SB 35 Objective Design Standards
December 2023 | Final
1 I. Ground Floor
Design Intent
To promote an active, accessible, and comfortable pedestrian environment that enhances the public realm at a human scale, promotes a sense of openness, and enables flexible uses over time.
Objective Design Standards
A. Horizontal Element for buildings with a ground floor height of 15 feet or greater:
Incorporate a horizontal element between 9 and 14 feet above sidewalk elevation for a minimum of 30% of building frontage. Any horizontal elements shall not consist of vinyl or plastic materials. Elements may be continuous or intermittent, and may include but not limited to:
1) An awning, canopy, or other covering;
2) Signage band
3) An architectural projection of at least 18 inches; and/or 4) A trellis.
B. Entrances Except For Entrances to Residential Units: Street-facing façades shall provide a minimum of one entrance for each street frontage that opens onto the sidewalk. Entrances shall be articulated by one or more of the following:
1) A canopy, awning or other covering;
2) Signage band
3) Porch/portico;
4) Trellis; or
5) Recessed entryway.
C. Street-Facing Residential Uses: Ground floor residential units with street frontage shall have either an entrance or private Outdoor Living Area facing the street. Projects that do not provide street-facing residential units and provide a primary entry into the site or residential lobby may include street-facing residential amenity space pursuant to Section I(C)(6) below.
1) Entrances to residential units on the ground floor shall be set back a minimum of 4 feet from the street-facing property line.
2) Entrances shall have a minimum 3-foot covered landing area at the same grade as the interior floor.
3) Entrances shall incorporate at least three of the following:
a. Recession of entrance at least 2 feet from the building façade; b. Overhead projection (e.g. porch roof);
2 c. A sidelight window, adjacent window, or door with a window; d. At least one stair, up or down, from the pedestrian pathway; e. Paving material, texture, or pattern differentiated from the pedestrian pathway.
4) Stoops and patios: The side of a patio or stoop (when parallel to a sidewalk) taller than 30 inches shall be set back a minimum of 18 inches from the property line, separated by planted area.
5) Private Outdoor Living Area Adjacent to a Street: Ground floor private outdoor living areas adjacent to a street shall not be permitted to be enclosed with a fence, wall, or hedge greater than 5 feet in height. Any portion of fences, walls, and hedges above 42 inches in height shall be at least 50% visually transparent. 6) Housing Projects with a Single Primary Entry for Residents: Resident amenity space including but not limited to community rooms, gym or other active space for residents may be located on the ground floor facing the street if the project is designed with a single primary entrance into the site or building lobby for residents.
Such spaces shall be subject to transparency requirements for ground floor residential uses pursuant to Section II(A)(1).
D. Equipment Screening: Equipment including but not limited to electrical boxes, backflow preventers or similar connections required to be located at the street-facing elevations shall be screening with landscape material, or painted to match adjacent building materials, as permitted.
3 II. Façades
Design Intent
To address the incorporation of architectural elements and features for visual interest, creating well-designed and coherent building façades with sufficient detail, relief and/or variation.
Objective Design Standards
A. Transparency: Street-facing façades shall incorporate glazing for at least 30 percent of the façade, inclusive of ground floor transparency.
1) Ground Floor Residential Uses: A minimum of 20% of each ground floor streetfacing façade shall be transparent, measured between floor and ceiling height.
B. Openings
1) Every room on an exterior wall shall contain an operable opening unless prohibited by Building Code or located within the Air Quality Assessment Zone. 2) Windows shall be recessed at least 2 inches from the face of the façade unless windows have an exterior shading device on a street facing façade.
C. Materials
1) Material transitions shall occur at the inside corner of a plane change. When material changes occur in the same plane, projecting or recessed architectural elements shall be used to create a corner for material transition. 2) Drainage shall be routed away from the façade to prevent the staining of materials. 3) No foam materials shall be utilized.
D. Roof Decks: Roof decks or portions of roof decks located within 12 feet of a residential zoning district shall be set back a minimum of 30 inches from the building edge.
E. Fences & Walls: Fences and walls shall be made of prefinished materials except for foam, plastic, or vinyl. If the wall is constructed of concrete block, the wall shall be stacked bond or polished block.
4 III. Open Space
Design Intent
To provide a variety of open spaces that contribute enhanced livability by providing residents access to light and air as well as passive and active recreation. Common outdoor living areas typically consist of landscaped areas, landscaped courts, walks, patios, swimming pools, barbeque areas, playgrounds, turf, gardens, or other such improvements.
Objective Design Standards
A. Balconets: At least half of residential units without private outdoor living area shall have a balconet (e.g. Juliet balcony). The balconet is not required to allow residents to step beyond the façade; it may be a railing at the outer plane of a façade opening that extends to the floor.
B. Common Outdoor Living Area
1) Open-to-the-sky: No more than 20 percent of Common Outdoor Living Area may be covered by occupied building space.
2) Landscaping: A minimum of 25 percent of each Common Outdoor Living Area 500 square feet or greater shall be planting area with a minimum length and wide of 30 inches. For Common Outdoor Living Area less than 500 square feet and greater than 100 square feet, a minimum of 10% shall be planting area.
There shall be no requirement for spaces less than 100 square feet. 3) Trees: A minimum of one 24-inch box tree for every 500 square feet of Common Outdoor Living Area shall be planted within the Common Outdoor Living Area.
At least 50 percent shall be shade trees. A shade tree shall be defined as a deciduous tree that provides relief from direct sunlight for at least six months. 4) Social Space: A minimum of one social space, either soft or hardscape, with a minimum dimension of 10 feet in each direction shall be provided for every 25 units. Each required Social Spaces shall incorporate one of the following amenities:
a. Cooking facilities
b. Edible gardens
c. Pools and/or spas
d. Water features
e. Exercise space and/or equipment
f. Play space and/or play equipment
5 5) Seating: A minimum of 1 seat per 200 square feet of Common Outdoor Living Area shall be provided with a minimum of four seats. Benches at least 48 linear inches in length may be calculated as 2 seats. At least 50% of required seating shall be arranged in groups of four or more seats.
6 IV. Parking
Design Intent
To reduce the visual impacts of above-grade parking.
Objective Design Standards
A. Design of Parking Entrances: Exterior building finishes shall wrap into parking entrances/exits for a minimum of 20 feet from the building façade.
B. Screening of Structured Parking: Facades shall be screened with materials that are used elsewhere in the building design or may use any of the following materials:
1) At least 13-gauge metal;
2) Precast concrete panels;
3) Laminated glass; and/or
4) Green walls.