NEW MULTI-FAMILY AND
RESIDENTIAL MIXED-USE
OBJECTIVE DESIGN STANDARDS
CITY COUNCIL HEARING
NOVEMBER 20, 2023
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1. PROJECT OVERVIEW AND PURPOSE OF OBJECTIVE
DESIGN STANDARDS (ODS)
2. PROCESS TO CREATE ODS
3. STRUCTURE OF OBJECTIVE DESIGN STANDARDS AND
RELATIONSHIP TO ZONING CODE AND SPECIFIC PLANS
4. ZONING CODE AMENDMENTS
5. PUBLIC OUTREACH AND ENGAGEMENT
6. PLANNING COMMISSION & STAFF RECOMMENDATIONS
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PROJECT OVERVIEW
OBJECTIVES + OUTCOMES
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OBJECTIVES + OUTCOMES
• Create and adopt new standards to regulate the
design of multi-family and residential mixed-use
development projects within grant funding
timeline
• Meet criteria required by State law
• Listen to and learn from the community
• Achieve superior multi-family residential design
• Streamline review for compliant projects
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OBJECTIVES + OUTCOMES
• Implement Housing Element Programs and Actions:
• Adopt Objective Design Standards
• Amend Zoning Code to allow residential projects with up to 25 units to be approved administratively
• June 5 , 2023 City Council Housing Element Study Session • Council directed commitment for code amendments to allow administrative approval of up to 25 units
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All Multi-Family and Residential Mixed-Use projects, including:
WHAT DEVELOPMENTS QUALIFY?
Townhouses
+
Rowhouses
Mid -Rise and
High -Rise
Apartments +
Condominiums
Mixed -Use
Developments
with at least 2/3
Residential
Component
Duplexes
+
Triplexes
Two Houses on
One Lot
(e.g., SB9 or
SFD and ADU
concurrently)
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*Does not apply to projects that apply before effective date.
Projects can also opt out and choose discretionary design review or use State Density Bonus concessions and/or waivers
HOW WILL THE OBJECTIVE DESIGN STANDARDS
BE IMPLEMENTED?
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HOW WILL THEY WORK?
DEVELOPMENT REVIEW PROCESS
Project with
> 25 units that
complies with ODS
Zoning Ordinance
Planning Commission and City Council Review
Objective Design
Standards
Staff -level Review – New Track
Zoning Ordinance
Project with
< 25 units that complies
with ODS
Project
Proposal
Objective Design
Standards
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HOW WILL THEY WORK?
DEVELOPMENT REVIEW PROCESS
Project with
> 25 units that
complies with ODS
Zoning Ordinance
Planning Commission and City Council Review
Objective Design
Standards
Staff -level Review – New Track
Zoning Ordinance
Project with
< 25 units that complies
with ODS
Project
Proposal
Objective Design
Standards
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Also applies to
applications
opting out of
ODS
THE PROCESS
Research Best Practices
Analyze Existing
Guidelines and
Specific Plans
Focus Group Meetings
Planning Commission
Study Session
PHASE I
DISCOVERY
Define ODS Approach
for San Mateo
Residents’ Input
Development
Community Input
PHASE II
PUBLIC INSIGHTS
Draft Objective Design
Standards
Draft Graphics/Exhibits
Planning Commission
Study Session
(August 8, 2023)
PHASE III
PUBLIC REVIEW –
Draft Standards
Final Revisions
Planning Commission
Hearing
City Council Hearing
(adoption required
before December 31,
2023)
PHASE IV
ADOPTION
Spring 2020 – Summer 2021 Summer 2021 – Summer 2022 Summer 2022 – Summer 2023 Summer - Winter 2023 10 of 31
SCOPE OF ODS DOCUMENT
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TOPICS
ADDRESSED
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APPROACH
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Low-rise Buildings
• 3 stories
• 35 ft. maximum height
Mid-rise Buildings
• Between 4 -7 stories
• 90 ft. maximum height
High-rise Buildings
• 8+ stories
• Over 90 ft.
MASSING AND ARTICULATION
• Horizontal Wall
Plane Breaks
• Vertical Wall Plane
Breaks
• Flat Plane Variation
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MASSING AND ARTICULATION
Define a base, body, and top
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MASSING BREAKS – RULE OF THIRDS
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TRANSITION AREAS – SETBACKS AND STEPBACKS
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ARCHITECTURAL STYLE REQUIREMENT –
DOWNTOWN AND VISION OF THE GATEWAY
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COLORS & MATERIALS
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SPECIFIC PLAN AREAS
▪ Subjective design standards for
private properties rewritten to be
objective without changing intent
▪ Applicants will still need to consult
both a specific plan and the ODS
▪ No amendments to specific plans
are proposed as part of this effort
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PROPOSED CODE AMENDMENTS
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PROPOSED CODE AMENDMENTS
Municipal Code Section Proposed Change
1 27.060.020 “Zoning Administrator
Powers and Duties”
Increase the Zoning Administrator power and duties to approve projects from less than six residential units to up to twenty -five residential units for projects that meet objective design standards.
Increase fence height from six feet to over seven feet for rear and side yards when Zoning Administrator Approval is required, to align with the Building Code.
2 27.060.040 “Planning Commission
Jurisdiction”
Clarify that the Planning Commission would review projects with over twenty-five units that meet objective design standards and all projects six or more units that do not meet objective design standards. 3 27.08.030 “Site Plan and Architectural
Review (SPAR)”
Increase the threshold for when fences require a SPAR from six to seven feet in height, to align with the Building Code.
4 27.21.030 “Rules of Procedure” Revise findings for SB 9 projects to require compliance with other adopted plans, policies, or standards (which would include ODS). 5 27.39.120 “Residential Development
Standards”
Clarify that residential uses permitted as part of mixed -use developments are subject to ODS.
OCTOBER 24, 2023
PLANNING COMMISSION
RECOMMENDATIONS
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• 4-1 recommended approval with modifications
• Articulation Details and Windows (reduce depth of details and window recesses) • Materials and Colors (allow additional materials and reduce minimum required colors) • Massing Breaks (rule of thirds, flat plane variation, and base, body, and top distinction) • Mixed-use Buildings (cohesive design and ground floor units) • Neighborhood Transitions (screening trees)
• Roof Form (remove requirements)
• Specific Plan Standards - Downtown Plan Area (window alignment)
PLANNING COMMISSION RECOMMENDATIONS
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PUBLIC OUTREACH AND ENGAGEMENT
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▪ Two community workshops & roundtables with developers ▪ Two study sessions with Planning Commission
▪ Published three versions of draft ODS, each at least 10 days prior to public meetings
PUBLIC NOTICING
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▪ Newspaper notice
▪ Posting at public facilities
▪ Email to interested parties list
▪ Planning eNewsletter & City eNewsletter
▪ Social media posts (Facebook, Instagram,
Nextdoor)
COMMENTS RECEIVED
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▪ 18 comments since July 2023
▪ 6 comments since Oct. 2023 Planning Commission hearing ▪ Focused on open space, exterior lighting, building articulation, inclusion of architectural styles, building height limits, historical preservation, and the specific plan areas.
ADDITIONAL MODIFICATIONS RECOMMENDED
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▪ Section 4.6.1.C – Window and Door Alignment
▪ C. Window and Door Size. The following shall apply to all windows and doors except for curtain wall windows and
commercial storefront windows.
2. For non-residential uses, vertical window elements shall be maintained through proportionality and divide lights lites.
ADDITIONAL MODIFICATIONS RECOMMENDED
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▪ Section 5.1.1.B – Private Open Space for Individual Units
1. The fronts and sides of balconies shall consist of obscured glass, slats or partially transparent grating or railings that is at least fifty (50) percent visually open.
2. Enclosed private ground-floor open spaces fronting a public street and/or sidewalk shall have an enclosure between three (3) and four (4) feet in height. Enclosure materials shall be limited to the following:
b. Wrought iron or dark colored steel, aluminum, or
cable fencing
ADDITIONAL MODIFICATIONS RECOMMENDED
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▪ Addition to Section 2.2 – Applicability
F. An applicant may propose a master plan, specific plan, or similar site-specific document for a large project site that propose site specific objective design standards in -lieu of the standards contained within this document. If approved by the City, future development shall show compliance with these site - specific objective design standards.
ANNUAL UPDATES TO COUNCIL
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▪ Annual implementation update reports
▪ Comprehensive review provided within 3 years
RECOMMENDED COUNCIL ACTION
1. Determine the project qualifies for an exemption pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3);
2. Introduce an Ordinance to amend the Zoning Code (Title 27) related to ODS and review processes for multi-family and mixed-use residential projects; and align fence height standards to match building code standards;
3. Adopt a Resolution to establish ODS for multi-family and mixed-use residential projects with additional modifications as presented; and
4. Incorporate an annual report back to City Council on the implementation of ODS
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