETY OF APPROACHES
The use of objective design standards does not require
WKDWHYHU\WKLQJEHTXDQWLÀDEOHDQGSUHVHQWHGZLWKD
QXPHULFYDOXH7KHIROORZLQJGLHULQJDSSURDFKHVFDQEH used to craft objective design standards:
ल True/False
ल Counts and Measurements
ल Ratios and Calculations
ल Lists
ल Scorecards
ल Benchmarks and Performance Measures
These and other approaches can be used to create
HHFWLYHREMHFWLYHVWDQGDUGVWKDWDUHPHDVXUDEOHDQG
YHULÀDEOH'HVFULSWLRQVRIWKHVHEDVLFDSSURDFKHVDUH
SUHVHQWHGEHORZDORQJZLWKH[DPSOHVRIREMHFWLYHGHVLJQ standards that demonstrate use of each approach. Of
FRXUVHLWLVSRVVLEOHLIQRWUHTXLUHGWRPL[DQGPDWFK approaches to develop solutions that achieve a balance
EHWZHHQSUHGLFWDELOLW\DQGÁH[LELOLW\
True/False
A true/false standard can be used to evaluate whether
DSURSRVHGGHYHORSPHQWKDVVDWLVÀHGDFULWHULRQWKDWLV VSHFLÀHGLQDQREMHFWLYHVWDQGDUG$WUXHIDOVHVWDQGDUG 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
JDWHGRURWKHUZLVHFORVHGRWRWKHSXEOLF
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
PLQLPXPYDOXHDPD[LPXPYDOXHRUDQDFFHSWDEOH
UDQJHRIYDOXHV&RXQWVUHSUHVHQWDQXPEHURIVSHFLÀHG 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
IHHW
2. $PLQLPXPLQFKUDLVHGSODQWHUIRUDWOHDVWIHHW
3. A minimum 18-inch change in height for at least 10
IHHW
4. Use of pilasters at 48-foot intervals and at changes in ZDOOSODQHVDQGKHLJKW
RU
5. A section of open grillwork a minimum 4 feet in
height for at least 10 feet.
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Packet Pg. 304 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 6 Ratios and Calculations
Ratios and calculations can be used to create standards that are linked to the scale of a project. Many common
SODQQLQJWRROVLQFOXGLQJGHQVLW\ÁRRUDUHDUDWLRSDUNLQJ 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
UHTXLUHPHQWRIWKHUDWLR)RUH[DPSOHLIDPLQLPXPDUHD 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.
)RUJURXQGÁRRUFRPPHUFLDOXVHVLQPL[HGXVHEXLOGLQJV H[WHULRUZDOOVIDFLQJDVWUHHWVKDOOLQFOXGHZLQGRZVGRRUV or other openings for at least 75 percent of the building wall area.
Lists
:KHUHÁH[LELOLW\LVGHVLUHGFRQVLGHULQFOXGLQJDOLVWRI 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
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´1RPRUHWKDQWKUHHRI
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
SDYLQJPDWHULDOWH[WXUHSDWWHUQRUFRORUWKDWLV
GLHUHQWLDWHG
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Packet Pg. 305 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 7 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
DSSOLFDQWPXVWPHHWRUH[FHHGDVSHFLÀHGWDUJHW(DFK
requirement must be an objective standard in and of
itself, and similar types of requirements are often grouped WRJHWKHU6FRUHFDUGVH[SDQGRQWKHOLVWDSSURDFKEXW
GLHULQWKHLUDELOLW\WRSURYLGHPRUHVSHFLÀFLW\DQGFRQWURO over a larger range of possible options. A scorecard
can also be used to incentivize development projects to SURYLGHH[FHSWLRQDOGHVLJQDQGLQFOXGHIHDWXUHVEH\RQG WKHEDUHPLQLPXPLQH[FKDQJHIRUDGGLWLRQDO´ERQXVHVµ 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
LQFKER[ 20.0
LQFKER[ 50.0
LQFKER[RUODUJHU 100.0
Benchmarks and Performance Measures
([WHUQDOEHQFKPDUNVFDQSURYLGHDVWURQJIRXQGDWLRQ
for creating objective design standards because they are DFFHSWHGSHUIRUPDQFHPHDVXUHVDQGDUHYHULÀDEOHDQG
well documented. In particular, many transportationrelated 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
RIWHQDOUHDG\TXDQWLÀDEOH6LPLODUO\ODQGVFDSHVWDQGDUGV FDQEHWLHGWRH[WHUQDOEHQFKPDUNVIRUQDWLYHVSHFLHVRU water use.
Example of Objective Design Standards
Development must meet the California Green Building
Standards Code (CALGreen) by achieving CALGreen Tier
,RU,,DVDGRSWHGE\WKH6WDWHRI&DOLIRUQLD
7LHU,,LVD
higher level of performance than Tier I.
The landscaped area of single-family residential,
PXOWLIDPLO\UHVLGHQWLDOPL[HGXVHDQGLQVWLWXWLRQDOW\SH projects shall be designed with no more than 20% of
the landscaped area planted in turf or plants that are
QRWZDWHUZLVHSODQWV:DWHUZLVHSODQWVDUHGHÀQHG
as plants that are evaluated as needing “low” (10–30%
reference evapotranspiration [ETo]) or “very low”(<10%
(7R
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at http://ucanr.edu/sites/WUCOLS or other sources of
ZDWHUZLVHSODQWZDWHUXVHFODVVLÀFDWLRQVDVYHULÀHGE\D licensed landscape architect.
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Packet Pg. 306 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 8
BEST PRACTICES
7KHIROORZLQJEHVWSUDFWLFHVGHPRQVWUDWHZD\VWRPDNHREMHFWLYHGHVLJQVWDQGDUGVPRUHHHFWLYH Use Simple, Clear Language
$YRLGXVLQJ´WHUPVRIDUWµDQGWHFKQLFDOWHUPVWKDWDUHQRWXQLYHUVDOO\XQGHUVWRRG:KHQVXFKWHUPVDUHXVHGH[SODLQ KRZWKHVWDQGDUGFDQEHPHDVXUHGRUYHULÀHG
Examples of “Terms of Art” to Avoid
• Respond to adjacent residential uses with a sensitive transition in scale and massing. • 'HVLJQEXLOGLQJVWRÀWZLWKWKHFRQWH[WRIWKHLUVXUURXQGLQJV. • 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 RQHWRSLFRULGHDWRGLVWLQJXLVKLQGLYLGXDOFULWHULDDQGVLPSOLI\YHULÀFDWLRQGXULQJDSSURYDORULPSOHPHQWDWLRQ 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. )HQFHVRUZDOOVGHÀQLQJDQGRUUHWDLQLQJWKHIURQW\DUGVKDOOQRWH[FHHGIHHWLQKHLJKWIURPWKHDGMDFHQWVLGHZDON 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.
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Packet Pg. 307 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 9 Use Tables or Lists
8VHWDEOHVRUOLVWVZLWKVXEEXOOHWVWRRUJDQL]HPRUHFRPSOH[VWDQGDUGVLQWRLQGLYLGXDOFRPSRQHQWVWKDWFDQEH LQWHUSUHWHGDQGYHULÀHGDVXQLTXHVWDQGDUGV
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. &HQWHU 5LJKW
3KRWRH[DPSOHVLOOXVWUDWHSRUFKHVWHUUDFHVWKDWPHHWWKHVWDQGDUGV Standards for Porches and Terraces
The main frontage of a multifamily residential building shall have an elevated porch or terrace. This frontage type FUHDWHVDQHLJKERUKRRGFKDUDFWHUDQGVWUHHWIDFLQJRULHQWDWLRQZKLOHSURYLGLQJDEXHUIURPWKHVLGHZDONDQGVSDFHIRU 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. )LQLVKHG/HYHODERYH6LGHZDON
IRRWPD[LPXP
D. Garden Wall Setback from Right-of-Way: 5-foot minimum H.1.a
Packet Pg. 308 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 10 Use Graphics to Illustrate Standards
*UDSKLFVSKRWRVD[RQRPHWULFGUDZLQJVVHFWLRQVPDSVDQGFRQFHSWSODQGLDJUDPVPD\EHXVHGWRLOOXVWUDWH 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
([DPSOHRIDQQRWDWHGSKRWRJUDSK
a
b c
b
a
c
c
c
c
c
b
a Primary Orientation Primary Orientation
Primary Orientation
d d
d
(b) Minimum building separation: 6 feet
(c) Minimum setback from all other
property lines: 3 feet
(d) Minimum drive aisle width: 20 feet
STANDARDS
([DPSOHJUDSKLFLOOXVWUDWLQJDFFHSWDEOHIRUPVRIVLQJOHIDPLO\FOXVWHU GHYHORSPHQW
([DPSOHJUDSKLFLOOXVWUDWLQJIURQW\DUGVHWEDFNDQGEXLOGLQJ DUWLFXODWLRQVWDQGDUGV
ROWAdditional 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
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Packet Pg. 309 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 11
EXAMPLES
7KHIROORZLQJWKUHHH[DPSOHVGHPRQVWUDWHKRZWRLQWHJUDWHGLHUHQWDSSURDFKHVDQGEHVWSUDFWLFHVWRFUDIWREMHFWLYH GHVLJQVWDQGDUGVWKDWDGGUHVVGLHUHQWWRSLFV
EXAMPLE #1
Block Size and Connectivity
Purpose
%ORFNVL]HVHVWDEOLVKWKHVFDOHDQGFKDUDFWHURIWKHFRPPXQLW\DQG FDQKHOSFUHDWHFRQQHFWHGSHGHVWULDQRULHQWHGQHLJKERUKRRGV Example Objective Design Standards
1. 7KHPD[LPXPOHQJWKRIDQ\VLGHRIDEORFNVKDOOPHDVXUHQR more than 350 feet.
2. :KHQGHYHORSLQJDQDUHDZLWKDEORFNOHQJWKWKDWH[FHHGVWKH PD[LPXPGLPHQVLRQWKHDUHDVKDOOEHVXEGLYLGHGZLWKQHZ VWUHHWVVXFKWKDWDOOUHVXOWLQJEORFNVDUHOHVVWKDQWKHPD[LPXP 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 VKDOODOLJQZLWKH[LVWLQJVWUHHWVRUSDVHRVLQDGMDFHQWEORFNV b. :KHUHFXOGHVDFVH[LVWSHGHVWULDQOLQNDJHVDUHUHTXLUHGDQG shall provide direct connections to adjacent streets or public areas.
5. The following are prohibited:
a. 9DFDWLRQRIH[LVWLQJSXEOLFVWUHHWULJKWRIZD\
b. Private development over public streets, courtyards, or paseos
DO
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Packet Pg. 310 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 12 EXAMPLE #2
Residential Building Frontages
Purpose
5HVLGHQWLDOEXLOGLQJIURQWDJHVDORQJDSXEOLFVWUHHWSXEOLFULJKW RIZD\RUFRPPRQDUHDSURYLGHDQLPSRUWDQWWUDQVLWLRQEHWZHHQ SULYDWHGHYHORSPHQWDQGWKHSXEOLFUHDOP
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. 7KHUHVLGHQWLDOJURXQGÁRRUVKDOOEHORFDWHGZLWKLQYHUWLFDOIHHW of the ground level.
3. Fences between any private open space, common areas, or SXEOLFVSDFHVVKDOOEHOLPLWHGWRDPD[LPXPRIIHHWLQKHLJKW 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. *URXQGÁRRUZLQGRZVVKDOOQRWEHRSDTXHRUWLQWHG
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 VWURQJO\GLVFRXUDJHG7KHPD[LPXPOHQJWKRIDQ\EODQNZDOO shall be limited to 20 feet.
DON’T
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DQGLQGLYLGXDOHQWULHV
DO
3URYLGHDODQGVFDSHVHWEDFNEHWZHHQ
WKHULJKWRIZD\DQGLQGLYLGXDOSRUFKHVDQG
HQWULHV
Primary Frontage Street
Ground Floor Street Activation
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Packet Pg. 311 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 13 EXAMPLE #3
Design of Private Open Space
Purpose
&RXUW\DUGVURRIWHUUDFHVDQGRWKHUFRPPRQDUHDVZLWKLQ individual residential developments provide needed amenities to LPSURYHOLYDELOLW\DQGSXEOLFKHDOWK
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. VTXDUHIHHWIRUJURXQGÁRRUXQLWVLQWKHIRUPRIDFRYHUHG RUXQFRYHUHGSDWLR
b. 40 square feet for upper-story multifamily units in the form RIDWHUUDFHEDOFRQ\RUURRIWRSSDWLR
DQG
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 RIZKLFKVKDOOKDYHDPLQLPXPFRQWDLQHUVL]HRIDLQFKER[ at installation.
3. A minimum of three of the following activating features shall be incorporated into open spaces:
a. )L[HGRUPRYDEOHVHDWLQJ
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
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40’ min.
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Packet Pg. 312 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 14
OPTIONS FOR IMPLEMENTING OBJECTIVE DESIGN STANDARDS
7KHUHDUHDUDQJHRIRSWLRQVIRUORFDODJHQFLHVLPSOHPHQWLQJREMHFWLYHGHVLJQVWDQGDUGV7KHH[DPSOHVEHORZKLJKOLJKW EDVLFDSSURDFKHVWKDWUHO\RQDQGDGDSWDORFDODJHQF\·VH[LVWLQJIUDPHZRUNIRUUHJXODWLQJGHVLJQ Testing the Standards
As an initial step in implementation, test your standards against built projects considered acceptable to the community. 7KLVDSSURDFKDOORZVIRUUHÀQHPHQWDQGKHOSVHQVXUHWKDW\RXUVWDQGDUGVDUHHHFWLYHDQGPHHWDQDJHQF\·VQHHGIRU ÁH[LELOLW\
Implementation
2SWLRQVIRULPSOHPHQWLQJREMHFWLYHGHVLJQVWDQGDUGVEHJLQZLWKH[LVWLQJUHJXODWLRQV7KHIROORZLQJDSSURDFKHVFDQEH used to supplement those regulations to provide more nuance and detail. 1 Rely on Existing
Regulations
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development regulations already
include objective design standards,
such as minimum lot size, building
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DQGRWKHUVWDQGDUGVWKDWGHÀQHD
PD[LPXPEXLOGLQJHQYHORSH
2 Revise Existing
Design Guidelines
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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
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3 Expand Existing
Regulations
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development regulations can be
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standards, or can be updated to
remove subjective language and
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ensure they are measurable and
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Consider codifying informal
requirements or creating a concise
set of objective design standards.
Zoning regulations may provide
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formal process for variances.
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Packet Pg. 313 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 15
ESSENTIAL COMPONENTS
7KHIROORZLQJFRPSRQHQWVDUHHVVHQWLDOWRFUHDWLQJHHFWLYHREMHFWLYHGHVLJQVWDQGDUGV 'HÀQH.H\7HUPV
2EMHFWLYHGHVLJQVWDQGDUGVUHO\RQFOHDUGHÀQLWLRQVRINH\WHUPV,QVRPHFDVHVLWPD\DOVREHQHFHVVDU\WRGHÀQH methodologies and procedures for performing calculations. Even terms that seem straightforward may need to be GHÀQHG,GHDOO\GHÀQLWLRQVVKRXOGEHFRRUGLQDWHGDQGFRQVLVWHQWZLWKWKHXQGHUO\LQJ]RQLQJFRGHDQGWKHEXLOGLQJ 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 RQH3URYLGLQJDVWDWHPHQWRILQWHQWZLOOKHOSERWKDSSOLFDQWVDQGDJHQF\VWDXQGHUVWDQGWKHFRQWH[WRIDJURXSRI 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. $SSOLFDQWVWKDWSURSRVHDQH[WUDRUGLQDU\RUXQXVXDOGHVLJQWKDWGHYLDWHVIURPREMHFWLYHGHVLJQVWDQGDUGVVKRXOGVWLOOEH allowed to follow a discretionary or alternative and ancillary approval process and/or design review.
Allow Minor Variances or Deviations
$OORZLQJPLQRUYDULDQFHVRUGHYLDWLRQVDWDVWDOHYHOLVDQHVVHQWLDOWRROWKDWFDQSURYLGHVWDWKHDELOLW\WRDSSURYH GHYLDWLRQVIURPVSHFLÀHGUHJXODWLRQV,WFDQSURYLGHWKHÁH[LELOLW\QHFHVVDU\WRDOORZVPDOODGMXVWPHQWVEDVHGRQVLWH FRQGLWLRQVRUVSHFLÀFGHVLJQGHWDLOVZKLOHVWLOOUHO\LQJRQREMHFWLYHVWDQGDUGV2EMHFWLYHGHVLJQVWDQGDUGVVKRXOGRXWOLQH DSURFHVVDQGUHTXLUHPHQWVIRUVWDWRDSSURYHPLQRUYDULDQFHV0LQRUYDULDQFHVPD\EHHQDEOHGZLWKLQREMHFWLYH GHVLJQVWDQGDUGVE\SUHVFULELQJVSHFLÀFSURFHGXUHVDQGUHTXLUHGÀQGLQJVIRUWKHUHOD[DWLRQRIDQ\VSHFLÀFSRUWLRQRI the standards.
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Packet Pg. 314 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 16 .(<'(6,*1723,&6
Objective design standards must address a range of key design topics and be tailored to the unique needs of each DJHQF\7KHNH\GHVLJQWRSLFVSUHVHQWHGRQWKHIROORZLQJSDJHVKLJKOLJKWLQFUHPHQWDOO\PRUHGHWDLOHGDQGFRPSOH[ GHVLJQWRSLFV0DQ\RIWKHWRSLFVOLVWHGEHORZPD\EHLQFOXGHGLQGLHUHQWVHFWLRQVRIDORFDODJHQF\·V]RQLQJDQGODQG GHYHORSPHQWUHJXODWLRQV+RZHYHULWLVRIWHQEHQHÀFLDOIRUXVDELOLW\DQGDGPLQLVWUDWLRQWRFRQVROLGDWHDOODSSOLFDEOH objective design standards in a single document.
Local Context and Role of Place
Objective design standards need to be calibrated to local conditions and the FRQWH[WRIGLHUHQWSODFHVLQDJLYHQMXULVGLFWLRQ7KHUHLVQRRQHVL]HÀWVDOO solution. Each jurisdiction should consider which topics are the most important to regulate through objective standards and on which topics it will remain silent RQWRDOORZFUHDWLYLW\DQGÁH[LELOLW\,QDGGLWLRQLWPD\EHGHVLUDEOHWRSURYLGH GHVLJQVWDQGDUGVIRUGLHUHQWDUHDVRIWKHFRPPXQLW\RUHYHQKRXVLQJW\SHV HJ
GRZQWRZQKLVWRULFRUPL[HGXVH
What are the key design topics to regulate in your community? What design topics GLHUHQWLDWHWKHGLVWULFWRUFRPPXQLW\"$QGKRZFDQ\RXGLVWLOOWKRVHHOHPHQWV LQWRREMHFWLYHGHVLJQVWDQGDUGV"/RFDOFRQWH[WDQGJHQHUDOGHVLJQJXLGDQFHPD\ already be found in plans and policies, such as:
ल General plan goals
ल Area and community plans
ल 6SHFLÀFSODQVDQGSODQQHGXQLWGHYHORSPHQWV
ल Coastal zone
ल Local hazards
ल Open space conservation
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Packet Pg. 315 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 17 Use Regulations
(QVXUHWKDWDOORZDEOHXVHVIRUUHVLGHQWLDODQGPL[HGXVHSURMHFWVDUH VXSSRUWHGE\FOHDUGHÀQLWLRQVDQGFDUHIXOO\FRQVLGHUWKHFULWHULDUHTXLUHG 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:
ल Allowable uses
ल Conditionally permitted uses
ल Density
Building Envelope
Zoning regulations typically provide objective design standards, such as WKRVHUHODWHGWRWKHIROORZLQJHOHPHQWVZKLFKWRJHWKHUKHOSGHÀQHWKH PD[LPXPEXLOGLQJHQYHORSH
ल Lot/block size
ल Lot coverage
ल Height
ल Setbacks or stepbacks
6LWH'HVLJQDQG5HÀQHG0DVVLQJ
Zoning regulations may provide limited guidance on site design and UHÀQHGEXLOGLQJPDVVLQJ0RUHGHWDLOHGVWDQGDUGVIRUVLWHGHVLJQDQG building massing, including those related to the following elements, can be incorporated:
ल Transitions from adjacent
properties
ल 0D[LPXPEXLOGLQJOHQJWK
ल Programming/arrangement of
spaces
ल Orientation
ल Pedestrian/vehicular access
ल Parking
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Packet Pg. 316 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 18 Building Design and Articulation
Design standards for building design and articulation address important topics related to the relationship between a building and its surroundings. (PSKDVLVVKRXOGEHJLYHQWRWKHGHVLJQRIJURXQGÁRRUVZKLFKKDYHD VLJQLÀFDQWLQÁXHQFHRQWKHSHGHVWULDQHQYLURQPHQWDQGWKHRYHUDOOSXEOLF UHDOP6WDQGDUGVFDQDGGUHVVWRSLFVVXFKDVWKHIROORZLQJH[DPSOHV
ल Frontage types
ल 'HVLJQRIJURXQGÁRRUV
ल Building entries
ल Facade/plane break
ल Roof forms
ल Corner treatment
ल Private open space, balconies,
and patios
ल 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 GHVLUHGFRPPXQLW\FKDUDFWHU)RUH[DPSOHLQVRPHFRPPXQLWLHVLWPD\EH important to focus on building materials and landscaping, while in others, it may be important to provide limited objective design standards across a ODUJHUQXPEHURIWRSLFVLQFOXGLQJWKHIROORZLQJH[DPSOHWRSLFV
ल Materials
ल Transparency
ल Fenestration
ल Color
ल Awnings
ल Plant palette
ल Screening and fencing
ल Outdoor furnishings
ल Signage
ल ([WHULRUOLJKWLQJ
Architectural Style
In some communities, it may be important to address a particular architectural character or style. Standards that address architectural style QHHGWREHFDUHIXOO\WDLORUHGWRHQVXUHWKDWWKH\DUHREMHFWLYHDQGVSHFLÀFDOO\ DGGUHVVDQGGHÀQHDUFKLWHFWXUDOVW\OH2EMHFWLYHGHVLJQVWDQGDUGVPD\ DOVREHGLHUHQWLDWHGE\EXLOGLQJW\SRORJ\RUIRFXVDUHDZKHUHQHFHVVDU\ 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.
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Packet Pg. 317 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) TECHNICAL ASSISTANCE TOOLS | SB 2 PLANNING GRANTS PROGRAM Approaches and Considerations for Objective Design Standards 19
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
RQSXEOLFKHDULQJV6%H[SOLFLWO\UHTXLUHVFLWLHVDQG counties to provide a “streamlined ministerial approval SURFHVVµIRUHOLJLEOHDRUGDEOHKRXVLQJSURMHFWVZKLFK LVGHÀQHGLQ*RYHUQPHQW&RGH6HFWLRQ
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follows:
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government’s planning commission or any
HTXLYDOHQW ERDUG RU FRPPLVVLRQ UHVSRQVLEOH IRU
UHYLHZDQGDSSURYDORIGHYHORSPHQWSURMHFWVRUWKH
FLW\FRXQFLORUERDUGRIVXSHUYLVRUVDVDSSURSULDWH
7KDW GHVLJQ UHYLHZ RU SXEOLF RYHUVLJKW VKDOO EH REMHFWLYH DQG EH VWULFWO\ IRFXVHG RQ DVVHVVLQJ
FRPSOLDQFH ZLWK FULWHULD UHTXLUHG IRU VWUHDPOLQHG SURMHFWVDVZHOODVDQ\UHDVRQDEOHREMHFWLYHGHVLJQ
VWDQGDUGV SXEOLVKHG DQG DGRSWHG E\ RUGLQDQFH RU
UHVROXWLRQE\DORFDOMXULVGLFWLRQEHIRUH VXEPLVVLRQ
RIDGHYHORSPHQWDSSOLFDWLRQDQGVKDOOEHEURDGO\
DSSOLFDEOH WR GHYHORSPHQW ZLWKLQ WKH MXULVGLFWLRQ 7KDW GHVLJQ UHYLHZ RU SXEOLF RYHUVLJKW VKDOO EH FRPSOHWHG DV IROORZV DQG VKDOO QRW LQ DQ\ ZD\
LQKLELWFKLOORUSUHFOXGHWKHPLQLVWHULDODSSURYDO Furthermore, until January 1, 2025, SB 330 prohibits an DJHQF\IURPFRQGXFWLQJPRUHWKDQÀYHKHDULQJV´LID
proposed housing development project complies with the
applicable, objective general plan and zoning standards LQHHFWDWWKHWLPHDQDSSOLFDWLRQLVGHHPHGFRPSOHWH´ As described in Government Code Section 65905.5(a), an
agency “shall consider and either approve or disapprove WKHDSSOLFDWLRQDWDQ\RIWKHÀYHKHDULQJVµ
Changing Burden of Proof
One of the implications of objective design standards
LVWKDWWKHUHLVDVLJQLÀFDQWFKDQJHLQWKHEXUGHQRI
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
DSSOLHGLQDPDQQHUWKDWVDWLVÀHVWKHGHVLJQUHYLHZERDUG or zoning administrator.
1 See Government Code Section 65589.5 for additional detail about burden of proof. 2 See 0F&RUNOH(DVWVLGH1HLJKERUKRRG*URXSHWDOv. &LW\RI6W+HOHQDHWDO (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 VLJQLÀFDQWO\VKLIWVWKHEXUGHQRISURRIIURPWKHDSSOLFDQW 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
DPHQGHGLQWRLQFOXGHDVSHFLÀFH[HPSWLRQIURP
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, ZDWHUDQGVHZHUVWXGLHVWUDFVWXGLHVELRORJLFDOVXUYH\ 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.
H.1.a
Packet Pg. 318 Attachment: Guidelines for Objective Design Standards (3709 : Citywide Objective Design Standards Study Session) Summary of Background
Research & Findings
City of Orinda
Citywide Objective
Design Standards
July 2025
H.1.b
Packet Pg. 319 Attachment: Presentation of Summary Background Research and Findings (3709 :
Project Overview
3 Project Title— Presentation Title Goes Here2
Background Documents Review
5 Projects Review
8 Staff Interview 11
Lots Analysis 12
Physical Character Analysis 15
H.1.b
Packet Pg. 320 Attachment: Presentation of Summary Background Research and Findings (3709 :
Project Overview
3 Zones where the ODS apply to residential
projects
Orinda Citywide ODS— Working Session 1: Summary of Task 2 • RVL-E
• RVL • RL-40
• RL-20
• RL-15
• RL-12
• RL-10
• RL-6
• RM
• OS
Note: This project does not include DO, DC, and PD
zones as they have separate regulating documents. The
PS zone does not apply as it does not allow residential uses by right. ODS may apply to any parcels rezoned to
the above zones.
H.1.b
Packet Pg. 321 Attachment: Presentation of Summary Background Research and Findings (3709 :
Building Forms
Orinda Citywide ODS — Working Session 1: Summary of Task 2 4 Project Overview
https://app.conceptboard.com/board/3ng4-fcfb-qazd-bo9r-h93e Note: ODS will address ADUs, SF, and MF (house- and block-scale). Building forms > 10 units may be up to 55 units.
H.1.b
Packet Pg. 322 Attachment: Presentation of Summary Background Research and Findings (3709 :
City Documents
• Housing Element
• Land Use & Circulation
Element
• Title 17 Zoning Code
• Wilder Design Guidelines
Orinda Citywide ODS — Working Session 1: Summary of Task 2 5 Background Documents Review
https://app.conceptboard.com/board/0xs7-cu9p-t1si-np70-z42x Key Takeaways
• Housing Element
• RHNA 6th cycle (2023-2031): 441,176 units
• Includes irregularly shaped lots in opportunity sites • Land Use & Circulation Element
• Emphasis on semi-rural character
• Defines RVL, RL, and RM densities
• Describes OS as equestrian-oriented residential at very-low density • Defines subdivision as five or more units
• Four on-site parking standards for single - family (2 enclosed/2 unenclosed) • Scenic corridor considerations
• Title 17 Zoning Code
• Complex standards in response to a variety of lot conditions • Wilder Design Guidelines
• Provides development standards for new homes in the Wilder project • Addresses grading, walls and fences, landscaping , and lighting H.1.b
Packet Pg. 323 Attachment: Presentation of Summary Background Research and Findings (3709 :
State Legislation
• SB 35/423
• SB 330
• SB 9/450
• SB 684/SB 1123
• SB 4
• SB 79
*Highlighted content is noted to be of
particular relevance to Orinda
Orinda Citywide ODS — Working Session 1: Summary of Task 2 6 Background Documents Review
https://app.conceptboard.com/board/0xs7-cu9p-t1si-np70-z42x Key Takeaways
• SB 35 streamlines approval of multifamily (affordable) housing in cities that have not met RHNA goals • SB 423 extends SB 35 until 2035 and expands it to apply to coastal areas and on surplus public land • SB 330 allows qualifying projects to lock in development standards and fees at the time of completion of a preliminary application and prohibits cities from holding more than five public hearings to review the project • SB 9 allows streamlined approval for lot splits and duplexes (up to 4 units) on single family lots • SB 450 makes changes to SB 9 to improve access and certainty of the streamlined process for housing options under SB 9 • SB 684 streamlines approval process for developments ≤10 units on urban lots <5 acres (only applies to lots in multifamily zones)
• SB 1123 improves SB 684 implementation and expands SB 684 to include projects ≤10 units on vacant parcels in singlefamily zones • SB 4 streamlines approval process for housing development on religious and college lands • SB 79 requires areas within a half-mile of major public transit stops to allow multi-family housing developments up to seven stories tall (even in single family zones), allows public transit agencies to develop housing on land they own, streamlines ministerial approval process for qualifying housing projects near transit, and establishes state standards for transit-oriented zoning around qualifying transit stops
H.1.b
Packet Pg. 324 Attachment: Presentation of Summary Background Research and Findings (3709 :
Other Documents
• WRCOG ODS Toolkit
• WRCOG SB 9 Toolkit
• ABAG SB 9 Toolkit
Orinda Citywide ODS — Working Session 1: Summary of Task 2 7 Background Documents Review
https://app.conceptboard.com/board/0xs7-cu9p-t1si-np70-z42x Key Takeaways
• WRCOG ODS Toolkit
• Provides a range of ODS for multifamily and mixed-use development in response to state law • Provides guidance for preparing and adopting ODS
• Includes site planning, landscaping, building design, and architectural style standards • WRCOG SB 9 Toolkit
• Lists eligibility criteria and a checklist for urban lot splits and two-unit developments • Lists additional limitations for urban lot splits and two-unit developments • Illustrates SB 9 lot scenarios
• Provides a model ordinance for urban lot splits and two-unit developments • ABAG SB 9 Toolkit
• Provides objective design standards in response to SB 9 • Provides a 9-step guide for using the standards
• Provides standards for an SB 9 overlay zone
• Includes general, building type, frontage, and façade design standards H.1.b
Packet Pg. 325 Attachment: Presentation of Summary Background Research and Findings (3709 :
Orinda Citywide ODS — Working Session 1: Summary of Task 2 8 Projects Review
10 Irwin Way (Senior Housing)
• Façade length
▪ Threshold for length of building before massing standards applied?
• Modulation
▪ How much modulation is necessary for long buildings?
▪ Establish a module? What should the max length of the module be?
• Parking garage wall
▪ Consider active uses along open space
• Parking area landscaping/blending with the public
realm
▪ Consider blending parking area and open space through reduction of or elimination of retaining wall
• Use of trees and hillside to conceal size of building ▪ Effectiveness of trees in front of building and up-slope of hill behind building to blend the project into the hillside https://app.conceptboard.com/board/imug-oro7-skzn-13b6-69xo H.1.b
Packet Pg. 326 Attachment: Presentation of Summary Background Research and Findings (3709 :
Orinda Citywide ODS — Working Session 1: Summary of Task 2 9 Projects Review
https://app.conceptboard.com/board/imug-oro7-skzn-13b6-69xo 5 Madrone Place (ADU)
• ADU location/orientation
▪ ADU located beneath garage
• Garage is oriented towards street, ADU is not
▪ Consider reducing ADU to one story and orienting towards street
• Re-locate garage next to ADU at edge of lot
• Preserves more of the natural hillside
• Façade articulation
▪ Considerable massing at rear elevation
▪ For this site, hill and trees hide massing from view of neighbors
▪ If orientation of the lot was different and the rear façade was visible to neighbors, standards to reduce massing
would be necessary
H.1.b
Packet Pg. 327 Attachment: Presentation of Summary Background Research and Findings (3709 :
Orinda Citywide ODS — Working Session 1: Summary of Task 2 10 Projects Review
73 Brookwood Road (TH Site Plan)
• Orientation/frontage
▪ Front-Back issues
• Townhouse garages face street
• Fronts of townhomes (located at front of lot) face
backs of townhomes (at back of lot)
▪ Re-orient townhomes to face street with shared drive
accessed from backs of buildings
• Introduce frontages at townhomes instead of
driveway at front of lot
▪ Re-allocate open space and pool sited in parking area to increased setback at townhomes at back of lot
• Increases buffer from highway off ramp
• Shifts open space away from parking area
• Reduced pavement
▪ Shared drive servicing tuckunder parking for both sets of townhomes reduces pavement from approximately 25% to
17% of the lot area
• Fire access
▪ Improve fire access to buildings at back of the lot in case of emergencies https://app.conceptboard.com/board/imug-oro7-skzn-13b6-69xo H.1.b
Packet Pg. 328 Attachment: Presentation of Summary Background Research and Findings (3709 :
Orinda Citywide ODS — Working Session 1: Summary of Task 2 11 Staff Interview (May 13, 2025)
Key Findings
Standards
• Not clear enough
• Wide variation in lot size, shape, and topography makes it difficult to simplify
Regulating Architectural Style
• Avoid standards that are too overbearing
Elements to be reserved or removed from current code
• Not particularly tied to any of the existing standards Development trends/design issues to address in ODS
• Horizontal instead of vertical design (i.e. avoid 2 story porches) • Should discourage big, stately, Georgian homes
• Should encourage development that fits semi-rural character Overlays
• HD - never been utilized in Orinda
• Ridgeline – most often used overlay
Application Submittal Checklist
• Difficult for applicants to use (catch-all checklist, not all items are applicable to majority of projects)
• Change to electronic format
Expectations from ODS
• More streamlined process for applicants and staff
Adoption
• Simplest strategy: adopt as separate from Title 17
H.1.b
Packet Pg. 329 Attachment: Presentation of Summary Background Research and Findings (3709 :
Orinda Citywide ODS
— Working Session 1: Summary of Task 2 12
Lots Analysis
Lot Sizes • Total lots: 7,751 • Total lots excluded from analysis: 5,165 (67%) • Total lots included in analysis: 2,586 (33%) • Most Common Lot Size: 150’ x 100’ (33 lots) Accuracy of Analysis • Lots included in analysis diverge from actual lot dimensions by up to 20%
• Within the 20% threshold, 3 levels of
confidence: high, medium, low • 45% low confidence • 25% medium confidence • 30% high confidence https://app.conceptboard.com/
board/ck6k-i3hm-e6p1-3enx-
osmi
H.1.b
Packet Pg. 330 Attachment: Presentation of Summary Background Research and Findings (3709 :
Lot Shapes
Orinda Citywide ODS— Working Session 1: Summary of Task 2 13 Lots Analysis
Rectangle Trapezoid Flag Rounded Corner Culdesac
* Not illustrated below: irregular lot shapes
H.1.b
Packet Pg. 331 Attachment: Presentation of Summary Background Research and Findings (3709 :
Orinda Citywide ODS
— Working Session 1: Summary of Task 2 14
Lots Analysis
Lot Slope Conditions
Down-slope Up-slope Flat Cross-slope
H.1.b
Packet Pg. 332 Attachment: Presentation of Summary Background Research and Findings (3709 :
Physical patterns are analyzed to
understand what else to address in
the standards besides topics already
covered.
Established patterns inform the
standards to make new buildings “fit
into” existing character
14 sub-areas were identified
Orinda Citywide ODS — Working Session 1: Summary of Task 2 15 Physical Character Analysis: to inform standards
https://app.conceptboard.com/board/
8z24-z7kd-og93-ryn7-qfh8
Lost Valley S Lost Valley N Glorietta/Alice Overhill Knickerbocker Northwood Tara Charles Hill Miner Rd Orinda Downs Sleepy Hollow Manzanita Drive Camino Sobrante La Cuesta Rd Claremont
H.1.b
Packet Pg. 333 Attachment: Presentation of Summary Background Research and Findings (3709 :
The 15 sub
-areas were analyzed for
9 key topics shown at right.
These topics are analyzed because
they have substantial influence on
physical form and character.
Each topic has variations which are
addressed through sub-topics under
each main topic.
Orinda Citywide ODS— Working Session 1: Summary of Task 2 16 Physical Character Analysis: Key Topics
H.1.b
Packet Pg. 334 Attachment: Presentation of Summary Background Research and Findings (3709 :
Within each sub-area:
• Streetscapes very natural
• Combination of natural shoulders and curb with gutter Orinda Citywide ODS — Working Session 1: Summary of Task 2 17 Physical Character Analysis: Streetscapes
Sidewalk + tree lane on one side.
No sidewalk on the other side
Sidewalk only (no planter strip) No sidewalk (vegetated border) H.1.b
Packet Pg. 335 Attachment: Presentation of Summary Background Research and Findings (3709 :
Orinda Citywide ODS — Working Session 1: Summary of Task 2 18 Physical Character Analysis: Driveways
Within each sub-area*:
• Toward 1 side of lot
• In middle of lot
• Semi-Circular
• Driveways range from 2 to 3 cars
wide
*Except Wilder sub-area which has more
consistency in driveway locations and
widths
Toward 1 side of lot In Middle of lot
Semi-Circular
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Packet Pg. 336 Attachment: Presentation of Summary Background Research and Findings (3709 :
Orinda Citywide ODS — Working Session 1: Summary of Task 2 19 Physical Character Analysis: Building Orientation
Within each sub-area:
Building oriented with longest side:
• along street
• Along side lot line
Building located toward:
• Front of lot
• Middle of lot
• Rear of lot
Along Street
Along Side Lot Line
Front of Lot Middle of Lot Rear of Lot
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Packet Pg. 337 Attachment: Presentation of Summary Background Research and Findings (3709 :
Orinda Citywide ODS — Working Session 1: Summary of Task 2 20 Physical Character Analysis: Front Setbacks-Small
Within each sub-area:
Building setbacks range:
• Small: Up to 20 feet
• Medium: Up to 30 feet
• Large: up to 50 feet
• Extra Large: over 50 feet
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Packet Pg. 338 Attachment: Presentation of Summary Background Research and Findings (3709 :
Orinda Citywide ODS — Working Session 1: Summary of Task 2 21 Physical Character Analysis: Front Setbacks-Medium
Within each sub-area:
Building setbacks range:
• Small: Up to 20 feet
• Medium: Up to 30 feet
• Large: up to 50 feet
• Extra Large: over 50 feet
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Packet Pg. 339 Attachment: Presentation of Summary Background Research and Findings (3709 :
Orinda Citywide ODS — Working Session 1: Summary of Task 2 22 Physical Character Analysis: Front Setbacks-L, XL
Within each sub-area:
Building setbacks range:
• Small: Up to 20 feet
• Medium: Up to 30 feet
• Large: up to 50 feet
• Extra Large: over 50 feet
L: up to 50’ XL: over 50’
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Packet Pg. 340 Attachment: Presentation of Summary Background Research and Findings (3709 :
Orinda Citywide ODS — Working Session 1: Summary of Task 2 23 Physical Character Analysis: Massing Types
A building’s footprint – rather than lot coverage -- greatly affects how a building’s massing and size are perceived. Buildings were observed to generally be in six forms or “massing types”.
Square Rectangle L U
T
H
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Packet Pg. 341 Attachment: Presentation of Summary Background Research and Findings (3709 :
Orinda Citywide ODS — Working Session 1: Summary of Task 2 24 Physical Character Analysis: Building Size
Within each sub-area*:
Building sizes range:
• Small: Up to 40 feet
• Medium: Up to 60 feet
• Large: up to 80 feet
• Extra Large: over 80 feet
*Except Wilder sub-area which has
more consistency in Building
Setbacks.
Building size indicates at least 1
façade up to the stated length in feet.
S: up to 40’ M: up to 60’ L: up to 80’ XL: over 80’
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Packet Pg. 342 Attachment: Presentation of Summary Background Research and Findings (3709 :
Within each sub-area:
• Streetscapes very natural
• Driveways mostly 2 and often 3-cars
wide
• Most buildings’ long side along
street/road
• Wide range of Building Sizes
• Wide range of Front Setbacks
• Wide range of Massing Types
Recommended Approach:
• Organize standards by Lot Types
instead of by Geographic Areas
• Coordinate physical character to
existing zoning districts
Orinda Citywide ODS — Working Session 1: Summary of Task 2 25 Physical Character Analysis: Summary
Wide variety within sub-areas
https://app.conceptboard.com/board/8z24-z7kd-og93-ryn7-qfh8 H.1.b
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Next Steps
Orinda Citywide ODS— Working Session 1: Summary of Task 2 26 • Start Task 3.1 Framework of Design Standards • Next check-in: June 10 @ 1 pm • Next Working Session #2: June 24 @ 1 pm H.1.b
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City of Orinda
Citywide Objective Design Standards
August, 2025
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Packet Pg. 346 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Table of Contents
Introduction
0.01.010 Purpose and Applicability 7
0.01.020 Overview and Goals 7
0.01.030 Relationship to Orinda's General Plan 8
0.01.040 Relationship to City of Orinda Planning and Zoning Code 8
0.01.050 Procedures 8
0.01.060 Severability 9
0.01.070 Quick User Guide 9
Article 1: Site Design Standards
Chapter 1: Screening and Site Design 13
1.01.010 Purpose and Applicability 13
1.01.020 Screening 13
1.01.030 Fences, Walls, and Hedges 14
1.01.040 Retaining Walls 15
1.01.050 Vehicle Access and Parking 16
1.01.060 Hillside Context Design 17
1.01.070 /ow ,Ppact DevelopPent 18
Chapter 2: Landscaping, Lighting, and Surfaces 19
1.02.010 Purpose and Applicability 19
1.02.020 Overview 19
1.02.030 Landscaping 19
1.02.040 Exterior Lighting 20
1.02.050 Ground Surface Material 21
August, 2025 Citywide Objective Design Standards iii
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Packet Pg. 347 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Article 2: Building Design Standards
Chapter 1: Building Forms 25
2.01.010 Purpose and Applicability 25
2.01.020 Building Types Overview 25
2.01.040 House: SPalltoMediuP 29
2.01.050 House: Large 32
2.01.060 Duplex: SidebySide 34
2.01.070 Duplex Stacked 38
2.01.080 Cottage Court 41
2.01.090 Side Court 44
2.01.100 Courtyard 46
2.01.110 Multiplex: SPall 48
2.01.120 Multiplex: Large 50
2.01.130 Stacked Flats 52
2.01.140 Massing Types 54
Chapter 2: Façade Design 57
2.02.010 Purpose and Applicability 57
2.02.030 Bay CoPposition 59
2.02.040 Massing Features 61
2.02.050 Fenestration and Privacy 64
2.02.060 Blank Wall TreatPent 65
2.02.070 Decks 65
2.02.080 Façade Materials and Colors 67
Chapter 3: Building Frontages 69
2.03.010 Purpose and Applicability 69
2.03.020 General ReTuirePents 69
2.03.020 Allowed Frontage Types 70
2.03.040 Porch 72
2.03.050 Dooryard 74
2.03.060 Forecourt 76
2.03.070 Terrace 78
2.03.080 Stoop 80
2.03.090 CoPPon Entry 82
iv Citywide Objective Design Standards August, 2025
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Packet Pg. 348 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Chapter 4: Roof Forms 85
2.04.010 Purpose and Applicability 85
2.04.020 General ReTuirePents 85
2.04.030 Flat Roof 86
2.04.040 Sloped Roof 87
Chapter 5: Large Sites 89
2.05.010 Purpose and Applicability 89
2.05.020 Multiple Buildings on One Site 90
Article 3: Subdivision Design Standards
Chapter 1: Lot Splits (SB 9) 93
3.01.010 Purpose and Applicability 93
3.01.020 Design Standards 93
3.01.030 Lot Standards 94
Chapter 2: Small Subdivisions (SB 1123) 95
3.02.010 Purpose and Applicability 95
3.02.020 Design Standards 95
3.02.030 SPall Lot Standards 96
3.02.040 Other Standards for Checklist 97
Article 4: AdPinistration
Chapter 1: Adjustments 101
4.01.010 Purpose and Applicability 101
4.01.020 Review Authority 101
4.01.030 AdjustPents to Standards 101
4.01.040 AdjustPents for SB 9 Projects 107
Chapter 2: Deȴnitions and 0easurement 0ethods 109
4.02.010 Purpose and Applicability 109
4.02.020 Deȴnitions 109
4.02.030 MeasurePent Methods 115
August, 2025 Citywide Objective Design Standards v
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0.01.010 Purpose and Applicability
1. Purpose. The purpose of the Citywide Objective Design Standards (ODS) is to provide clear, objective, and measurable standards for multi-unit residential development and single-unit houses, including SB 9 and SB 1123 projects, within the applicable zoning districts established in Title 17 (Zoning).
2. Applicability. ODS apply to qualifying residential projects for which the State requires review for compliance using only objective standards, including Housing Development Projects meeting the deȴnition of Government Code § 65589.5(h)(2).
A. Applicants may opt out of using ODS for a project, including those projects that qualify under State law for objective review. However, the project will then proceed under the City’s discretionary review process as outlined in Chapter 17.30 (Design Review) and Chapter 17.41 (Applications) which voluntarily takes a project outside of the Housing Accountability Act provisions.
B. Development standard waivers, concessions, or incentives granted pursuant to State Density Bonus Law (Government Code § 65915) and administrative exceptions allowed in Article 4 (Administration) of this code are allowed. 1o other exception to ODS through a variance, modiȴcation, exception, waiver, or other discretionary approval is allowed.
0.01.020 Overview and Goals
1. Overview. The ODS regulate the desired physical form and character of new development to facilitate housing production, speciȴcally inȴll housing production, through development that reinforces the highly-valued character and scale of the City of Orinda's neighborhoods The ODS address the relationship between buildings and the public realm, the context of buildings in their neighborhoods, and development of new street/pedestrian networks on larger sites. The ODS promote desirable building design by regulating building form, façade composition, building frontage, and roof form. The ODS are oered as an alternative path for planning entitlements to replace subjective standards and guidelines with predictable and objective standards.
Introduction
Sections:
0.01.010 Purpose and Applicability
0.01.020 Overview and Goals of the Citywide ODS
0.01.030 Relationship to City of Orinda General Plan
0.01.040 Relationship to City of Orinda Planning and Zoning Code
0.01.050 Procedures
0.01.060 Severability
0.01.070 Quick User Guide
August, 2025 Citywide Objective Design Standards 7
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2. Goals
A. Respect the context of Orinda's existing built and natural environment with buildings and design that reȵect the City's vision of exemplary architecture and landscape.
B. Increase predictability and conȴdence in the City review process with consistent design expectations for desirable results.
C. Align with State legislation for streamlined reviews of qualifying projects, especially aordable housing development.
0.01.030 Relationship to Orinda's General Plan
The ODS implement the City's General Plan vision to preserve and maintain its semi-rural character as deȴned in the Land Use Element and to implement the goals, policies, and actions of the Housing Element.
The ODS have been prepared to conform with the General Plan land use designations, which establish standards for residential densities (dwelling units per acre) for applicable land use designations. Applicants are responsible for complying with residential densities in the General Plan.
0.01.040 Relationship to City of Orinda Planning and Zoning Code The ODS work in conjunction with the Orinda Municipal Code to implement State law that requires "applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards for qualifying projects" per the Housing Crisis Act of 2019 (Senate Bill 330).
The ODS supplement the development standards in Title 17 (Zoning), including the development standards for overlay districts. Where the ODS are silent, the rest of the Municipal Code prevails. Where a conȵict exists between the ODS and Title 17 (Zoning), the ODS shall prevail.
0.01.050 Procedures
Applications for development are to be processed in compliance with the City’s procedures for reviewing all applications and processing permits and approvals identiȴed in Chapter 17.41 (Applications), consistent with State law, and the following:
1. Administrative Relief. Requests for administrative relief from certain standards in the ODS are to be processed in compliance with the procedures and the required ȴndings in Chapter 4.01 (Adjustments).
2. Aordable +ousing Streamlined Approval (Senate Bill 35). Streamlined aordable housing development as deȴned in Government Code § 65913.4 must submit a completed SB 35 checklist to determine eligibility at the time of initial application submittal.
3. +ousing Development Projects (Senate Bill 330). Housing development projects as deȴned in Government Code § 65589.5(h)(2) must submit a Preliminary Application (SB 330) at the time of initial application submittal. After submitting a Preliminary Application, a full application with the Planning Application Form must be submitted within 180 days or the Preliminary Application will expire. 8 Citywide Objective Design Standards August, 2025
0.01.030
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4. Exempt from Public Hearing Requirements. Qualifying development projects in compliance with the ODS are exempt from hearing requirements pursuant to Chapter 17.41 (Notice, Hearing, Decision).
5. Amendments. All proposals to change the text of the ODS must be made pursuant to a Zoning Amendment as described in Chapter 17.48 (Amendments to Zoning Map and Regulations).
0.01.060 Severability
The provisions of the ODS are severable; if a court of competent jurisdiction holds a provision or part of a provision unconstitutional, that decision will not automatically invalidate the remainder of a provision or any other provisions or part thereof.
0.01.070 Quick User Guide
The following is intended as a summary guide to using the ODS. Refer to Title 17 (Zoning) permit procedures and application standards and ODS forms and applications for complete guidance. [TBD]
August, 2025 Citywide Objective Design Standards 9
0.01.070
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August, 2025 Citywide Objective Design Standards 11
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Packet Pg. 356 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session)
1.01.010 Purpose and Applicability
1. Purpose. This Chapter provides design standards to ensure that site design and screening of new development respects the natural environment and existing conditions of neighboring properties, and does not adversely aect neighboring properties, with "adversely aect" meaning to impact in a substantial, negative manner the habitability of these properties.
2. Applicability. The standards of this Chapter apply to all new residential development. These standards are to be used in conjunction with Title 17 (Zoning) and all other applicable sections of the ODS.
1.01.020 Screening
1. Intent. These standards for screening are intended to minimize visual, noise, and privacy impacts to surrounding properties and rights-of-way and improve the overall visual environment.
2. Height. Fences, walls, and hedges used for screening shall not exceed the maximum heights identiȴed in Section 1.01.030 (Fences, Walls, and Hedges).
3. Courtyard Screening. Fences, walls and other screening installed to create a courtyard without a roof shall not exceed ȴve feet in height and shall be set back a minimum of 10 feet from the front property line.
4. Landscape Screening.
A. Landscaping used for screening shall be installed in compliance with Section 1.02.030 (Landscaping).
B. Landscaping on sloped sites shall be in compliance with Section 1.01.060 (Hillside Context Design.
5. Mechanical and Other Equipment Screening
A. New or relocated mechanical equipment shall be located and screened in compliance with Section
17.39.9 (Permanent mechanical equipment) and the following standards:
(1) Roof-Mounted Equipment
(a) Building parapets or other architectural elements of the building shall screen roof-mounted equipment.
Chapter 1: Screening and Site Design
Sections:
1.01.010 Purpose and Applicability
1.01.020 Screening
1.01.030 Fences, Walls, and Hedges
1.01.040 Retaining Walls
1.01.050 Vehicle Access and Parking
1.01.060 Hillside Context Design
1.01.070 Low Impact Development
August, 2025 Citywide Objective Design Standards 13
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Packet Pg. 357 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) (b) Buildings shall be designed to provide a parapet or other architectural element that is as tall or taller than the highest point on any new roof-mounted equipment to be located on the roof of the building.
(c) Architectural elements that exceed the maximum height limit of the building shall reduce the minimum height of the architectural element screening the roof-mounted mechanical equipment up to 10% lower than the object being screened, provided the roof-mounted equipment being screened is not publicly visible.
(2) Wall- and Ground-Mounted Equipment
(a) All equipment shall be screened or painted with a black, bronze, or Malaga green (i.e., RAL 6012, also known as black green) color, unless a dierent color is required by code. (b) Equipment and screening shall be in compliance with the setbacks of the zone, except as allowed by Chapter 12.08 (Encroachments).
(c) All screen devices shall be as high as the highest point of the equipment being screened.
B. The following mechanical equipment is exempt from screening:
(1) Free-standing or roof-mounted solar energy systems. (2) Electric vehicle (EV) charging equipment.
1.01.030 Fences, Walls, and Hedges
1. Intent. These standards for fences, walls, and hedges are intended to protect property, enhance privacy, attenuate noise, and improve the visual environment.
2. Fence, Wall, and Hedge Design Standards
A. Height
(1) Fences, walls, and hedges shall not exceed four feet in height within the front setback, side street setback, and frontages.
(2) Fences, walls, and hedges shall not exceed six feet in height within interior setbacks. (3) Maximum height of fences and hedges may be further limited in compliance with Section
17.16.12 (Driveways—Visibility).
B. Fence and Wall Elements and Materials.
(1) Elements. Pilaster caps, ȴnials, posts, and lighting ȴxtures shall not exceed the maximum height by more than 12 inches in compliance with the following:
(a) Each element shall not exceed nine inch by nine inch wide. (b) Each element shall be spaced a minimum of six feet apart, measured on-center. (2) Materials. Fences, walls, and hedges shall be in compliance with the allowed and prohibited materials in Table 1.01.030.A (Fences,Walls, and Hedges Materials). 14 Screening and Site Design
Citywide Objective Design Standards August, 2025
1.01.030: Fences, Walls, and Hedges
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Packet Pg. 358 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Table 1.01.030.A: Fences, Walls, and Hedges Materials
Allowed Materials Prohibited Materials
a. Solid metal (painted black or dark green)
b. Wrought iron
c. Wood fence with vertical boards of cedar
d. Redwood
e. Pressure treated wood, left in a natural condition
or treated with neutral or wood-color stain or
sealer
f. Stucco wall with same ȴnish as the building wall
g. Sandstone, not painted
a. Chain-link and vinyl fencing
b. Barbed wire and razor wire
c. Electric fences
d. Unȴnished concrete block walls
e. Hollow tubular steel and metal
f. Plastic
g. Railroad ties
h. Faux materials, such as manufactured stone
3. Temporary Fencing. Temporary fencing may be used to provide security for construction sites, or vacant structures and land, which cannot otherwise be secured. All temporary fencing shall be in compliance with this Section and the following standards:
A. Must be green mesh, wood, or chain link with vine planting; B. Must not exceed six feet in height;
C. Must not include signage, banners, or graɝti; and/or D. Must be removed when use is no longer required.
1.01.040 Retaining Walls
1. Intent. These standards for retaining walls are intended to minimize visual intrusion of retaining walls with requirements for length, height, and elements to reduce perception of height and bulk.
2. Retaining Wall Design Standards
A. Sloped parcels. Retaining walls shall be in compliance with retaining wall standards for sloped parcels in Section 1.01.060 (Hillside Context Design).
B. Height. The height of retaining walls shall be measured in compliance with Section 17.4.27 (Fences and retaining walls) and limited as follows.
(1) Retaining walls within any front setback, side street setback, or publicly visible from the street shall not exceed four feet in height.
(2) All other retaining walls shall not exceed eight feet in height.
C. Landscape Design. Retaining walls must:
(1) Include buttress or pilasters spaced a minimum of six feet apart, for the full length of the wall, if over 50 feet in length;
(2) Include a landscape planter in front of the wall when not within the building. The planter shall be at least three feet deep measured perpendicular to the wall; and (3) Be comprised of materials consistent with XXXX.
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1.01.040: Retaining Walls
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Packet Pg. 359 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) D. Terraced Retaining Walls. In addition to the maximum heights as speciȴed above, multiple terraced retaining walls shall be in compliance with Section 1.01.030 (Fences, Walls, and Hedges) and limited to the following cumulative heights:
(1) Fill Slope Retaining Walls. Measure no more than 12 cumulative feet as measured from the lowest ȴnished grade to the top of the upper wall, with a single retaining wall being no more than six feet as measured from the lower ȴnished grade to the top of wall; or (2) Cut Slope Retaining Wall. Measure no more than 16 cumulative feet as measured from the lowest ȴnished grade to the top of the upper wall, with a single retaining wall being no more than six feet as measured from the lower ȴnished grade to the top of wall; and (3) Have a minimum horizontal distance, as measured perpendicular to the walls, that is at least equal to the average height of the vertical walls; and
(4) Include landscape in the entire horizontal area between retaining walls in compliance with Section 01.02.030 (Landscaping).
1.01.050 Vehicle Access and Parking
1. Intent. These standards for vehicle access and parking are intended to encourage non-motor vehicle trips (walking and biking) and minimize the visual impact of automobiles and parking.
2. Vehicle Access Standards
A. Visibility at driveways shall be maintained in compliance with Section 17.16.12 (Driveways—Visibility).
B. Development sites with alley access must be accessed from the alley unless approved as an exception per Chapter 4.01 (Adjustments).
C. Corner site access must be from the side street unless access from the front can be approved as an exception per Chapter 4.01 (Adjustments).
3. Parking Techniques. The following techniques may be applied individually or in combination in compliance with Chapter 17.16 (O-Street Parking and Loading):
A. Driveways and parking areas may be shared among adjacent development sites on the same lot or in an osite facility in compliance with XXXX.
B. Uncovered Parking
(1) Uncovered parking areas shall be landscaped in compliance with Section 17.16.3 (Parking area screening—Walls and fences).
C. Covered Parking
(1) Any parking structure, including individual garages and carports, shall be designed in compliance with the applicable design standards per Chapter 2.02 (Façade Composition). (2) A stacked parking system may be allowed if within a fully enclosed structure and not publicly visible along the front.
(3) Tuck-under, subterranean, and podium parking shall not be publicly visible along the front and the automobile entry shall be setback a minimum 10 feet from the building façade. 16 Screening and Site Design
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1.01.050: Vehicle Access and Parking
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4. Storage of Unregistered or Inoperable Motor Vehicles. Automotive vehicles, trailers, or vehicles of any kind or type, requiring licenses that are without current license plates or are inoperable shall only be parked within completely enclosed buildings.
1.01.060 Hillside Context Design
1. Intent. These standards for hillside context design are intended to facilitate development on sites with sloped topography consistent with City polices and standards for grading and development that considers visual impacts and geologic conditions such as erosion, landslides, and drainage.
2. Building Types. All projects shall use the allowed building type in compliance with Table 2.01.020.A (Allowed Building Types) and the applicable Section in Chapter 2.01 (Building Forms).
3. Building Frontage Types. All projects shall use the allowed building frontage type in compliance with Table 2.03.020.A (Allowed Building Frontage Types) and the applicable Section in Chapter 2.03 (Building Forms).
4. Massing. Buildings on sloped design sites shall reȵect the existing topography of the design site.
A. Buildings with footprints 36 feet wide or less shall have a simple water table element or change in material between the basement and the ground ȵoor.
B. Buildings with footprints wider than 36 feet and 2.5 stories or taller shall have a minimum of one story tall deȴned base. The base shall be deȴned through the use one of the following methods:
(1) Change in material;
(2) A continuous horizontal band between the base and upper ȵoors; and/or. (3) Use of a continuous building frontage as allowed in Table 2.03.020.A (Allowed Building Frontage Types).
C. All building façades shall be designed in compliance with applicable standards in Chapter 2 (Façade Design).
5. Landscaping
A. Trees and shrubs shall be planted within six feet of the building to stabilize the slope and settle the building into the landscape.
B. Landscaping shall be utilized to screen views of adjacent buildings in the following ways:
(1) On downsloping lots, 15-gallon minimum sized staked trees shall be located at the top of the slope area to maintain views, provide privacy screening from neighboring lots, and screen the building from o-site vantage points.
(2) On upsloping lots, 15-gallon minimum sized staked trees shall be located at the bottom of the slope area to create privacy from downsloping lot views above.
C. Landscaping shall be in compliance with other applicable standards in Section 1.02.030 (Landscaping).
6. Outdoor Living Spaces. Rear and side yard outdoor spaces are allowed to be created as stepped forms, or "terraces," and extend beyond the house foundation area to provide outdoor living spaces contiguous with the main living levels.
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1.01.060: Hillside Context Design
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7. Utilities. All new utility lines shall be installed underground.
8. Driveways
A. Driveways shall transition from the front lot line to the parking area in front of the garage door with a slope between 0% to 17%.
B. The parking area in front of the garage door shall be at least 18 feet deep.
C. Driveway material shall be in compliance with Table 1.02.050.A (Allowed Ground Surface Materials).
9. Retaining Walls
A. Retaining walls of up to four feet in height are allowed to support the terraces and driveways.
B. Up to two retaining walls maximum are allowed per lot.
C. On down-sloping lots, the maximum length of rear lot retaining walls shall be limited to no closer than four feet from the side yard lot line as measured from the face of the wall closest to the lot line.
D. Retaining walls shall be in compliance with other applicable standards in Section 1.01.040 (Retaining Walls).
10. Grading or Regrading of Development Sites. When existing site topography is proposed to be changed, grading shall not result in any of the following:
A. Creation of retaining walls or blank walls taller than four feet within required front or side street facade zones;
B. Retaining walls on side lot lines taller than three feet; C. Retaining walls on rear lot lines not within the building footprint, taller than 10 feet; D. Building(s) that do not reȵect the existing topography of the design site; E. Terraced design sites that result in a vertical dierence of more than four feet between the adjacent right-of-way and the ȴnished grade of the site;
F. Grading beyond the building pad(s) and the required access drive(s); G. Cut exceeding 16 feet in height from top to toe; or
H. Cut slope exceeding two horizontal to one vertical.
11. Administrative Relief. Section 4.01.020 (Adjustments to Standards) provides for administrative variations from the standards in this Section due to topographic constraints.
1.01.070 Low ,mpact Development
1. Intent. These standards are intended to protect a site's natural capacity to mitigate runo and retain stormwater on-site.
[TBD]
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1.01.070: Low Impact Development
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1.02.010 Purpose and Applicability
1. Purpose. This Chapter provides design standards to ensure that the landscape, lighting, and ground surfaces of new residential development are compatible with the design and use of existing structures on neighboring properties, respects the existing conditions of neighboring properties, and does not adversely aect neighboring properties, with "adversely aect" meaning to impact in a substantial, negative manner the habitability of these properties.
2. Applicability. The standards of this Chapter apply to all new residential development. These standards are to be used in conjunction with Title 17 (Zoning) and all other applicable sections of the ODS.
1.02.020 Overview
[TBD]
1.02.030 Landscaping
1. Intent. These standards for landscaping are intended to enhance the natural environment, create a successful pedestrian experience, and promote the eɝcient use of water resources. These standards are also intended to improve air quality, absorb storm water runo, protect environmentally sensitive areas, and increase tree planting to provide shade and reduce the urban heat island eect
2. Landscaping Plans Required. New multi-unit residential development must include a landscape plan and/or compliance with the model water eɝciency landscape ordinance (MWELO) in compliance with Chapter 17.17 (Landscaping).
A. Landscaping materials shall be integrated into the required setbacks, stream and wetland buers, and design of the selected building frontage type(s).
Chapter 2: Landscaping, Lighting, and Surfaces
Sections:
1.02.010 Purpose and Applicability
1.02.020 Overview
1.02.030 Landscaping
1.02.040 Exterior Lighting
1.02.050 Ground Surface Material
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3. Landscaping Design Standards. Landscaping shall be provided in compliance with the following:
A. Landscaping Material
(1) Landscape and ground cover shall consist of live plant material. The use of indoor/outdoor carpeting, synthetic turf, or artiȴcial shrubs, ȵowers, trees, or vines instead of living plants is prohibited.
(2) Any combination of living groundcovers, shrubs, vines, and trees is allowed for landscaping.
Plant size and spacing shall be based on the species selected and shall be installed to achieve intended coverage of the landscaped area within three years. (3) The use of hardscape featuring pervious paver stones, gravel, sand, wood, and decomposed granite is allowed to satisfy up to 50 percent of the required landscape area. Outdoor furniture and sculptures placed within the landscaped setting are allowed.
B. Species Selection. Plant species shall be selected in compliance with the City's Plants for a Fire Savvy Landscape guide.
C. Existing Vegetation
(1) Trees protected by Chapter 17.21 (Tree Management) and Chapter 17.24 (Heritage Trees) shall not be removed or adversely aected without a permit.
(2) Trees allowed to be removed with a permit must be replaced on site on a minimum one to one basis.
(3) On-site trees shall be incorporated into the landscaping.
D. Storm Water Management. Landscape may be used for storm water Best Management Practices (BMPs) using bioȴltration and retention and detention areas in compliance with Chapter18.02 (Stormwater Management and Discharge Control).
1.02.040 Exterior Lighting
1. Intent. These standards for exterior lighting are intended to promote high quality exterior lighting and eɝcient use of energy to reduce light pollution, glare, and light trespass.
2. Lighting Design Standards. Exterior lighting shall be provided in compliance with the following:
A. All lighting shall be designed, located, and lamped with the light directed downward.
B. Uplighting of the building façade, internally illuminated fascia, wall, roof, awning or other building parts and spot lighting or broadcast lighting are prohibited.
C. Light ȴxtures shall use refractors, louvers, patterned, or translucent glass to obscure view of the lamp. Lamps that are not fully shielded shall not exceed 1,200 lumens.
D. All lighting shall use lower color temperature lamps of no more than 3000 Kelvin to minimize blue light emissions.
E. All parking lot lights shall be full cuto luminaires, as certiȴed by the manufacturer, with the light source directed downward and away from adjacent residences.
F. Bollard and other path light ȴxtures shall be black, bronze, or Malaga green (i.e., RAL 6012, also known as black green) in color.
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1.02.040: Exterior Lighting
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1.02.050 Ground Surface Material
1. Intent. These standards are intended to support walkable environments and improve the visual character of residential development.
2. Required Areas
A. Ground surface material is required for pedestrian pathways in plazas, forecourts, courtyards, terraces, gateways, arcades, paseos, and other pedestrian circulation area.
B. Vehicular parking and circulation areas shall be paved in compliance with the City’s XXXX. Paved public improvements shall comply with City’s XXXX.
3. Materials
A. Ground surfaces shall be in compliance with the allowed materials in Table 1.02.050.A (Allowed Ground Surface Materials).
B. Shared vehicle driveway and pedestrian pathways in the Side Court building type shall consist of a maximum 20 percent asphalt or untextured, poured concrete.
Table 1.02.050.A: Allowed Ground Surface Materials
Ground Surface Type Allowed Materials
Pedestrian pathways, excluding sidewalks a. Natural ȵagstone b. Cut stone pavers
c. Colored and textured concrete
d. Crushed gravel
e. Compacted decomposed granite
f. Terra-cotta tile
g. Tumbled concrete
h. Tumbled brick pavers
i. Bu colored permeable pavers
Sidewalks a. Any allowed material for ground surfaces and paving b. Untextured, poured concrete
Driveways a. Crushed gravel or compacted decomposed granite b. Tumbled concrete pavers, split-face ȴnish, custom earth tone color blends
c. Colored concrete (stained or integral color), seeded or scored
d. Stone curb treatments
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1.02.050: Ground Surface Material
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2.01.010 Purpose and Applicability
1. Purpose. This Chapter provides design standards for the type of buildings that can be developed using the ODS. The building type options are selected to maintain the existing and intended physical character of Orinda's neighborhoods and are used to articulate size, scale, and intensity according to the Orinda General Plan.
2. Applicability. The standards of this Chapter apply to all new residential development. These standards are to be used in conjunction with Title 17 (Zoning) and all other applicable sections of the ODS.
2.01.020 Building Types Overview
1. Building types are categorized into two groups: House-Scale Buildings and Block-Scale Buildings. See Figure 2.01.020.1 (Example of House-Scale and Block-Scale Buildings) for examples.
A. House-Scale Buildings. Buildings that are the size of a house, typically ranging in footprint from as small as 25 feet up to 80 feet overall; and
B. Block-Scale Buildings. Buildings that are individually as large as most or all of a block or, when arranged together along a street, appear as long as most or all of a block.
Chapter 1: Building Forms
Sections:
2.01.010 Purpose and Applicability
2.01.020 Building Types Overview
2.01.040 House: Small-to-Medium
2.01.050 House: Large
2.01.060 Duplex: Side-by-Side
2.01.070 Duplex Stacked
2.01.080 Cottage Court
2.01.090 Side Court
2.01.100 Courtyard
2.01.110 Multiplex: Small
2.01.120 Multiplex: Large
2.01.130 Stacked Flats
2.01.140 Massing Types
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Packet Pg. 369 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Figure 2.01.020.1 Example of House-Scale and Block-Scale Buildings House-Scale Buildings
Main body only Main body only
Main body with side and rear wings Main body with rear wing Block-Scale Buildings
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2.01.010: Purpose and Applicability
Update Diagram
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2. Table 2.01.020.A (Building Types Overview) provides an overview of the allowed building types for each type of project.
Table 2.01.020.A: Building Types Overview
Standards SF ODS SB 9 SB 1123 MF ODS
House Scale
House: Small-to-Medium 2.01.040 PPPX
House: Large 2.01.050 PPPX
Duplex Side-by-Side 2.01.060 PP PP
Duplex Stacked 2.01.070 X PP P
Cottage Court 2.01.080 PXPP
Side Court 2.01.090 X XXP
Courtyard 2.01.100 XP PP
Multiplex: Small 2.01.110 XXXP
Multiplex: Large 2.01.120 XX XP
Block Scale
Stacked Flats 2.01.130 XXXP
Key P = Allowed X = Not Allowed
2.01.030 General Requirements
1. Main Buildings. Each lot shall have only one main building, except as follows, in compliance with the standards:
A. The Cottage Court (Section 2.01.080) may consist of up to nine individual buildings.
B. The Side Court (Section 2.01.090) may consist of up to two buildings.
C. The Courtyard (Section 2.01.100) may consist of up to two buildings.
D. Accessory dwelling units (ADUs) are allowed in addition to the main building for House: Small-toMedium, and House: Large building types.
E. SB 9 projects may consist of up to two buildings per lot and shall be in compliance with the SB 9 standards in this Chapter.
2. Building Design
A. Buildings shall be designed in compliance with Chapters 2.02 (Façade Design), 2.03 (Building Frontage), and 2.04 (Roof Form).
B. Individual designs may vary from the diagrams for each building type in compliance with the standards of this Chapter.
C. New buildings and their improvements are subject to City of Orinda's local standards for Fire Safety and Building Safety.
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3. Pedestrian Access
A. Pedestrian pathways must connect each unit or building to the right-of-way and on-site parking in compliance with Item C (Pedestrian Access) of the building type.
B. Lots with multiple buildings may share pedestrian pathways.
C. All buildings not fronting a street must have their entry connected to the street by a walkway.
D. The entry to buildings located behind the front building(s) that abut on-site open space must be located along the open space.
E. Each unit entry, individually or together, must be combined with one of the allowed frontage types in Chapter 2.03 (Building Frontage).
4. Vehicular Parking
A. Driveway and parking shall be designed and located in compliance with Section 1.01.050 (Vehicle Access and Parking).
B. Parking may be designed as surface parking (uncovered), carport (covered), tuck-under, attached or detached garage(s), podium or subterranean, in compliance with Item D (Vehicle Parking) of the building type.
5. On-Site Open Space.
A. The standards for on-site open space in this Chapter identify only the required open space type (private or common) and amount. If an open space type is not speciȴed, it is not required. For example, if the building type only has standards for private open space, common open space is not required for that building type.
B. The identiȴed amount is for the entire building unless speciȴed otherwise.
C. Required setbacks and driveways do not count toward open space.
6. Wings. Wings are a secondary component of building form that allow the overall building footprint to increase beyond the maximum size of the main body. To further this objective, the standards identify speciȴc requirements for wings:
A. Wings shall be less in length than the main body;
B. Wings that are aligned with the façade of the main body shall be one-story less in height than the main body; and
C. Wings that are oset from the façade plane of the main body by at least ȴve feet are allowed at the same height as the main body.
7. Density. The maximum number of units identiȴed for each building type is dependent on the parcel being large enough to accommodate the development standards (e.g., parking) of the zoning district. The total number of units is as allowed by the General Plan maximum density.
8. Measuring Building Types. The width and depth of the main body and wings of the building types shall be in compliance with Section 4.02.030 (Measurement Methods). 28 Building Forms
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2.01.030: General Requirements
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2.01.040 House: Small-to-Medium
Example of House: Small-to-Medium
Example of House: Small-to-Medium
Example of House: Small-to-Medium
1. Description
A small-to-medium-sized, detached, house-scale building with one unit, small-to-medium setbacks, a rear setback, and located within a low-intensity neighborhood.
2. Number of Units
Units per Building 1 max.1
Buildings per Lot 1 max.1
1 Not including an ADU.
General Note: Photos on this page are illustrative, not regulatory. 29 Building Forms
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2.01.040: House: Small-to-Medium
Update Photo
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Packet Pg. 373 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) B. Building Frontage
Allowed Types
Porch Section 2.03.040
Dooryard Section 2.03.050
Stoop Section 2.03.080
C. Pedestrian Access
Main Entrance Location Front Street
D. Vehicle Parking
Parking is allowed to be covered, uncovered, or in a garage.
E. Open Space
Private Open Space
Area 300 sf min. 1
1 Required private open space shall be located behind the main body of the building.
A. Building Size and Massing
Height
Stories 2.5 max.
Main Body4
Width 36' max.
Depth 48' max.
Wing(s) 4,5
Width 20' max.
Depth 30' max.
Separation between Wings
on Same Façade
15' min.
Oset from Main Body 5' min. if 2 stories;
none if 1 story
Allowed Massing Types
Narrow Box Table 2.01.150.A.(1)
Wide Bar Table 2.01.150.A.(2)
Wide T Table 2.01.150.A.(3)
Wide Forecourt Table 2.01.150.A.(4)
L Courtyard Table 2.01.150.A.(5)
3. Standards for Single-Unit Projects
ROW/Lot Line
Setback Line
Building
Key
ROW/Lot Line
Setback Line
Building Frontage
Open Space
Key
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2.01.030: General Requirements
Front Street Front Street Side Street
Side Street
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Packet Pg. 374 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) A. Building Size and Massing
Height
Stories 2.5 max.
To Highest Eave/Parapet 22' max.
Main Body
Width 32' max.
Length 32' max.
Separation between Buildings,
Clear
6' min.
Wing(s)
Width 15' max.
Length 20' max.
Oset from Main Body 5' min. if 2 stories;
none if 1 story
Allowed Massing Types
Narrow Box Table 2.01.150.A.(1)
Wide Bar Table 2.01.150.A.(2)
Wide T Table 2.01.150.A.(3)
Wide Forecourt Table 2.01.150.A.(4)
L Courtyard Table 2.01.150.A.(5)
ROW/Lot Line
Setback Line
Building
Key
B. Building Frontage
Allowed Types
Porch Section 2.03.040
Dooryard Section 2.03.050
Stoop Section 2.03.080
C. Pedestrian Access
Main Entrance Location Front Street
On corner lots, the main entrance is also allowed on the side street so that each unit fronts a dierent street.
D. Vehicle Parking
Parking is allowed to be covered, uncovered, or in a garage.
Tuck-under parking is not allowed on façades with a unit or building entry.
E. Open Space
Private Open Space
Width 15' min.
Depth 15' min.
Open space is required for each new or modiȴed building.
Open space is not allowed to encroach in front setback.
Encroachments, including parking, into open space are not allowed.
Front Street Front Street
Side Street
Front-to-Back Site Standards Side-by-Side Site Standards
4. Standards for SB 9 Projects
Key
Building Frontage
Open Space
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2.01.030: General Requirements
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Packet Pg. 375 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) General Note: Photos on this page are illustrative, not regulatory.
Two-and-a-half-story House: Large with a wing.
House: Large with engaged, wrap-around porch.
House: Large with a projecting porch.
1. Description
A medium-to-large-sized detached building with one unit, medium-to-large setbacks, a rear yard, and located in a lowintensity walkable neighborhood.
2. Number of Units
Units per Building 1 max.
Buildings per Lot 1 max.
1 Not including an ADU.
2.01.050 House: Large
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2.01.050: House: Large
Update Photo
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Packet Pg. 376 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Front Front Side Street
Side Street
A. Building Size and Massing
Height
Number of Stories 2.5 max.
Main Body1
Width 55' max.
Length 55' max.
Wing(s)1
Width 20' max.
Length 20' max.
Separation between Wings 15' min.
Oset from Main Body 5' min.
Allowed Massing Types
Narrow Box Table 2.01.150.A.(1)
Wide Bar Table 2.01.150.A.(2)
Wide T Table 2.01.150.A.(3)
Wide Forecourt Table 2.01.150.A.(4)
L Courtyard Table 2.01.150.A.(5)
B. Building Frontage
Allowed Types
Porch Section 2.03.040
Dooryard Section 2.03.050
Stoop Section 2.03.080
C. Pedestrian Access
Main Entrance Location Front Street
D. Vehicle Parking
Parking is allowed to be covered, uncovered, or in a garage.
E. Open Space
Private Open Space
Area 400' sf. min.
Required open space may only be paved with allowed
surface materials in compliance with Section 1.02.050
(Ground Surface Material).
3. Standards for Single-Unit Projects
ROW/Lot Line
Setback Line
Building
Accessory Structure
Key
ROW/Lot Line
Setback Line
Building Frontage
Open Space
Key
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2.01.050: House: Large
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2.01.060 Duplex: Side-by-Side
Example of Duplex: Side-by-Side
Example of Duplex: Side-by-Side
Example of Duplex: Side-by-Side
1. Description
A small-to-medium-sized, detached, house-scale building with small-to-medium setbacks and a rear setback. The
building consists of two side-by-side units, both facing the street and within a single building massing. This building type has the appearance of a medium-to-large, single-unit house and is scaled to ȴt within lower-intensity neighborhoods.
2. Number of Units1
Units per Building 2 max.
Buildings per Lot 1 max.
General Note: Photos on this page are illustrative, not regulatory. 34 Building Forms
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2.01.060: Duplex: Side-by-Side
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Packet Pg. 378 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) B. Building Frontage
Allowed Type
Porch Section 2.03.040
Dooryard Section 2.03.050
Stoop Section 2.03.080
C. Pedestrian Access
Main Entrance Location Front Street
Each unit shall have an entry facing the street on or within 15' of the front façade.
On corner lots, the main entrance is also allowed on the side street so that each unit fronts a dierent street.
D. Vehicle Parking
Parking is allowed to be covered, uncovered, or in a garage.
6. Open Space
Common Open Space
Width 15' min.
Depth 15' min.
Required open space shall be located behind the main body of the building.
A. Building Size and Massing
Height
Stories 2.5 max.
Main Body
Width 48' max.
Depth 48' max.
Wing(s)
Width 24' max.
Depth 30' max.
Separation between Wings on
Same Façade
15' min.
Oset from Main Body 5' min. if 2 stories;
none if 1 story
Allowed Massing Types
Narrow Box Table 2.01.150.A.(1)
Wide Bar Table 2.01.150.A.(2)
Wide T Table 2.01.150.A.(3)
Wide Forecourt Table 2.01.150.A.(4)
L Courtyard Table 2.01.150.A.(5)
Front Street Front Street Side Street
Side Street
3. Standards for Single-Unit Projects
ROW/ Design Site Line
Setback Line
Building
Key
ROW/ Design Site Line
Setback Line
Building Frontage
Open Space
Key
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2.01.060: Duplex: Side-by-Side
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Packet Pg. 379 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) C. Pedestrian Access
Main Entrance Location Front Street
Entry to buildings located behind the front building(s) that abut open space must be located along the open space.
On corner lots, each unit shall front a dierent street.
D. Vehicle Parking
Parking is allowed to be covered, uncovered, or in a garage.
Tuck-under parking is not allowed on façades with a unit or building entry.
E. Open Space
Private Open Space
Width 15' min.
Depth 15' min.
Open space is required for each new or modiȴed building.
Open space is not allowed to encroach in front setback.
Encroachments, including parking, into open yard are not allowed.
A. Building Size and Massing
Height
Stories 2.5 max.
Main Body1
Width 48' max.
Length 36' max.
Wing(s)
Width 20' max.
Length 30' max.
Separation between Wings 15' min. on same façade
Oset from Main Body 5' min. if 2 stories;
none if 1 story
Allowed Massing Type
Narrow Box Table 2.01.150.A.(1)
Wide Bar Table 2.01.150.A.(2)
Wide T Table 2.01.150.A.(3)
B. Building Frontage
Allowed Type
Porch Section 2.03.040
Dooryard Section 2.03.050
Stoop Section 2.03.080
4. Standards for SB 9 Projects (Buildings with Wings)
Front-to-Back Site Standards Side-by-Side Site Standards Front Street Front Street
Side Street
Building Frontage
Open Space
ROW/Lot Line
Setback Line
Building
Key
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Packet Pg. 380 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Front Street Front Street
Side Street
C. Pedestrian Access
Main Entrance Location Courtyard or Street
Entry to buildings located behind the front building(s) that abut open space must be located along the open space.
On corner lots, each unit shall front a dierent street.
D. Vehicle Parking
Parking is allowed to be covered, uncovered, or in a garage.
Parking is not allowed in any courtyard.
Tuck-under parking is not allowed on façades with a unit or building entry..
E. Open Space
Private Open Space L-shaped U-shaped
Width, Clear 10' min. 15' min.
Depth, Clear 20' min. 25' min.
Open space is required for each new or modiȴed building.
Courtyard shall be accessible from the front street.
Building shall deȴne at least three walls of the courtyard.
Front of courtyard not deȴned by building shall be deȴned by a wall with entry gate in compliance with Section 1.01.030 (Fences, Walls, and Hedges).
Up to 1/3 of the shared court(s) may be used for stormwater management if designed as a rain garden or bioswale.
A. Building Size and Massing
Height
Stories 2.5 max.
Main Body
Width 70' max.
Length 70' max.
Wing(s)
Not Allowed
Allowed Massing Type
Wide Forecourt Table 2.01.150.A.(4)
L Courtyard Table 2.01.150.A.(5)
Each unit entrance shall be incorporated into an allowed frontage type.
B. Building Frontage
Allowed Type
Porch Section 2.03.040
Dooryard Section 2.03.050
Terrace Section 2.03.060
Stoop Section 2.03.080
4. Standards for SB 9 Projects (Courtyard Buildings)
Front-to-Back Site Standards Side-by-Side Site Standards ROW/ Lot Line
Setback Line
Building
Key
Building Frontage
Open Space
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2.01.070 Duplex Stacked
Example of Duplex Stacked
Example of Duplex Stacked
Example of Duplex Stacked
1. Description
A small-to-medium-sized, detached, house-scale building with small-to-medium setbacks and a rear setback. The
building consists of two stacked units, both facing the street and within a single building massing. This building type has the appearance of a medium-to-large, single-unit house and is scaled to ȴt within lower-intensity neighborhoods.
2. Number of Units
1 Units per Building 2 max.
Buildings per Lot 1 max.
General Note: Photos on this page are illustrative, not regulatory. 38 Building Forms
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2.01.070: Duplex Stacked
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Packet Pg. 382 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) B. Building Frontage
Allowed Type
Porch Section 2.03.040
Dooryard Section 2.03.050
Stoop Section 2.03.060
C. Pedestrian Access
Main Entrance Location Front Street
Each unit shall have an entry facing the street on or within 15' of the front façade.
On corner lots, the main entrance is also allowed on the side street so that each unit fronts a dierent street.
D. Vehicle Parking
Parking is allowed to be covered, uncovered, or in a garage.
6. Open Space
Private Open Space
Width 15' min.
Depth 15' min.
Required private open space shall be located behind the main body of the building.
A. Building Size and Massing
Height
Stories 2.5 max.
Main Body
Width 32' max.
Length 40' max.
Wing(s)
Width 15' max.
Length 24' max.
Separation between Wings on
Same Façade
15' min.
Oset from Main Body 5' min. if 2 stories;
none if 1 story
Allowed Massing Type
Narrow Box Table 2.01.150.A.(1)
L Courtyard Table 2.01.150.A.(5)
Front Street Front Street Side Street
Side Street
3. Standards for Multi-Unit Projects
ROW/ Design Site Line
Setback Line
Building
Key
ROW/ Design Site Line
Setback Line
Building Frontage
Open Space
Key
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2.01.070: Duplex Stacked
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Packet Pg. 383 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Fl L Sid b Sid L
C. Pedestrian Access
Main Entrance Location Front Street
Entry to buildings located behind the front building(s) that abut open space must be located along the open space.
On corner lots, the main entrance is also allowed on the side street so that each unit fronts a dierent street.
D. Vehicle Parking
Parking is allowed to be covered, uncovered, or in a garage.
Tuck-under parking is not allowed on façades with unit
or building entry.
E. Open Space
Common Open Space
Width 15' min.
Depth 15' min.
Open space required for each new or modiȴed building.
Encroachments, including parking, into open space are not allowed.
A. Building Size and Massing
Height
Stories 2.5 max.
Main Body1
Width 36' max.
Length 48' max.
Wing(s)
Width 15' max.
Length 24' max.
Separation between Wings 15' min.
Oset from Main Body 5' min. if 2 stories;
none if 1 story
Allowed Massing Type
Narrow Box Table 2.01.150.A.(1)
L Courtyard Table 2.01.150.A.(5)
B. Building Frontage
Allowed Type
Porch Section 2.03.040
Dooryard Section 2.03.050
Stoop Section 2.03.060
4. Standards for SB 9 Projects
Front-to-Back Site Standards Side-by-Side Site Standards Front Street Front Street
Side Street
ROW/ Lot Line
Building Setback Line
Building
Key
Building Frontage
Open Space
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Citywide Objective Design Standards August, 2025
2.01.070: Duplex Stacked
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Packet Pg. 384 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session)
2.01.080 Cottage Court
Example of Cottage Court
Example of Cottage Court
Example of Cottage Court
1. Description
A group of small, detached, House-Scale Buildings arranged to deȴne a shared court open to and visible from the street.
The shared court is common open space and takes the
place of a private rear setback, thus becoming an important community-enhancing element. The type is scaled to ȴt
within low-to-moderate-intensity neighborhoods and in nonresidential contexts.
Synonym: Bungalow Court
2. Number of Units
Units per Building 1 max.
1 Buildings per Lot 3 min.; 7 max.
1 Rearmost building is allowed to include up to 2 units.
General Note: Photos on this page are illustrative, not regulatory. 41 Building Forms
August, 2025 Citywide Objective Design Standards
2.01.080: Cottage Court
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Packet Pg. 385 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Front Street
3. Standards for Multi-Unit Projects
Front Street
A. Building Size and Massing
Height
Stories Court Side Building 1 max.
Court End Building 2 max.
Midpoint
of Roof
Court Side Building 14’ max.
Court End Building 25’ max.
Main Body
Size Court Side Building 24’ by 32' max.
Court End Building 30’ by 42’ max.
Building Separation Between Cottages 8' min.
Wings
Not Allowed
Allowed Massing Types
Narrow Box Table 2.01.150.A.(1)
Wide Box Table 2.01.150.A.(2)
Wide T Table 2.01.150.A.(3)
B. Building Frontage
Allowed Type
Porch Section 2.03.040
Dooryard Section 2.03.050
Stoop Section 2.03.060
Each cottage shall include one of the allowed building
frontage types at all building entries.
C. Pedestrian Access
Shared court shall be accessible from front street.
The main entrance to units is required to be from the shared court, except that the frontmost building(s) may be accessed from the pedestrian path along front street.
ROW/Lot Line
Setback Line
Building
Key
ROW/Lot Line
Setback Line
Open Space
Front Parking Setback
Key
42 Building Forms
Citywide Objective Design Standards August, 2025
2.01.080: Cottage Court
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Packet Pg. 386 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Front Street
3. Standards for Multi-Unit Projects
D. Vehicle Parking and Access
Parking
Front Street Setback 3’ min. behind frontmost
building(s)
Side Street Setback 10’ min.
Side Setback 2’ min.
Rear Setback 5’ min.; 0’ min. abutting an alley
Setback from Buildings 3' min.
Setback from Shared Court 15' min.
Required O-Street Parking 1 space per dwelling unit (min.) Parking is allowed to be enclosed, covered, or open.
Parking is prohibited within the building footprint.
Space(s) are allowed to be grouped or distributed as allowed by the standards. Max. 1 space allowed between buildings.
Parking spaces within 15’ of shared court shall be screened in compliance with Section 1.01.020 (Screening).
Access
Driveway Width 12' min. for lots ȱ 150' deep;
20' min. for lots > 150' deep
E. Open Space
Common Open Space (Shared Court)
Width, Clear 20’ min.
Depth, Clear 30’ min. (3-4 dwelling units);
50’ min. (Ȳ5 dwelling units)
All buildings shall abut the shared court.
Required setback areas, driveways, and surface parking shall not be included in the shared court area calculation.
Frontage Area along Shared Court
A frontage area at least 8' deep is required for the full length of the building along façades abutting the shared court. At least 2/3 of the associated building length shall abut the frontage area.
Fences and Walls
Fencing and walls are prohibited in the shared court.
Fencing and/or walls are allowed within frontage areas, around or between individual buildings, and/or for parking screening in compliance with Section 1.01.030 (Fences, Walls, and Hedges).
A fence or low wall up to 18” in height placed between
the property line and the building setback is allowed to physically deȴne the streetscape.
ROW / Lot Line
Setback Line
Building Frontage
Open Space
Key
43 Building Forms
August, 2025 Citywide Objective Design Standards
2.01.080: Cottage Court
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Packet Pg. 387 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session)
2.01.090 Side Court
Example of Side Court (image source: Google)
Example of Side Court (Image source: Google)
Example of Side Court (image source: Realtor.com)
1. Description
A house-scale building fronting a shared vehicular access that blends pedestrian and vehicle access with decorative paving of the parking court. The foremost unit(s) face the street. This type is intended for narrow and deep parcels and is typically located within low-to-moderate-intensity neighborhoods.
2. Number of Units
Units per Building 5 max.
Buildings per Lot 2 max.
General Note: Photos on this page are illustrative, not regulatory. 44 Building Forms
Citywide Objective Design Standards August, 2025
2.01.090: Side Court
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Packet Pg. 388 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session)
3. Standards for Multi-Unit Projects
C. Pedestrian Access
Pedestrian access shall be visually or physically separate from vehicular circulation (may occur on same surface).
The frontmost unit shall be accessed from the street;
other units shall be accessed from the parking court.
D. Vehicle Parking and Access
Parking is allowed to be surface, garage/carport, or tuckunder.
Shared Vehicular Access Area
Width1 26' min. (building façade to property line)
Length2 Up to rearmost building, in compliance
with ȴre access requirements.
Paving
If pedestrian path is not delineated from vehicle path, edges of parking court pavement shall not be composed exclusively of straight lines.
1 Includes planting buer, drive aisle, and pedestrian path. 2 Side setback along parking court shall be landscaped in compliance with Section 1.02.030 (Landscaping).
E. Open Space
Not Required
A. Building Size and Massing
Height
Stories 2.5 max.
Main Body (per Building)
Width 20' max
Overall Length 80' max.
Wing(s)
Not Allowed
Massing Types (per Building)
Narrow Box Table 2.01.150.A.(1)
Wide Forecourt Table 2.01.150.A.(4)
L Courtyard Table 2.01.150.A.(5)
At least 50% of ground ȵoor space shall be occupiable.
B. Building Frontage
Allowed Types
Porch Section 2.03.040
Dooryard Section 2.03.050
Stoop Section 2.03.080
Each primary entrance shall include an allowed frontage type within an area at least 7' deep.
Front Street Front Street
ROW/Lot Line
Setback Line
Building
Key
ROW/Lot Line
Setback Line
Building Frontage
Parking Court
Key
45 Building Forms
August, 2025 Citywide Objective Design Standards
2.01.090: Side Court
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Packet Pg. 389 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session)
2.01.100 Courtyard
Example of Courtyard
Example of Courtyard
Example of Courtyard
General Note: Photos on this page are illustrative, not regulatory.
1. Description
A detached, house-scale building that consists of attached and/or stacked units, accessed from a shared courtyard. The shared courtyard is common open space and takes the place of a rear setback. This building type is typically integrated as a small portion of lower-intensity neighborhoods or more consistently into moderate-intensity neighborhoods.
2. Number of Units
Units per Building 10 max.
Buildings per Lot 1 max.
1 1 Up to 2 buildings are allowed for L Courtyard building type. 46 Building Forms
Citywide Objective Design Standards August, 2025
2.01.100: Courtyard
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Packet Pg. 390 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Front Street Front Street Side Street
Side Street
3. Standards for Multi-Unit Projects
C. Pedestrian Access
Main Entrance Location Courtyard or Street
The main entry of ground ȵoor units shall be directly o of a courtyard or street, whichever is closer.
D. Vehicle Parking
Parking is allowed to be covered, uncovered, or in a garage.
6. Open Space Building Footprint
Common Open Space
(Courtyard)
L-shaped U-shaped
Width 25' min. 35' min.
Length 30' min. 60' min.
Multiple courtyards shall be connected via a passage
through or between buildings.
Building shall deȴne at least three walls of the courtyard.
Up to 1/3 of the courtyard(s) may be used for stormwater management if designed as a rain garden or bioswale.
The front of a courtyard not deȴned by the building shall be deȴned by a fence or wall with entry gate in compliance with Section 1.01.020 (Fences, Walls, and Hedges).
A. Building Size and Massing
Height
Stories 2.5 max.
Main Body
Width 100' max.
Length 100' max.
Wing(s)
Not Allowed
Rear portion of the building at the end of the courtyard is allowed to be up to 3 stories for U-shaped buildings only.
Allowed Massing Types
Wide Forecourt Table 2.01.150.A.(4)
L Courtyard Table 2.01.150.A.(5)
B. Building Frontage
Allowed Types
Dooryard Section 2.03.050
Forecourt Section 2.03.060
Common Entry Section 2.03.090
Dooryard and Common Entry shall be incorporated into the Forecourt frontage type.
ROW/Lot Line
Setback Line
Building
Key
ROW/Lot Line
Setback Line
Building Frontage
Open Space
Key
47 Building Forms
August, 2025 Citywide Objective Design Standards
2.01.100: Courtyard
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Packet Pg. 391 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session)
2.01.110 Multiplex: Small
Example of Multiplex: Small
Example of Multiplex: Small
Example of Multiplex: Small
1. Description
A small-to-medium-sized, detached, House-Scale Building that consists of three to four stacked units, typically with one shared entry or individual entries along the front. The type has the appearance of a single-unit house and is scaled to ȴt within low- to moderate-intensity neighborhoods.
Synonym: Triplex/Fourplex
2. Number of Units
1 Units per Building 3 min., 4 max.
Buildings per Lot 1 max.
General Note: Photos on this page are illustrative, not regulatory. 48 Building Forms
Citywide Objective Design Standards August, 2025
2.01.110: Multiplex: Small
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Packet Pg. 392 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Front Street Front Street Side Street
Side Street
3. Standards for Multi-Unit Projects
B. Building Frontage
Allowed Types
Dooryard Section 2.03.050
Forecourt Section 2.03.060
Stoop Section 2.03.080
Common Entry Section 2.03.090
C. Pedestrian Access
Main Entrance Location Front Street
Each unit may have an individual entry.
D. Vehicle Parking
Parking is allowed to be surface, garage/carport, or tuckunder.
E. Open Space
Common Open Space
Width 15' min.
Length 15' min.
A. Building Size and Massing
Height
Stories 2.5 max.
Main Body
Width 48' max.
Length 48' max.
Wing(s)
Width 15' max.
Length 24' max.
Separation between Wings 10' min.
Oset from Main Body façade 5' min. if 2 stories;
none if 1 story
Massing Types
Narrow Box Table 2.01.150.A.(1)
Wide Bar Table 2.01.150.A.(2)
Wide Forecourt Table 2.01.150.A.(4)
L Courtyard Table 2.01.150.A.(5)
ROW/Lot Line
Setback Line
Building Frontage
Open Space
Key
ROW/Lot Line
Setback Line
Building
Wing
Key
49 Building Forms
August, 2025 Citywide Objective Design Standards
2.01.110: Multiplex: Small
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Packet Pg. 393 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session)
1. Description
A large-sized, detached, house-scale building consisting of stacked units. This building type is scaled to ȴt within moderate-intensity neighborhoods.
2. Number of Units
1 Units per Building 12 max.
Buildings per Lot 1 max.
Example of Multiplex: Large
Example of Multiplex: Large
Example of Multiplex: Large
2.01.120 Multiplex: Large
General Note: Photos on this page are illustrative, not regulatory. 50 Building Forms
Citywide Objective Design Standards August, 2025
2.01.120: Multiplex: Large
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Packet Pg. 394 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Side Street
Side Street
Front Street Front Street
3. Standards for Multi-Unit Projects
B. Building Frontage
Allowed Types
Dooryard Section 2.03.050
Forecourt Section 2.03.060
Stoop Section 2.03.080
Common Entry Section 2.03.090
C. Pedestrian Access
Main Entrance Location Front Street
Units located in the main body shall be accessed by a
common entry along the primary front.
On corner lots, units in a wing may enter from the side street.
D. Vehicle Parking
Parking may be surface, garage/carport, tuck-under,
podium, or subterranean.
E. Open Space
Common Open Space
Width 15' min.
Length 15' min.
A. Building Size and Massing
Height
Stories 2.5 max.
Main Body
Width 60' max.
Length 60' max.
Wing(s)
Width 20' max.
Length 20' max.
Separation between Wings 10' min.
Oset from Main Body 5' min. if 2 stories;
none if 1 story
Allowed Massing Types
Wide Bar Table 2.01.150.A.(2)
Wide T Table 2.01.150.A.(3)
Wide Forecourt Table 2.01.150.A.(4)
L Courtyard Table 2.01.150.A.(5)
ROW/Lot Line
Setback Line
Building
Wing
Key
ROW/Lot Line
Setback Line
Building Frontage
Open Space
Key
51 Building Forms
August, 2025 Citywide Objective Design Standards
2.01.120: Multiplex: Large
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Packet Pg. 395 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Example of Stacked Flats
Example of Stacked Flats
Example of Stacked Flats
2.01.130 Stacked Flats
General Note: Photos on this page are illustrative, not regulatory.
1. Description
A large-sized block-scale building that consists of stacked dwelling units. This building type is appropriately scaled to ȴt adjacent to neighborhood serving shops and services.
2. Number of Units
1 Units per Building In compliance with General
Plan density
Buildings per Lot 1 max.
1 No accessory structures are allowed.
52 Building Forms
Citywide Objective Design Standards August, 2025
2.01.130: Stacked Flats
Update Photo
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Packet Pg. 396 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Front Front Side Street
Side Street
3. Standards for Multi-Unit Projects
A. Building Size and Massing
Height
Stories 4 max.
Main Body1
Width 200' max.
Length 75' max.
Wing(s)
Width 125' max.
Length 75' max.
Height 2 stories max.
Allowed Massing Types
Wide Bar Table 2.01.150.A.(2)
Wide T Table 2.01.150.A.(3)
Wide Forecourt Table 2.01.150.A.(4)
L Courtyard Table 2.01.150.A.(5)
B. Building Frontage
Allowed Types
Dooryard Section 2.03.050
Forecourt Section 2.03.060
Stoop Section 2.03.080
Common Entry Section 2.03.090
Building Frontage
Open Space
C. Pedestrian Access
Main Entrance Location Front Street
Upper story units located in the main body shall be accessed by a common entry along the front street.
On corner lots, the main entrance is also allowed on the side street so that each unit fronts a dierent street.
D. Vehicle Parking
Parking is allowed to be surface, garage/carport, tuck-under, podium, or subterranean.
E. Open Space
Private Open Space
Width 8' min.
Length 5' min.
Area 50 sf min. per unit upper ȵoors;
65 sf min. per unit ground ȵoor
ROW/ Lot Line
Setback Line
Building
Key
53 Building Forms
August, 2025 Citywide Objective Design Standards
2.01.130: Stacked Flats
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Packet Pg. 397 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) 1 No max. for block-scale buildings.
2.01.140 Massing Types
1. Main Body. The main body massing type serves as an organizational framework for the building form in Table 2.01.150.A (Main Body Massing Types).
A. Allowed massing types for building types are listed in Subsection A (Building Size and Massing) of the Building Type.
B. Each massing type has a regulated main body width, projecting volumes, and recessed volumes.
Façades of intersecting volumes shall be oset by a minimum of three feet.
2. Architectural Massing Features. A massing type does not preclude the incorporation of secondary architectural features such as bay windows, balconies, gables, dormers, tower elements, projections, recesses, stepbacks, or exterior stairs in compliance with Chapter 2 (Façade Design) and the applicable zone standards of Title 17 (Zoning).
Table 2.01.150.A: Main Body Massing Types
(1) Narrow Box
This massing type is a simple rectilinear form.
Main Body
Width Max. allowed by Item A of the
building type
Depth Max. allowed by Item A of the
building type
(2) Wide Bar
Front Street
This massing type is a simple rectilinear form that is longer than it is deep.
Main Body
Width Max. allowed by Item A of the
building type
Depth Max. allowed by Item A of the
building type
Front Street
54 Building Forms
Citywide Objective Design Standards August, 2025
2.01.140: Massing Types
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Packet Pg. 398 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Table 2.01.150.A: Main Body Massing Types (cont'd)
(3) Wide T
This massing type divides the façade into three parts, with the middle part projecting.
Main Body
Width Max. allowed by Item A of the
building type
Depth Max. allowed by Item A of the
building type
Projected Façade
Width
4' min.; 20' max.1
Recessed Façade
Width
4' min.; 28' max.1
(4) Wide Forecourt
This massing type divides the façade into three parts, with the middle part recessed slightly to create a forecourt.
Main Body
Width Max. allowed by Subsection C of
the building type
Depth Max. allowed by Item A of the
building type
Projected Façade
Width
4' min.; 20' max.1
Recessed Façade
Width
4' min.; 28' max.1
(5) L Courtyard
This massing type divides the façade into two parts, with one part projecting and one part recessed to create a courtyard.
Main Body
Width Max. allowed by Item A of the
building type
Depth Max. allowed by Item A of the
building type
Projected Façade
Width
4' min.; 20' max.1
Recessed Façade
Width
4' min.; 28' max.1
1 No max. for block-scale buildings.
Front Street
Front Street
Front Street
55 Building Forms
August, 2025 Citywide Objective Design Standards
2.01.140: Massing Types
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Packet Pg. 400 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session)
2.02.010 Purpose and Applicability
1. Purpose. This Chapter provides design standards for façade design to supplement the building type standards in Chapter 2.01 (Building Types) to further reȴne the intended building design of new development and reinforce the physical character of Orinda's neighborhoods.
2. Applicability. The standards of this Chapter apply to all new residential development as speciȴed in , Table 2.02.010.A (Façade Design Standards Applicability) . These standards are to be used in conjunction with Title 17 (Zoning) and all other applicable sections of the ODS.
Table 2.02.010.A: Façade Design Standards Applicability Standards Applicable Buildings
2.02.020 (Base-Middle-Top Design) Buildings of at least 2 stories.
2.02.030 (Bay Composition) Buildings of at least 2 stories.
2.02.040 (Massing Features) Block-scale buildings of at least 2 stories.
2.02.050 (Fenestration and Privacy) All buildings
2.02.060 (Blank Wall Treatment) All buildings with blank walls along the front and/or side street
2.02.070 (Decks) All buildings with decks
2.02.080 (Façade Materials and Colors) All buildings
2.02.020 Base-Middle-Top Design
1. Intent. The standards for base-middle-top design are intended to deȴne the horizontal articulation of a building and aect its perceived height and massing and thus its visual impact on the public realm.
2. General Standards
A. Buildings of at least two stories shall visually express three distinct sections, a base, middle, and top, in compliance with this Section. See Figure 2.02.020.1 (Example of Base, Middle, and Top Divisions).
Chapter 2: Façade Design
Sections:
2.02.010 Purpose and Applicability
2.02.020 Base-Middle-Top Design
2.02.030 Bay Composition
2.02.040 Massing Features
2.02.050 Fenestration and Privacy
2.02.060 Blank Wall Treatment
2.02.070 Decks
2.02.080 Façade Materials and Colors
August, 2025 Citywide Objective Design Standards 57
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Packet Pg. 401 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) B. Boundaries between the base, middle, and top shall be articulated by a cornice, projecting proȴle/ string course, or other horizontal element.
C. Elements deȴning the base, middle, and top shall be consistent across the length of the module or building
3. Standards for Base. The base shall comprise the lowest story/stories of the building or module and be deȴned by a horizontal expression line.
4. Standards for Middle
A. The middle shall incorporate the building's primary wall color and ȴnish, or material.
B. If the building is more than three stories, the middle shall comprise at least half of the building's stories, not counting any half story or basement.
5. Standards for Top
A. The top shall include at least one of the following:
(1) A parapet with a cap that projects at least two inches; (2) Pitched roof with projecting eave or rake; or
(3) Cornice (may be used in combination with a parapet or pitched roof).
B. The top may include the uppermost story, provided that a cornice or projecting proȴle/string course, and change of material or color are expressed on the façade at the ȵoor level of the uppermost story.
C. The height of the top, not including the height of any pitched roof above the eave, shall not exceed the height of the base.
Figure 2.02.020.1: Example of Base, Middle, and Top Divisions Key Base Middle Top
House-Scale Building Block-Scale Building
58 Façade Design
Citywide Objective Design Standards August, 2025
2.02.020
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Packet Pg. 402 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session)
2.02.030 Bay Composition
1. Intent. The standards for bay composition are intended to provide a sense of scale, deȴne the relationship between the interior and the exterior, and provide both order and visual interest along a building façade.
2. General Standards
A. Each façade shall be arranged according to a pattern of vertical bays. See Figure 2.02.030.1 (Example of Bay Composition).
B. For each volume/façade of main body massing, identify and apply a number of bays in compliance with the following:
(1) Each bay shall be at least 4 feet wide and no wider than 17 feet (2) Bays are not required to be equal in width.
(3) Within each façade plane, the base, middle, or top is allowed to use a dierent horizontal rhythm of bays. Within the base, middle, or top, the horizontal rhythm of bays must be consistent. See Figure 2.02.030.2 (Examples of Bay Compositions with Base-Middle-Top Design). (4) Walls without fenestration, material changes, or details shall not exceed 10 feet in length, measured horizontally from the edge of each opening to the nearest opening or façade edge. (5) Tower and corner elements are allowed to use a dierent bay composition from the main building.
Figure 2.02.030.1: Example of Bay Composition
Key Bay Composition: Base Dierent bay composition example for Top Bay Composition: Middle Dierent bay composition example for tower element 59 Façade Design
August, 2025 Citywide Objective Design Standards
2.02.030
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Packet Pg. 403 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Top Top Top
Sloped Roof Flat Roof Sloped Roof
Middle Middle Middle
5-Bay Composition (2 + 3) 3-Bay Composition (1 + 1 + 1) 6-Bay Composition (2 + 2 + 2) Base Base Base
5-Bay Composition (2 + 3) N/A (No Windows Included) N/A (No Windows Included) Top Top Top
Flat Roof Sloped Roof Flat Roof
Middle Middle Middle
3-Bay Composition (1 + 2) 6-Bay Composition (2 + 2 + 2) 3-Bay Composition (1 + 1 + 1) Base Base Base
N/A (No Windows Included) 3-Bay Composition (1 + 1 + 1) 4-Bay Composition (1 + 2 + 1) Figure 2.02.030.2: Examples of Bay Compositions with Base-Middle-Top Design Key Building Base
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2.02.020
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Packet Pg. 404 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session)
2.02.040 Massing Features
1. Intent. The standards for massing features are intended to enhance the aesthetic quality of the public realm by adding interest to the building design and improving the legibility of the streetscape.
2. General Standards.
A. Massing features shall be integrated into the building design along the front and side street elevation in compliance with the standards of this Section and as speciȴed in Table 2.02.040.A (Required Massing Features).
B. The same massing feature may be used more than once on the same façade. For the purpose of satisfying the required number of massing features, each instance may be counted toward the required minimum number.
Table 2.02.040.A: Required Massing Features
Elevation Length Quantity of Massing Features Required
Up to 120' 1 min.
Greater than 120', up to 160' 2 min.
Over 160' 3 min.
Figure 2.02.040.1: Example of Massing Features Required Up to 120' long
Up to 160' long
Over 160' long
Tower Element
Recessed
Volume
Additional
Massing
Stepback
3. Projecting Volume. A projecting volume extends outward from the building to create a visual focal point on the buildings façade.
A. Projecting volumes shall project three feet min. from the adjacent façade.
B. Projecting volumes shall be a minimum of 10 feet wide and no longer than 40 feet.
C. Projecting volumes shall extend vertically throughout the building's middle and may also extend through the top and/or base.
D. The roof form of a projecting volume shall correspond to that of the volume from which it projects and shall maintain the same eave height. Gable or hip roofs shall include a ridge running perpendicular to the projecting façade.
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2.02.040
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Packet Pg. 405 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session)
4. Recessed Volume. A recessed volume adds visual interest and creates depth and variation to the buildings façade.
A. Recessed volumes shall recess three feet min. from the adjacent façade.
B. Recessed volumes shall be a minimum of eight feet wide and no longer than 40 feet.
C. Recessed volumes shall extend vertically throughout the building's middle and top and may also extend through the base.
D. Gable or hip roofs shall break at recessed volumes by maintaining the same eave height on all sides of the recessed volume where eaves occur.
E. When extending to the ground plane, recessed volumes shall incorporate landscape, outdoor seating, and/or an extension of the sidewalk pavement.
F. Recessed volume may coincide with a frontage type such as the dooryard or forecourt.
G. Where a recessed volume is identiȴed, adjacent façades from which the recess is measured may not be counted as a projecting volume.
5. Tower Element. A tower element adds interest to the rooȵine and further shapes the public realm.
A. Tower elements must project or recess a minimum of three feet from adjacent façades.
B. Tower elements must have a minimum footprint of 10 feet by 10 feet and maximum footprint of 30 feet by 30 feet.
C. When the highest story of the building is at the maximum height allowed by the zoning district, the tower element may exceed the maximum height allowed by up to 5 feet. (1) A tower element exceeding the maximum height allowed by the zoning district shall not add occupiable space at the ground ȵoor of the structure.
D. Where a tower element is identiȴed, adjacent façades may not be counted as a projecting volume or recessed volume.
Figure 2.02.040.2: Example of Tower Element
Key Tower element footprint Projection or recess Height allowance Projecting Tower Element Recessed Tower Element
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2.02.040
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6. Additional Massing Stepback. An additional massing stepback creates depth and variation to the upper stories of a building.
A. Additional massing stepbacks must stepback a minimum of 10 feet from the primary façade.
B. Additional massing stepbacks must be a minimum of 30 feet wide and no longer than 80 feet.
C. Additional massing stepbacks shall modify the building's uppermost story and may also modify the second-highest story.
D. The elevated area created by the additional massing stepback shall be roofed in compliance with Chapter 2.04 (Roof Form).
E. The additional massing stepback is allowed to overlap with stepbacks provided the required front stepback portion does not include a deck. The additional massing stepback is allowed to include a deck and count toward open space requirements.
F. A corner element that is at least ȴve feet lower in height than the surrounding building volume is allowed to be counted as an additional massing stepback in fulȴllment of this Section.
Figure 2.02.040.3: Example of Additional Massing Stepback Key Stepback from front façade Length of stepback
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2.02.050 Fenestration and Privacy
1. Intent. These standards for fenestration and privacy are intended to enhance privacy along neighboring properties by appropriately locating upper story windows, balconies, and decks.
2. Windows/Glazed Openings
A. Residential structures adjoining an interior setback shall orient upper story windows/glazed openings toward the front and rear of the building so that they do not face or overlook the adjoining property; or
B. Upper story windows/glazed openings within 15 feet of, and oriented to face or overlook an interior lot line, shall have a minimum sill height of 72 inches unless the window is placed at an angle of at least 30 degrees, measured perpendicular to the adjacent interior property line.
3. Landings, Decks, and Balconies
A. Upper story unenclosed landings, decks, and balconies greater than 20 square feet, that face or overlook the adjoining property, shall be located a minimum of 15 feet from the interior lot lines.
B. Upper story unenclosed landings, decks, and balconies, that do not face or overlook the adjoining property due to orientation or topography, may be located at the minimum interior setback line if an architectural screening element such as enclosing walls, trellises, awnings, or perimeter planters with a ȴve-foot minimum height is incorporated into the unenclosed landing, deck, or balcony.
Figure 25.03.110.1: Sill Height Standards along Interior Design Site Line Key
Design Site Line
Interior Setback Line
Area Within 6' of Lot Line
Principal Window
72" min. Sill Height
No Limitation on Sill Heights
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2.02.060 Blank Wall Treatment
1. Intent. These standards for blank wall treatment are intended to activate the public realm by providing visual interest along the sidewalk where a blank wall may otherwise create an unwelcoming environment.
2. General Standards. Blank walls shall comply with the standards established in this Section.
A. Where allowed, blank walls with length greater than 10 feet shall apply at least one of the following treatments such that no portion of the untreated blank wall exceeds 10 feet in length along a street, open space or public right-of-way:
(1) Surface texture with projection or recession of at least two inches in compliance with Section
2.02.080 (Façade Materials and Colors).
(2) Living plant material such as a green/living wall, and/or plants of suɝcient height to screen the blank wall rooted in the ground or in planters.
B. The following treatments are allowed to be used in conjunction with any of the above treatments.
The following treatments shall be limited to 12 feet in length along a blank wall:
(1) Bench or other outdoor seating. Bench may be freestanding or integrated into the articulation of the façade. Must include protection from weather such as an awning or canopy. (2) Bicycle racks. Bicycle racks may be freestanding or integrated into the articulation of the façade.
2.02.070 Decks
1. Intent. These standards for decks are intended to provide functional outdoor space on top of a building and/or attached to the building, elevated from ȴnished grade.
2. General Standards
A. Rooftop decks shall not be enclosed or covered, except by a semi-open trellis.
B. Materials for walls, trellis, pergola, and lighting shall match those used for the main building.
C. Exterior access is allowed in compliance with Building Code and Fire Code standards.
3. Deck Placement
A. Rooftop Deck(s) shall be located on roof of main building, not including cupolas or towers.
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4. Stair Penthouse(s), including Roof Hatches
A. Stair penthouses shall follow the rooftop deck setbacks from the building edge(s).
B. Overall height of stair penthouses shall be no greater than 10 feet. Stair penthouses are exempt from building height limitations.
C. Stair penthouses shall be limited to a single penthouse (roof deck occupancy limit for a single means of egress) and shall be limited to the minimum dimensions (width, headroom height) required by the Building Code. In block-scale buildings, the number and dimensions of stair penthouses are not limited.
D. The penthouse must be attached to the delineated area for the rooftop deck.
E. The penthouse(s) shall be designed in the same style, materials, and ȴnishes as the main building, ad in compliance with Section 2.02.080 (Façade Materials and Colors).
Figure 25.03.120.1: Rooftop Deck Placement and Elements Front
Side Street
Side Street
Key
Deck Roof
Deck Placement and Size
15' min. from building edge on front and side street
10' min. interior setback from building edge
12 feet max. height, measured from ȵoor-to-ceiling
Roof deck footprint shall be max. 25% of total roof area at level of rooftop deck 12" max. deck height above roof surface
Allowed Elements
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5. Windscreen(s)
A. Windscreens shall be transparent or designed in the same style, materials, and ȴnishes as the main building.
B. Windscreens shall be located only within or along the edges of the maximum allowed area for the rooftop deck.
6. Furniture
A. Furnishings (e.g., chairs, tables, stoves, barbecues, swimming pools, hot tubs) are allowed only within the delineated area for the rooftop deck.
7. Compliance with Building and Fire Codes. All rooftop decks shall be designed in compliance with building and ȴre safety requirements.
2.02.080 Façade Materials and Colors
All exterior walls and architectural elements shall be painted using the colors in the City's Wilder Design Review Handbook.
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2.03.010 Purpose and Applicability
1. Purpose. This Chapter provides design standards for building frontages to supplement the building type standards in Chapter 2.01 (Building Types). These standards further reȴne the intended building design and reinforce the physical character of Orinda's neighborhoods. Building frontage provides the transition and interface between the public realm (street and sidewalk) and the building.
2. Applicability. The standards of this Chapter apply to all new residential development, unless speciȴed otherwise. These standards are to be used in conjunction with Title 17 (Zoning) and all other applicable sections of the ODS.
2.03.020 General Requirements
1. Location
A. Each building is required to include at least one building frontage type to provide access to the ground ȵoor occupiable space along the front street.
(1) The ground ȵoor occupiable space shall be a minimum depth of 30 feet. (2) Buildings with entries along a side street or public open space are required to include at least one building frontage type on those façades.
B. Building frontages are allowed to encroach up to 15 feet into the front and side street setbacks in compliance with the standards of this Chapter. Building frontages are not allowed to encroach into the public right-of-way.
2. Multiple and Combined Frontages. Buildings are allowed to have more than one frontage type in compliance with the allowed types in Table 2.03.020.A (Allowed Building Frontage Types) and are allowed to be assembled together, such as a Common Entry with a Forecourt.
Chapter 3: Building Frontages
Sections:
2.03.010 Purpose and Applicability
2.03.020 General Requirements
2.03.020 Allowed Frontage Types
2.03.040 Porch
2.03.050 Dooryard
2.03.060 Forecourt
2.03.070 Terrace
2.03.080 Stoop
2.03.090 Common Entry
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3. Coverings. An awning or recessed entry is allowed in compliance with the building frontage type standards and shall provided a minimum eight foot vertical clearance above the side walk and a minimum two foot setback from curb.
4. Design. Building frontage types shall be designed in compliance with the standards in Chapter 2.02 (Façade Design).
5. Accessibility. Ramps connecting a building frontage type and ROW shall be designed in compliance with the following:
A. Located along the side of the building; or
B. Parallel to the front façade and not exceeding 18 inches in rise. Ramp shall include a wall up to 36 inches tall that includes a landscape planter at least 2 feet wide or a bench. The wall shall be designed in compliance with Chapter 1.01.030 (Fences, Walls, and Hedges).
2.03.020 Allowed Frontage Types
1. Table 2.03.020.A (Allowed Building Frontage Types) provides a summary of the allowed building frontage types by project type. See referenced Section(s) for standards.
2. Building frontage types not listed in this Section are not allowed. 70 Building Frontages
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2.03.020: Allowed Frontage Types
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Building Frontage Type Section Project Type
Single-Unit SB 9 SB 1123 Multi-Unit
Porch 2.03.040 PPPP
Dooryard 2.03.050 PPPP
Forecourt 2.03.060 PXXP
Terrace 2.03.070 XPXP
Stoop 2.03.080 XPPP
Common Entry 2.03.090 XXXP
Key P = Allowed X = Not Allowed
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2.03.040 Porch
Example of a Projecting Porch
Example of a Projecting Porch
Example of a Projecting Porch
1. Description
The main façade of the building is set back from the front lot line with a covered structure encroaching into the front setback. The resulting setback area is allowed to be deȴned by a fence or hedge to spatially maintain the edge of the street.
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2. Size
Width, Clear 15' min.1
Depth, Clear 8' min.
Height, Clear 8' min.
Stories 2 stories max.
Finish Level above Sidewalk 12" min.2
Pedestrian Access 3' wide min.
Depth 15' min.
1 Reduce to 8' min. and maximum 1 story when applied to Cottage Court Building Type
2 Common entries may be set at grade per local and federal accessibility standards.
3. Miscellaneous
Porch shall be open on three sides and have a roof.
The Porch is allowed to encroach into the front and side street setbacks for the full depth of the Porch.
Ramps are required to be integrated along the side of the same building to connect with the Porch.
Setback ROW Street Setback ROW Street
ROW/ Lot Line Setback Line
Key
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2.03.050 Dooryard
Example of a Dooryard
Example of a Dooryard
Example of a Dooryard
1. Description
The main façade of the building is set back from the front lot line, which is deȴned by a low wall or hedge, creating a small private area between the sidewalk and the façade.
Each Dooryard is separated from adjacent Dooryards. The Dooryard is raised or at grade.
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2. Size
Depth, Clear 6' min.
Length 15' min.
Depth of Recessed Entries 3' max.
Pedestrian Access 3' wide min.
Finish Level above Sidewalk 12" max.1
Height of Dooryard Fence/Wall
above Finish Level
36" max.
1 Common entries may be set at grade per local and federal accessibility standards.
3. Miscellaneous
Each Dooryard shall provide access to only one ground ȵoor entry.
The Dooryard is allowed to encroach into the front and side street setbacks for the full depth of the Dooryard.
Ramps are required to be integrated along the side of the same building to connect with the Dooryard.
Setback ROW Street Setback ROW Street
ROW/ Lot Line Setback Line
Key
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2.03.060 Forecourt
Example of a Forecourt
Example of a Forecourt
Example of a Forecourt
1. Description
The main façade of the building is at or near the front lot line and a portion is set back, extending the public realm into the lot to create an entry court or shared garden space for housing, or an additional shopping or restaurant seating area, where allowed.
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2.03.060: Forecourt
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2. Size
Width, Clear 15' min.
Depth, Clear 15' min.
Ratio, Height-to-Width 2:1 max.
Finish Level above Sidewalk 12" max.
Encroachment of other building
frontages, awnings, balconies and
porches into Forecourt
Max 1/2 width of
Forecourt on all
sides
3. Miscellaneous
Forecourts are allowed to be utilized to group several entries at a common elevation.
Ramps are required to be integrated along the side of the same building to connect with the Forecourt.
Setback ROW Street Setback ROW Street
ROW/ Lot Line Setback Line
Key
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2.03.070 Terrace
Example of a Terrace
Example of a Terrace
Example of a Terrace
1. Description
The main façade is at or near the front lot line with steps leading to an elevated area providing pedestrian circulation along the façade. This building frontage type is used
to provide outdoor areas above the sidewalk and/or to
accommodate an existing or intended grade change.
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2. Size
Depth, Clear 8' min.
Finish Level above Sidewalk 36" max.
Distance between Stairs 25' max.
3. Miscellaneous
The Terrace is allowed to be utilized to group several entries at a common elevation.
The Terrace is allowed to encroach into the front and
side street setbacks for the full depth of the Terrace and associated steps.
Ramps are required to be integrated along the side of the same building to connect with the Terrace.
Setback ROW Street Setback ROW Street
ROW/ Lot Line Setback Line
Key
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2.03.080 Stoop
Example of a Stoop
Example of a Stoop
Example of a Stoop
1. Description
The main façade of the building is near the front lot line with steps to an elevated entry. The Stoop is elevated above the sidewalk to provide privacy along the sidewalk-facing rooms.
Stairs or ramps from the Stoop are allowed to lead directly to the sidewalk or be parallel to the sidewalk.
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2. Size
Width, Clear 4' min.
Depth, Clear 3' min.
Height, Clear 8' min.
Stories 1 story max.
Finish Level above Sidewalk 12" min.
Depth of Recessed Entries 8' max.
3. Miscellaneous
Stairs shall be perpendicular or parallel to the building façade.
Entry doors shall be covered or recessed to provide shelter from the elements.
Gates are not allowed.
All doors shall face the street.
The Stoop is allowed to encroach into the front and
side street setbacks for the full depth of the Stoop and associated steps.
Ramps are required to be integrated along the side of the same building to connect with the Stoop.
Setback ROW Street Setback ROW Street
ROW/ Lot Line Setback Line
Key
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2.03.090 Common Entry
Example of a Common Entry
Example of a Common Entry
Example of a Common Entry
1. Description
The main façade of the building is near the lot line, with a covered entryway within the façade providing a deȴned
transition between the sidewalk and the interior. The
entryway leads to a lobby or foyer that provides access to interior unit entrances.
General Note: Photos on this page are illustrative, not regulatory.
Update Photo
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2.03.090: Common Entry
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2. Size
Width, Clear 6' min.
Recess or Projection from Façade 2' min.
Finish Level above Sidewalk 30" max.
3. Miscellaneous
Gates are not allowed.
Entry doors shall face the street.
Awnings, where provided, shall be at least as wide as the opening and are allowed to encroach into the front and side street setbacks for the full depth of the awning(s).
Clerestory or transom windows shall be included above the door to match the width of the doorway.
ROW/Setback Street ROW/Setback Street
ROW/ Lot Line Setback Line
Key
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2.04.010 Purpose and Applicability
1. Purpose. This Chapter provides design standards for roofs to supplement the building type standards in Chapter 2.01 (Building Types). These standards further reȴne the intended building design and reinforce the physical character of Orinda's neighborhoods.
2. Applicability. The standards of this Chapter apply to all new residential development. These standards are to be used in conjunction with Title 17 (Zoning) and all other applicable sections of the ODS.
2.04.020 General Requirements
1. Roof Type. Roof types shall be applied to building forms as follows:
A. A single roof type shall be applied to the main body.
B. A single roof type shall be applied to the wing(s).
C. Multiple roof types are allowed on a building in compliance with Items A and B of this Section.
2. Roof Materials and Colors
A. Roofs shall be clad in slate, clay or concrete tiles, or in ȴber cement or composition shingles. (1) Composition shingles, if used, shall be ȴre-rated class A. (2) Where used, metal shall be painted or treated to prevent shiny or reȵective ȴnishes.
B. Paint and colors for architectural details and metal shall be selected from the City's Wilder Design Review Handbook.
Chapter 4: Roof Forms
Sections:
2.04.010 Purpose and Applicability
2.04.020 Roof Types Overview
2.04.030 General Requirements
2.04.040 Flat
2.04.050 Sloped
2.04.060 Roof Materials and Colors
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2.04.030 Flat Roof
1. Size
Parapet
1 Flat Sloped
Height At least 30" At least 30"
Eave
Height N/A At least 6"
Projection N/A At least 12"
1 Check local building code for requirements when parapet is used as railing on occupiable roof
2. Miscellaneous
Parapets without a cornice shall include a string course to deȴne eave and distinguish building top from middle.
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2.04.040 Sloped Roof
1. Size
Eave
Height At least 0" to 6"
Projection At least 0" to 8"
2. Miscellaneous
Ends of gable and shed roofs shall be ȴnished to match
nearest wall ȴnish and materials or can be left open to expose the structure.
Dormers are allowed on pitched roofs.
Dormers shall be setback 12" min. from building façade.
Distance between dormers shall be wider than dormers.
Width of dormer windows shall not exceed the width of
windows on lower ȵoors.
Sloped roofs shall not be used on block-scale buildings except as part of a mansard roof.
Sloped roofs shall not use a 45 degrees pitch.
Hipped roofs shall utilize same slope throughout roof
volume and lower ridge height as necessary.
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2.05.010 Purpose and Applicability
1. Purpose. This Chapter provides site design standards for large sites with multiple buildings to create a pattern of walkable development. Developments in compliance with this Chapter shall achieve the following goals:
A. Promote development patterns that support safe, eective, and multi-modal transportation options, including auto, pedestrian, bicycle, and transit;
B. Reduce vehicle traɝc and support transit by providing for a mixture of land uses, highly interconnected block and street network, and compact community form; C. Generate or reinforce neighborhoods with a variety of housing types to serve the needs of a diverse population;
D. Promote the health beneȴts of walkable environments; E. Generate pedestrian-oriented and scaled neighborhoods where the automobile is accommodated but does not dominate the streetscapes;
F. Reinforce the unique identity of City of Orinda and build upon the local context, climate, and history; G. Realize development based on the patterns of existing walkable neighborhoods; and H. Promote site designs that suit speciȴc topographical, environmental, design site layout, and design constraints unique to the development site.
2. Applicability. The standards of this Chapter apply to all new residential development. These standards are to be used in conjunction with Title 17 (Zoning) and all other applicable sections of the ODS.
Chapter 5: Large Sites
Sections:
2.06.010 Purpose and Applicability
2.06.020 Multiple Buildings on One Site
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1. Building Form and Placement
Lot Coverage
Building footprints only 60%
Building Size1,2
Detached house 30' x 30' max.
(1.5 stories max.)
Buildings with > 1 unit 48' x 48' max.
Building Separation
Clear space between buildings 10' min.
2. Building Type1
Allowed Types
Duplex Side by Side Section 2.01.060
Duplex Stacked Section 2.01.070
Multiplex: Small Section 2.01.110
3. Pedestrian Access
Pedestrian Path Setbacks
From Building Entrance 10' min.
From Side of Building 8' min.
4. Vehicle Access and Parking
Distance from Buildings 5' min.
Driveway and parking location shall be in compliance with Section 1.01.040 (Vehicle Access and Parking).
5. Open Space
Common Open Space (Share yard)
Area (up to 5 buildings) 20' x 30' min. clear
Area (6 or more buildings) 20% of the lot min.;
one dim. at least 20'
Opening to Front or Side Street 12'
Shared yard shall not be combined with or encroached by vehicular access or parking areas.
Shared Yard shall be located behind front setback and at least 30' from rear parcel boundary
Frontage Area along Shared Yard Space
Required for full length of building at all façades adjacent or abutting a pedestrian path or shared yard space.
At least 2/3 of the building must abut the shared yard space
2.05.020 Multiple Buildings on One Site
ROW/ Property Line
Setback Line
Building
Frontage Area
Shared Yard
Key
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3.01.010 Purpose and Applicability
1. Purpose. This Chapter provides standards for qualifying projects to be subdivided and developed into no more than two parcels (“SB 9 Subdivision”) pursuant to Government Code 65852.21.
2. Applicability. The standards of this Chapter apply to all SB 9 projects subject to eligibility criteria pursuant to Government Code 65852.21. Where this Section is silent, all other sections of the ODS apply.
3.01.020 Design Standards
1. Building Types. All qualifying projects shall use the allowed building type in compliance with Table
2.01.020.A (Allowed Building Types) and the applicable Section in Chapter 2.01 (Building Forms).
2. Building Frontage Types. All qualifying projects shall use the allowed building frontage type in compliance with Table 2.03.020.A (Allowed Building Frontage Types) and the applicable Section in Chapter
2.03 (Building Forms). Frontages.
Chapter 1: Lot Splits (SB 9)
Sections:
3.01.010 Purpose and Applicability
3.01.020 Design Standards
3.01.030 Lot Standards
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3.01.030 Lot Standards
1. Lot Standards
Lot Size
Original Lot 2,400 sf min.
Resultant Lot 1,200 sf min.
One lot shall not be less than 40 percent of the lot area of the original lot.
Front-to-Rear Lot Split
Resultant Lot Width
Interior Lot 35' min.
Corner Lot 30' min.
Flag Lot
ȱ 75' Wide 12' min.
> 75' Wide 17' max.
Front lot is not allowed to contain two buildings unless the resultant lot width is at least 70'.
Side-by-Side Lot Split
Resultant Lot Width
All Lots 24' min.
Interior Corner
Rear Lot
Front Lot Front Lot
Rear Lot
Front Street
Side Street
Interior Corner
Left Lot Left Lot Right Lot Right Lot
Front Street
Side Street
Key
Boundary of Original Lot
Resultant Lot Line
Building
2. Unit Standards
Each lot is allowed to contain up to two units in one of the following conȴgurations:
A. One main building with two primary dwellings,
B. One main building with one primary dwelling and a
JADU
C. Two main buildings each with one primary dwelling, or D. One main building with a primary dwelling and one
ADU.
3. Access Standards
All resultant lots shall have or provide access to the public right-of way in compliance with Section 1.01.050 (Vehicle Access and Parking).
An easement to the rear lot is allowed instead of a ȵag lot design to provide access to the rear lot.
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3.02.010 Purpose and Applicability
1. Purpose. This Chapter provides standards for qualifying projects to be subdivided and developed into 10 or fewer parcels (“SB 1123 Subdivision”) pursuant to Government Code 66499.41.
2. Applicability. The standards of this Chapter apply to lots of ȴve acres or less in size in the RM District and vacant lots in the RVL and RL Districts that are no larger than 1.5 acres subject to eligibility criteria pursuant to Government Code 66499.41. Where this Section is silent, all other sections of the ODS apply.
3.02.020 Design Standards
1. Building Types. All qualifying projects shall use the allowed building type in compliance with Table
2.01.020.A (Allowed Building Types) and the applicable Section in Chapter 2.01 (Building Forms).
2. Building Frontage Types. All qualifying projects shall use the allowed building frontage type in compliance with Table 2.03.020.A (Allowed Building Frontage Types) and the applicable Section in Chapter
2.03 (Building Forms). Frontages.
Chapter 2: Small Subdivisions (SB 1123)
Sections:
3.02.010 Purpose and Applicability
3.02.020 Design Standards
3.02.030 Small Lot Standards
3.02.040 Other Standards for Checklist
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3.02.030 Small Lot Standards
1. Lot Standards
Lot Size RVL, RL Districts RM District
Original Lot 2,400 sf min. 1,200 sf min.
Resultant Lot 1,200 sf min. 600 sf min.
The average total area of ȵoorspace for the proposed units on the lot proposed to be subdivided shall not exceed 1,750 net habitable square feet.
Lot Width
All Resultant Lots 50' min.; or 0' min.; or
No min.
See Subsection 3 (Access Standards).
2. Unit Standards
The units on the lot proposed to be subdivided shall be one of the following:
A. Constructed on fee simple ownership lots;
B. Part of a common interest development;
C. Part of a housing cooperative, as deȴned in Civil Code Section 817;
D. Constructed on land owned by a community land trust
meeting the requirements of Government Code Section
66499.41; or
E. Part of a tenancy in common, as described in Civil Code Section 685
Key
Boundary of Original Lot
Resultant Lot Line
Building
3. Access Standards
All resultant lots shall have or provide access to the public right-of way in compliance with Section 1.01.050 (Vehicle Access and Parking).
Projects that require one or more driveways or roads to access one or more lots shall:
A. include at least on planted median for every 200 feet of driveway/road length: and
B. the median shall be at last 15' wide by 40' long.
For Lots at least 50' wide:
A. Vehicle access is allowed from the front if the driveway width does not exceed 12': and
B. Parking shall be located at least 20' behind the front façade
For Lots with no minimum required lot width:
A. Front vehicle access is not allowed: and
B. Parking shall be located behind the main building on each lot
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3.02.040 Other Standards for Checklist
66499.41 (a)(5) The proposed development must meet one of the following5:
1. If the parcel is identiȴed in the Housing Element for the current planning period, the development must result in at least as many units as projected for the parcel in the Housing Element. If the parcel is identiȴed to accommodate low- or very low-income households, the development must result in at least as many low- or very-low-income units as projected in the Housing Element. These units shall be subject to a recorded aordability restriction of at least 45 years.
2. If the parcel is not identiȴed in the Housing Element for the current planning period, the development must result in at least 66 percent of the maximum allowable residential density as speciȴed by local zoning or 66 percent of the applicable default density as speciȴed in Government Code Section 65583.2(c)(3)(B), whichever is greater. If local zoning does not specify a maximum allowable density, then the development must result in at least 66 percent of the applicable default density as speciȴed in Government Code Section 65583.2(c)(3)(B).
66499.41 (a)(7) The housing development project on the lot proposed to be subdivided complies with Section [municipal/county code section for local inclusionary zoning ordinance. 66499.41 (a)(10) The proposed subdivision conforms to all applicable objective requirements of the Subdivision Map Act (commencing with Government Code Section 66410), except as otherwise expressly provided in Government Code Section 66499.41.
66499.41 (a)(11) The proposed subdivision complies with all applicable standards established in Section Government Code Section 65852.28, in below checklist.
66499.41 (a)(12) The parcels created pursuant to Government Code Section 66499.41 are served by a public water system and a municipal sewer system.
665852.28 (a) The proposed housing development is on a lot created in accordance with the Orinda ODS and Government Code Section 66499.41.
66499.41 (a)(1) & (g) The housing development project on the lot proposed to be subdivided will contain 10 or fewer residential units [not counting any Accessory Dwelling Units (ADUs) or Junior Accessory Dwelling Units (JADUs) that are permitted].6
66499.41 (g) Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) are proposed as part of the housing development project.8
66300.6 (b) Replacement Housing. If any existing dwelling unit is proposed to be demolished, the development project complies with the replacement housing provisions of Government Code Section 66300.6(b).
Development and Objective Standards
65852.28 (b)(1) and 66499.41 (d) Objective Zoning Standards. The proposed housing development complies with all objective zoning standards, objective subdivision standards, and objective design review standards applicable to the parcel as provided in the zoning district in which the parcel is located that do not conȵict with Titles 16 and 17 of the Orinda Municipal Code and Government Code Sections 65852.28 and 66499.41. 65852.28 (b)(2)(C), (E) Setbacks. No setback between the units is required, except as provided in the California Building Code (Title 24 of the California Code of Regulations). Required rear and side yard setbacks from the original lot line shall equal four feet, except that no setback shall be required for an existing legally created structure or a structure constructed in the same location and to the same dimensions as an existing legally created structure.
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Packet Pg. 441 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) 65852.28 (b)(2)(D), (F) and Chapter 17.16 Parking. One parking space , which may be uncovered or not enclosed, shall be required per unit constructed on a parcel created pursuant to the procedures in this section, except that no parking may be required where the parcel is located within one-half mile walking distance of either a stop located in a high-quality transit corridor, as deȴned in Public Resources Code Section 21155(b), or a major transit stop, as deȴned in Public Resources Code Section 21064.3. 65852.28 (b)(2)(G) and ODS BBBBBBBBBFloor Area Ratio Standards. The following ȵoor area ratios shall apply10:
1. For a housing development project consisting of three to seven units, inclusive, the ȵoor area ratio is 1.0 minimum and BBB maximum.
2. For a housing development project consisting of eight to ten units, inclusive, the ȵoor area ratio is 1.25 minimum and BBB maximum.
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4.01.010 Purpose and Applicability
1. Purpose. This Chapter establishes procedures for allowing minor deviations from certain standards for speciȴc situations because of the prescriptive nature of the standards, as allowed by State law.
Depending on the unique characteristics and dimensions of an individual parcel, it is possible that the full development potential of the zoning district may not be achievable even after applying the allowed adjustments in this Chapter.
2. Applicability
A. Section 4.01.030 (Adjustments to Standards) applies to all developments proposed under the ODS, except SB 9 projects.
B. Section 4.01.040 (Adjustments for SB 9 Projects) applies to SB 9 projects proposed under the ODS.
4.01.020 Review Authority
1. The Review Authority for adjustment requests shall be the Planning Director, except for standards which aect visibility at driveways and intersections, or standards in the right-of-way shall be reviewed by the Public Works Director.
2. The Review Authority is allowed to grant the allowed adjustments for only the standards identiȴed in this section.
4.01.030 Adjustments to Standards
1. Average Slope. Adjustments are applied separately for development sites with 10 percent or less average slope and with over 10 percent average slope. Average slope for a lot is calculated using the methodology in Section 4.02.030 (Measurement Methods).
A. Development sites with an average slope of 10 percent or less may request adjustments in Table
4.01.030.A (Adjustments to Standards for Sites with less than 10% Slope, except SB 9 projects).
Chapter 1: Adjustments
Sections:
4.01.010 Purpose and Applicability
4.01.020 Review Authority
4.01.030 Adjustments to Standards
4.01.040 Adjustments for SB 9 Projects
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Packet Pg. 445 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) B. Development sites with an average slope over 10 percent may request adjustments in Table
4.01.030.B (Adjustments to Standards for Sites with over 10% Slope, except SB 9 projects).
2. Application Requirements. Adjustment requests shall be reviewed and processed as follows:
A. Adjustment requests shall include a written request by the applicant explaining the need for the adjustment and identifying all existing site conditions or features that prevent compliance with the speciȴc standard.
B. Granting of an adjustment does not eliminate other standards not speciȴed in Table 4.01.030.A (Adjustments to Standards for Sites with less than 10% Slope, except SB 9 projects) or Table
4.01.030.B (Adjustments to Standards for Sites with over 10% Slope, except SB 9 projects).
3. Findings. For the Review Authority to grant an adjustment, ȴndings for the adjustment in Table
4.01.030.A (Adjustments to Standards for Sites with less than 10% Slope, except SB 9 projects) or Table
4.01.030.B (Adjustments to Standards for Sites with over 10% Slope, except SB 9 projects) are required. (1) If the development for which an adjustment is requested meets the required ȴndings, the allowed adjustment shall be granted. The adjustment shall be processed concurrently with the main application per the Jurisdiction's application process requirements.
4. Existing Site Condition. An existing site condition is a legally permitted building or structure constructed on the site with a ȴnal inspection or certiȴcate of occupancy, or a natural feature that exists as of the date of initial application submittal.
A. For purposes of this Chapter, existing site conditions that prevent compliance with a standard include, but are not limited to, the following:
(1) Utility infrastructure that is not required to be removed, relocated, or undergrounded per Chapter 13.12 (Underground Utility Districts).
(2) A protected tree as deȴned in Chapter 17.21 (Tree Management) and not planned for removal or alteration with a permit per Section 17.21.3 (Permit required). (3) A heritage tree as deȴned in Chapter 17.24 (Heritage Trees) and not planned for removal or alteration with a permit per Section 17.24.4 (Permit required). (4) A structure, site, cultural landscape, or feature designated or eligible to be designated historically signiȴcant based on the criteria in Chapter 17.25 (Historic Landmarks). (5) A watercourse as deȴned in Chapter 18.06 (Deȴnitions) and not planned for removal or alteration with a permit per Chapter 18.03 (Watercourse Maintenance, Alteration and Protection).
(6) Retaining wall necessary to retain or support soil.
B. The existing site condition used as a basis for requesting an exception shall not be removed or altered.
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Packet Pg. 446 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Table 4.01.030.A: Adjustments to Standards for Sites with less than 10% Slope, except SB 9 projects Applicable Standard Required Findings Allowed Adjustment Reference
1. Vehicle Access and Parking
a. Corner Site Access i. Existing site condition(s) prevents compliance with the parking setback
standard.
ii. The driveway is in compliance with the
vehicle access standards.
iii. The existing site is at least 50' wide.
iv. The proposed driveway is not aligned
with any driveway on the opposite
side of the street.
Allow vehicle access from
the front street.
Section 1.01.040
(Vehicle Access and
Parking)
b. Alley Access i. The alley does not meet vehicle
access requirements.
Allow vehicle access from
front or side street.
c. Front or Side Street
Parking Setback
i. Existing site condition(s) prevents
compliance with the parking setback
standard.
ii. The driveway is in compliance with the
vehicle access standards.
iii. The setback reduction maintains
visibility at driveways and
intersections, and does not aect
standards vehicle access.
Reduce the required parking
setback up to 25% of the
standard when the required
setback is 20' or more.
2. Screening
a. Roof-Mounted
Equipment Screening
Height
i. Height of architectural element used
for screening results in exceeding
maximum height limit of the building.
ii. The roof-mounted equipment being
screened is not publicly visible
Reduce the minimum height
of the architectural element
screening the roof-mounted
mechanical equipment
up to 10% lower than the
object being screened.
Section 1.01.060
(Screening)
b. Free-Standing
Equipment Location
i. Existing site condition(s) prevents
compliance with the minimum
required setback standards.
Reduce the minimum
required setback up to 10%
of the standard.
Title 17 (Zoning)
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Packet Pg. 447 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Table 4.01.030.A: Adjustments to Standards for Sites with less than 10% Slope, except SB 9 projects (cont'd) Applicable Standard Required Findings Allowed Adjustment Reference
3. Building Form
a. On-site Open Space
Dimensions
i. Existing site condition(s) prevents
compliance with the on-site open
space dimensions standard.
Reduce the minimum width
or depth dimension up
to 10% of the standard,
without reducing the
minimum area required.
Chapter 2.01
(Building Form),
Subsection F
(Open Yard) of the
building type.
b. On-site Open Space
Area
i. Existing site condition(s) prevents
compliance with the on-site open
space area standard.
Reduce the minimum area
required up to 10% of the
standard.
c. Building Type Height i. Existing site condition(s) or development standards of Title 17
(Zoning) prevent compliance with the
maximum allowed height.
One additional story, not to
exceed the maximum height
allowed in the zone, for the
Side Court, Courtyard, and
Large Multiplex building
types
Sections
2.01.100 (Side
Court), 2.01.110
(Courtyard), or
2.01.130 (Multiplex:
Large)
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Packet Pg. 448 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Table 4.01.030.B: Adjustments to Standards for Sites with over 10% Slope, except SB 9 projects Applicable Standard Required Findings Allowed Adjustment Reference
1. Retaining Wall
a. Retaining Wall Height i. Existing slopes average 20% slope. ii. The retaining wall(s) is not visible
from the adjacent property or public
sidewalk.
iii. The retaining wall(s) is necessary
to accommodate the building and
required vehicle access and parking.
Increase in retaining wall
height up to 10' along rear
and/or side site line(s).
Increase in retaining wall
height up to 12' within
the building footprint if
overall building height in
compliance with zoning
district standards.
Section 1.01.050
(Retaining Walls
and Fences)
2. Vehicle Access and Parking
a. Corner Site Access i. Existing site condition(s) prevents compliance with the parking setback
standard.
ii. The driveway is in compliance with the
vehicle access standards.
iii. The existing site is at least 50' wide.
iv. The proposed driveway is not aligned
with any driveway on the opposite
side of the street.
v. The site's average slope along the side
street exceeds 15%.
Allow vehicle access from
the front street.
Section 1.01.040
(Vehicle Access and
Parking)
b. Front or Side Street
Parking Setback
i. Existing site condition(s) prevents
compliance with the parking setback
standard.
ii. The driveway is in compliance with the
vehicle access standards.
iii. The setback reduction maintains
visibility at driveways and
intersections, and does not aect
standards vehicle access.
Reduce the required parking
setback up to 10% of the
standard when the required
setback is 20' or more.
iv. The front 50' of parcel exceeds 15%
slope.
Allow the required parking
to be located between
the right-of-way and the
building:
a. Up to 3' parking setback
if street facing, 10' parking
setback for non-street
facing.
b. Up to 50% of front or side
street building frontage.
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Packet Pg. 449 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Table 4.01.030.A: Adjustments to Standards for Sites with over 10% Slope, except SB 9 projects (cont'd) Applicable Standard Required Findings Allowed Adjustment Reference
3. Screening
a. Free-Standing
Equipment Location
i. Existing site condition(s) prevents
compliance with the minimum
required setback standards.
Reduce the minimum
required setback up to 10%
of the standard
Title 17 (Zoning)
4. Building Form
a. On-Site Open Space
Dimensions
i. Existing site condition(s) prevents
compliance with the on-site open
space dimensions standard.
Reduce the minimum width
or depth dimension up
to 10% of the standards,
without reducing the
minimum area required, as
allowed by this Chapter.
Chapter 2.01
(Building Form),
Subsection F
(Open Yard) of the
building type.
b. On-Site Open Space
Area
i. Existing site condition(s) prevents
compliance with the on-site open
space area standard.
Reduce the minimum area
required up to 10% of the
standard.
c. Building Type Height i. Existing site condition(s) or development standards of Title 17
(Zoning) prevent compliance with the
maximum allowed height.
One additional story, not to
exceed the maximum height
allowed in the zone, for the
Side Court, Courtyard, and
Large Multiplex building
types
Sections
2.01.100 (Side
Court), 2.01.110
(Courtyard), or
2.01.130 (Multiplex:
Large)
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4.01.040 Adjustments for SB 9 Projects
1. Average Slope. Adjustments are applied separately for SB 9 projects on development sites with 10 percent or less average slope and with over 10 percent average slope. Average slope for a lot is calculated using the methodology in Section 4.02.030 (Measurement Methods).
A. Development sites with an average slope of 10 percent or less may request adjustments in Table
4.01.040. A (Adjustments to Standards for Sites with less than 10% Slope, SB 9 projects only).
B. Development sites with an average slope over 10 percent may request adjustments in Table
4.01.040. B (Adjustments to Standards for Sites with over10% Slope, SB 9 projects only).
2. Application Requirements. Adjustment requests shall be reviewed and processed as follows:
A. As required by the Public Resources Code § 65852.21(a), a proposed housing development containing no more than two residential units within the RVL and RL Districts shall be considered ministerially, without discretionary review or a hearing, if the proposed housing development meets all applicable requirements of the SB 9 Checklist.
B. Applications for SB 9 projects shall be processed in compliance with the local jurisdiction’s application submittal and permit processing requirements for SB 9 projects.
C. Adjustment requests shall include a written request by the applicant explaining the need for the adjustment and identifying all existing site conditions or features that prevent compliance with the speciȴc standard.
D. Adjustment requests based on standards that would prevent the achievement of two, 800 square foot units, shall include a diagram illustrating the subject standard(s) applied to the lot and supporting information identifying how and by how much the standard is limiting the achievable square footage.
E. Granting of an adjustment does not eliminate other standards not speciȴed in Table 4.01.040. A (Adjustments to Standards for Sites with less than 10% Slope, SB 9 projects only) or Table 4.01.040. B (Adjustments to Standards for Sites with over10% Slope, SB 9 projects only).
3. Findings. For the Review Authority to grant an adjustment, ȴndings for the adjustment in Table
4.01.020.A (Adjustments to Standards for Sites with less than 10% Slope, SB 9 projects only) or Table
4.01.020.B (Adjustments to Standards for Sites with over10% Slope, SB 9 projects only) are required. (1) If the development for which an adjustment is requested meets the required ȴndings, the allowed adjustment shall be granted. The adjustment shall be processed concurrently with the SB 9 application per the Jurisdiction's application process requirements.
4. Existing Site Condition. See Subsection 4.01.030.4 (Existing Site Condition). 107
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Packet Pg. 451 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Table 4.01.040.A: Adjustments to Standards for Sites with less than 10% Slope, SB 9 projects only Applicable Standard Required Findings Allowed Adjustment Reference
1. Vehicle Access and Parking
a. Alley Access i. The alley does not meet vehicle
access requirements.
Allow vehicle access from
front or side street.
2. Screening
a. Roof-Mounted
Equipment Screening
Height
i. Height of architectural element used
for screening results in exceeding
maximum height limit of the building.
ii. The roof-mounted equipment being
screened is not publicly visible
Reduce the minimum height
of the architectural element
screening the roof-mounted
mechanical equipment
up to 10% lower than the
object being screened.
Section 1.01.060
(Screening)
3. Building Form
a. On-site Open Space
Dimensions
i. Existing site condition(s) prevents
compliance with the on-site open
space dimensions standard.
Reduce the minimum width
or depth dimension up
to 10% of the standard,
without reducing the
minimum area required, as
allowed by this Chapter.
Chapter 2.01
(Building Form),
Subsection F
(Open Yard) of the
building type.
b. On-site Open Space
Area
i. Existing site condition(s) prevents
compliance with the on-site open
space area standard.
Reduce the minimum area
required up to 10% of the
standard.
Table 4.01.040.B: Adjustments to Standards for Sites with over 10% Slope, SB 9 projects only Applicable Standard Required Findings Allowed Adjustment Reference
4. Retaining Wall
a. Retaining Wall Height i. Existing slopes average 20% slope. ii. The retaining wall(s) is not visible
from the adjacent property or public
sidewalk.
iii. The retaining wall(s) is necessary
to accommodate the building and
required vehicle access and parking.
Increase in retaining wall
height up to 10' along rear
and/or side site line(s).
Increase in retaining wall
height up to 12' within
the building footprint if
overall building height in
compliance with zoning
district standards.
Section 1.01.050
(Retaining Walls
and Fences)
5. Building Form
a. On-Site Open Space
Dimensions
i. Existing site condition(s) prevents
compliance with the on-site open
space dimensions standard.
Reduce the minimum width
or depth dimension up
to 10% of the standards,
without reducing the
minimum area required, as
allowed by this Chapter.
Chapter 2.01
(Building Form),
Subsection F
(Open Yard) of the
building type.
b. On-Site Open Space
Area
i. Existing site condition(s) prevents
compliance with the on-site open
space area standard.
Reduce the minimum area
required up to 10% of the
standard.
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4.02.010 Purpose and Applicability
1. Purpose. This Chapter provides deȴnitions for specialized terms and phrases used in the ODS.
2. Applicability. The deȴnitions and measurement methods of this Chapter apply to all projects under the ODS. All other applicable deȴnitions in Chapter 17.2 (Deȴnitions) and other applicable sections of Title 17 (Zoning) apply.
4.02.020 Deȴnitions
A. Deȴnitions
Aordable Housing Development. A residential development consisting of ȴve or more units, not including any bonus units requested, in which
a. At least 20 percent of the total units are aordable to low-income households; b. At least 10 percent of the total units are aordable to very-low-income households; or c. At least 50 percent of the total units are senior housing (Government Code §65915(b) and Civil Code §51.2 and §51.3).
Alley. A public or private way to be used primarily for vehicular access to the back or side of a development site of real property that otherwise abuts a street.
Applicant. Any individual, ȴrm, or any other entity that applies to the City of Orinda for the applicable permits to undertake any construction or development within the City of Orinda.
Architectural Feature. Exterior building element intended to provide ornamentation to the building massing including, but not limited to: eaves, cornices, bay windows, window and door surrounds, light ȴxtures, canopies, and balconies.
Average Slope. The result of dividing the length of a slope by the dierence in elevation at the top and bottom of the slope. See Subsection 4.02.030.1 (Average Slope) for measurement method.
Awning. A roof or cover which projects from a wall of a building over a window or door, made of canvas, aluminum, or similar material, which may be ȴxed in place or be retractable.
Chapter 2: Deȴnitions and 0easurement
0ethods
Sections:
4.02.010 Purpose
4.02.020 Deȴnitions
4.02.030 Measurement Methods
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Bay. Any division of a building between vertical lines or planes, especially the entire space included between two adjacent supports. See Subsection 4.02.030.7 (Bays) for measurement method.
Block. An area of land separated from other areas by adjacent streets, railroads, rights-of-way, public areas, or the subdivision boundary.
Building. A structure consisting of one or more foundations, ȵoors, walls, and roofs that surround an interior space, and may include exterior appurtenant structures including, but not limited to, porches and decks.
Building Entrance. A point of pedestrian ingress and egress to the front of a building along the sidewalk of the street immediately adjacent to the building.
Building Façade. The exterior wall of a building adjacent to a street, the front or side along a private street, or civic space.
1. Building Façade, Front. The exterior wall of a building adjacent to a street or civic space.
2. Building Façade, Side Street. The exterior wall of a building adjacent to a side street.
3. Building Façade, Side. The exterior wall of a building adjacent to the interior development site line(s).
4. Building Façade, Rear. The exterior wall of a building opposite the front.
Building Form. The overall shape and dimensions of a building.
Building Frontage. The façade(s) and the area between the building façade and the back of the sidewalk along the front and side street or public open space.
Building Frontage Type. A physical element conȴgured to connect the building façade to the back of the sidewalk abutting a street or public open space depending on the intended physical character of the zone. Building, Main. The building that serves as the focal point for all activities related to the principal use of the development site.
Building Setback. See "Setback, Building."
Building Type. A structure deȴned by its combination of conȴguration, disposition, and function.
C. Deȴnitions
Common Open Space. An entry court, forecourt, courtyard, or other on-site open space shared by multiple residential units or non-residential units.
Corner Element. A physical distinction in a building at the corner of two streets or a street and public space.
Cornice. The crown molding of a building or element.
Council. The City of Council of the City of Orinda.
Courtyard (syn. Court). An unroofed area that is completely or partially enclosed by walls or buildings on at least two sides and often shared by multiple residential units or non-residential units, not including o-street parking. See Subsection 4.02.030.4 (Courtyard(s) Width and Depth) for measurement method. 110
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Detached. Separate or unconnected.
Development Site. The parcel(s) or portion(s) thereof on which proposed structures and improvements are to be constructed.
Director. Director of City of Orinda Planning Department, an appointed representative.
Driveway. A vehicular lane within a development site, or shared between two development sites, usually leading to a garage, other parking, or loading area.
Driveway Width. The horizontal measurement of an access driveway to a parking area, measured perpendicular to the direction of travel.
E. Deȴnitions
Eave. The edge of the roof that overhangs the face of the adjoining wall. The bottom of the eave can range from exposed rafters (“open eave”) to a ȴnished horizontal surface (“closed eave”).
Encroachment. Any architectural feature, structure, or structural element—including, but not limited to, a gallery, fence, garden wall, porch, stoop, balcony, bay window, terrace, or deck—that breaks the plane of a vertical or horizontal regulatory limit by extending: into a setback, beyond the build-to-line into the public frontage, or above a height limit.
Entry. An opening, including, but not limited to, a door, passage, or gate, that allows access to a building.
1. Entry, Main. The opening that allows access to a building directly from the sidewalk along the front façade.
F. Deȴnitions
Façade. See "Building Façade."
Fence. A structure, typically made of wood, metal, masonry, or other material, used to screen, enclose, or divide open space. It includes a gate or structure used as part of a fence.
Finish Level. Height dierence between the ȴnished ȵoor on the ground ȵoor and the adjacent sidewalk.
In the case of a terrace frontage that serves as the public right-of-way, the ȵoor ȴnish level is the height of the walk above the adjacent street. Standards for ground ȵoor ȴnish level for ground ȵoor residential uses do not apply to ground ȵoor lobbies and common areas in multi-unit buildings.
Frontage, Building. See "Building Frontage."
G. Deȴnitions
Gable. A vertical wall in the shape of a triangle formed between the cornice or eave and the ridge of the roof.
Garage. A structure, or part thereof, used or intended to be used for the parking and storage of motor vehicles.
Grade, Finished. The ȴnal ground surface elevation after the completion of grading or other site preparation related to a proposed development that conforms to an approved Grading Permit or Building Permit. In cases where substantial ȴll is proposed, "ȴnished grade" shall be established by the Director consistent with development sites in the immediate vicinity and shall not be, nor have been artiȴcially raised to gain additional building height.
Ground Floor. The ȵoor of a building located nearest to the level of the ground around the building. 111
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Hardscape. Paving, decks, patios, and other hard, non-porous surfaces.
Height
1. Height, Number of Stories. The number of stories in a structure allowed above adjacent ȴnished grade. See "Story."
2. Height, Highest Eave/Parapet. The vertical distance between adjacent ȴnished grade and the highest eave or parapet of the building. See Subsection 4.02.030.6 (Highest Eave/Parapet) for measurement method.
Height-to-Width Ratio. The ratio of the horizontal size of a space measured perpendicularly to the vertical height of a building. See Subsection 4.02.030.5 (Forecourt(s) Height-to-Width Ratio) for measurement method.
I. Deȴnitions
Improvement. The product of any modiȴcation to a site structure or building, not including maintenance or repairs.
Inȴll. The development of vacant land that was bypassed by earlier waves of development and is now largely surrounded by developed land.
J. Deȴnitions
1RVSHFLDOL]HGWHUPVEHJLQQLQJZLWKWKHOHWWHU-DUHGHȴQHGDWWKLVWLPH K. Deȴnitions
1RVSHFLDOL]HGWHUPVEHJLQQLQJZLWKWKHOHWWHU.DUHGHȴQHGDWWKLVWLPH L. Deȴnitions
L-Shaped (syn. Ell). A horizontal form for the main body of a building or a massing composition, also referred to as an "Ell" which is an extension at a right angle to the length of a building.
Landing. A level area at the top or bottom of a staircase or between one ȵight of stairs and another.
Landscaping. Flowers, shrubs, trees, or other decorative material of natural origin.
M. Deȴnitions
Main Body. The primary massing of a main building. See Subsection 4.02.030.2 (Main Body Width and Depth) for measurement method.
Massing. The overall shape or arrangement of the bulk or volume of a building and structures.
Ministerial, Approval. Approval by administrative sta of certain uses, improvements, and developments not requiring further review and in compliance with all applicable standards.
Minor. Having a lesser size, scope, eect, characteristic, or quality relative to the average size, scope, eect, characteristic, or qualities; or being the lesser of two or more.
N. Deȴnitions
1RVSHFLDOL]HGWHUPVEHJLQQLQJZLWKWKHOHWWHU1DUHGHȴQHGDWWKLVWLPH 112
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Occupiable Space. The enclosed, ȴnished and conditioned space within a building envelope designed for extended human occupancy for residential or commercial, retail, or oɝce use, and not used for storage, utilities, parking, or similar uses.
P. Deȴnitions
Parapet. A low wall along the edge of a roof or the portion of a wall that extends above the roof line.
Planning Director. See “Director."
Podium. A continuous projecting base or pedestal under a building often occupied by parking.
Q. Deȴnitions
1RVSHFLDOL]HGWHUPVEHJLQQLQJZLWKWKHOHWWHU4DUHGHȴQHGDWWKLVWLPH R. Deȴnitions
Rake. The sloped end portion of a roof. Rakes may be close to, or extend from the building to allow for an overhang. Roof rakes can be exposed or closed.
Rear. Opposite of front.
Recessed Entry. An entrance to a building that is set back from the façade of the building.
Residential. Premises used primarily for human habitation.
Residential Development. Any development that consists entirely of residential dwellings.
Right-of-Way (ROW). Land dedicated to transportation purposes and/or use by the general public.
Runo. Water which is not absorbed by the soil to which it is applied. Runo usually occurs when water is applied at too great a precipitation rate, when water is applied to saturated soils, or when water is applied to a steep slope.
S. Deȴnitions
Shared Parking. Any parking spaces assigned to more than one user, where dierent persons utilizing the spaces are unlikely to need the spaces at the same time of day.
Sidewalk. A paved area along a street intended exclusively for pedestrian use and often installed between a street and development site frontages.
Story. The portion of a building included between the surface of any ȵoor and the surface of the next ȵoor above it, or if there is no ȵoor above, the space between the ȵoor and the ceiling above. If the ȴnished ȵoor level directly above a basement or cellar is more than six feet above grade for more than 50 percent of the total perimeter, such basement or cellar shall be considered a story.
1. Story, First. The lowest story or the ground story of any building, the ȵoor of which is not more than 12 inches below the average contact ground level at the exterior walls of the building.
2. Story, Half (syn. Attic Story). A conditioned space that rests primarily underneath the slope of the roof, usually having dormer windows. The half story is identiȴed by the ".5" in the description of maximum height (e.g., 2.5). A half-story is considered a story when its top wall plates, on at least two opposite exterior walls, are four feet or more above the ȵoor of such story. 113
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Packet Pg. 457 Attachment: Citywide Objective Design Standards Draft (3709 : Citywide Objective Design Standards Study Session) Street. A public or permanent private thoroughfare which aords a primary means of access to development site(s).
1. Street, Front. Street located along the front development site line.
2. Street, Side. Street located along a development site line that is not the front development site line T. Deȴnitions
Transom. Refers to a window; a window above a door or other window built on and commonly hinged to a transom
Turf. A surface layer of earth containing mowed grass with its roots. Annual bluegrass, Kentucky bluegrass, perennial ryegrass, red fescue, and tall fescue are cool-season grasses. Bermuda grass, kikuyu grass, seashore paspalum, St. Augustine grass, zoysia grass, and bualo grass are warm-season grasses.
U. Deȴnitions
Upper Floor. A ȵoor in a building containing habitable space that is located above the ground ȵoor.
V. Deȴnitions
1RVSHFLDOL]HGWHUPVEHJLQQLQJZLWKWKHOHWWHU9DUHGHȴQHGDWWKLVWLPH W. Deȴnitions
Walkable/Walkability. The condition when an area is highly interconnected to other areas and appeals to pedestrians for recreational walking or for walking to work, transit, errands, shopping, or restaurants.
Walkway. A paved way located on one or more development sites, used for pedestrian traɝc, and used exclusively by the development site owner(s), their guests, and invitees.
Wing. A structure of at least ȴve feet in depth physically attached to, and secondary to, the main body of a main building. See Subsection 4.02.030.3 (Wing(s) Width and Depth) for measurement method.
X. Deȴnitions
1RVSHFLDOL]HGWHUPVEHJLQQLQJZLWKWKHOHWWHU;DUHGHȴQHGDWWKLVWLPH Y. Deȴnitions
1RVSHFLDOL]HGWHUPVEHJLQQLQJZLWKWKHOHWWHU<DUHGHȴQHGDWWKLVWLPH Z. Deȴnitions
Planning and Zoning Code. The Planning and Zoning Code of the City of Orinda speciȴed in Title 17. 114
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4.02.030 Measurement Methods
1. Average Slope. Average Slope is the result of dividing the "run," or horizontal distance, of a slope by the dierence in elevation, or "rise," at the top and bottom of the slope. For purposes of the ODS, the average slope is based on existing topography and calculated as follows:
A. Development Sites with Even Slope. Average slope for sites with relatively even slope across the site is determined by using the following formula: S = ((T - B) ¹ run) 100 (1) S = average slope
(2) T = elevation at top of slope
(3) B = elevation at bottom of slope
(4) Run = horizontal distance between the top and bottom elevations B. Development Sites with Uneven Slope. Average slope of sites with an uneven slope across the site is determined by using the following formula: S = (1.0029 I L) ¹ A (1) S = average slope
(2) I = contour interval in feet
(3) L = summation of length of the contour lines in scale feet (4) A = area of the development site in acres
Figure 4.02.030.1: Run and Rise of a Slope
400
390
380
370
410
Key
Vertical Distance (Rise)
Horizontal Distance (Run)
Development Site Boundary Line
Topography Line
Topography Analysis
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2. Main Body Width and Depth. The width and depth of the main body shall be measured as follows:
A. The width shall be parallel to the front.
B. The depth shall be perpendicular to the front.
3. Wing(s) Width and Depth. The width and depth of wings, shall be measured as follows:
A. The width shall be the greater of the two dimensions of the footprint.
B. The depth shall be the lesser of the two dimensions of the footprint.
Figure 4.02.030.2: Main Body Width and Depth
Width
Depth
Side Street
Front Street
Figure 4.02.030.3: Wings Width and Depth
Width
Depth
Side Street
Front Street
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4. Courtyard(s) Width and Depth. The width and depth of courtyards shall be measured as follows:
A. The width shall be parallel to the front; unless the courtyard is a secondary courtyard accessed directly from a side street.
B. If a secondary courtyard is accessed directly from the side street, the width shall be parallel to the side street.
C. The depth shall be perpendicular to the width.
5. Forecourt(s) Height-to-Width Ratio. The height-to-width ratio for forecourts shall be measured as follows:
A. The width and height shall be measured per Figure 4.02.030.3 (Height-to-Width Ratio).
B. The height shall be a measurement of the vertical plane of the building that deȴnes the forecourt.
Figure 4.02.030.4: Courtyard(s) Width and Depth
Width
Depth
Front Street
Figure 4.02.030.5: Forecourt(s) Height-to-Width Ratio
Width
Height h 2w
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6. Highest Eave/Parapet
A. Height, Highest Eave. The vertical distance between adjacent ȴnished grade and the highest eave of the main building. The measurement is to bottom of the eave assembly. See Figures 4.02.030.6 (Highest Eave for Pitched Roof) and 4.02.030.7 (Section Detail of Highest Eave for Pitched Roof).
B. Height, Top of Parapet. The vertical distance between adjacent ȴnished grade and the top of the parapet of the main building. See Figures 4.02.030.8 (Top of Parapet and Flat Roof) and 4.02.030.9 (Section Detail of Top of Parapet and Flat Roof).
Parapet
Figure 4.02.030.7: Section Detail of Highest Eave for Pitched Roof Figure 4.02.030.8: Top of Parapet and Flat Roof Figure 4.02.030.9: Section Detail of Top of Parapet and Flat Roof Figure 4.02.030.6: Highest Eave for Pitched Roof
See Figure 7
(Section Detail)
See Figure 9
(Section Detail)
Key
Highest Eave Measurement Bottom of Eave Dormer
Eave Assembly Roof Structure Top of Parapet
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7. Bays
A. Bay width shall be measured horizontally from one bay boundary to the opposite bay boundary.
B. Bay boundary is the midpoint between successive openings unless marked by a projecting or recessed volume on the façade.
C. Boundaries of each bay shall extend vertically from the lower boundary of the base, middle, or top to the upper boundary of the same division and shall not intersect any opening.
Figure 4.02.030.10: Example of Bays and Massing Composition and Bays A. Examples of Number or Range of Bays
5-Bay Composition 3-Bay Composition 6-Bay Composition
B. Examples of Bay Compositions with Massing Proportions Key
Required Massing Proportions and Number of Bays Ground Floor 119
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