Chapter 17.16 — APPLICABILITY AND GENERAL DESIGN GUIDELINES

The design guidelines in this article are intended as a guide to assist property owners and project designers in understanding the city's goals for attaining high quality development that is sensitive to the city's unique character. The guidelines will be used by staff and the site plan and architectural review committee (SPARC) during the design review process, and by the commission in the review of land use permit applications.

(Ord. No. 1869, § 2, 2-20-2013)

A.

The design guidelines in this article apply to all development within the city. The design elements of each project (including site design, architecture, landscaping, signs, parking design) will be reviewed on a comprehensive basis.

B.

The review authority may interpret these design guidelines with some flexibility in their application to specific projects, as not all design criteria may be workable or appropriate for each project. In some circumstances, one guideline may be relaxed to facilitate compliance with another guideline determined by the review authority to be more important in the particular case. The overall objective is to ensure that the intent and spirit of the design guidelines are followed.

(Ord. No. 1869, § 2, 2-20-2013)

This section provides general design guidelines and principles that are applicable to all development within the city.

A.

Consider Adjacent Development. Each development proposal should demonstrate consideration for the context of the proposed project on and off the site including the following:

1.

Land uses and site organization of neighboring properties;

The architectural style and building forms of neighboring structures;

3.

Existing natural features (i.e., mature trees, etc.);

4.

Privacy on the site and neighboring properties; and

5.

Links to adjacent development using sidewalks and shared access drives and parking.

B.

Landscaping.

1.

Landscaped areas should be planned as an integral part of the overall project and not simply located in "left over" areas of the site.

2.

Landscaping should be used to help define outdoor spaces, soften a structure's appearance, and to screen parking, loading, storage, and equipment areas.

3.

The use of on-site pedestrian amenities (e.g., benches, shelters, drinking fountains, lighting, and trash receptacles) is encouraged. These elements should be provided in conjunction with on-site open spaces and be integrated into the site plan as primary features.

C.

Exterior Lighting. Exterior lighting should be designed to be compatible with the architectural and landscape design of the project.

1.

An appropriate hierarchy of lighting fixtures/structures and intensity should be considered when designing the lighting for the various elements of a project (i.e., building and site entrances, walkways, parking areas, or other areas of the site).

2.

The use of exterior lighting to accent a building's architecture is encouraged. All lighting fixtures should be properly shielded to eliminate light and glare from impacting adjacent properties, and passing vehicles or pedestrians. If neon tubing is used to illuminate portions of a building it should be concealed from view through the use of parapets, cornices or ledges. Small portions of exposed neon tubing may be used to

add a special effect to a building's architecture but this must be well thought out and integrated into the overall design of the project.

3.

To achieve the desired lighting level for parking and pedestrian areas, the use of more short, low intensity fixtures is encouraged over the use of a few tall fixtures that illuminate large areas.

D.

Screening.

1.

Screening is a technique used to protect and separate uses and site functions from one another for the purpose of decreasing adverse noise, wind, or visual impacts and to provide privacy. The need for screening should be considered early in the design process so that screening elements (e.g., walls, fences, berms, landscaping) can be effectively integrated into the overall project design and not added later as an afterthought.

2.

The method of screening should be compatible with the adjacent structure in terms of overall design, materials, and color.

3.

Where screening is required at the ground level, a combination of elements should be considered including solid masonry walls, wood fences, berms, and landscaping.

E.

Refuse, Storage, and Equipment Areas.

1.

Refuse containers, service areas, loading docks, and similar facilities should be located in areas out of view from the general public and so that their use does not interfere with on-site parking or circulation areas, and adjacent uses, especially residential uses.

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Figure 2-7 - Trash Enclosure Location

2.

Trash bins shall be fully enclosed. Enclosures should be screened with landscaping on their most visible sides. Recommended locations include inside parking courts or at the end of parking bays. Locations should be conveniently accessible for trash collection and maintenance and should not block access driveway during loading operations.

3.

Trash storage areas that are visible from the upper stories of adjacent structures should have an opaque or semi-opaque horizontal cover/screen to mitigate unsightly views. The covering structure should be compatible with the site's architectural style.

4.

All screening facilities should be of adequate size for their intended purpose without dominating the site, blocking sight distances, or creating unnecessary barriers.

F.

General Building Design Guidelines.

1.

Compatibility With Context. New buildings should be in proportion to surrounding buildings, except in those cases where current buildings are oversize. Harmony in mass, lines, and materials is important but monotony should be avoided. Buildings should be designed so that adverse impacts on adjacent buildings and properties are minimized. Loss of natural lighting, shade trees, noise pollution, and exhaust fumes and heat from venting should be addressed during project review, and all possible efforts should be made to avoid these effects.

2.

Facade Design. Building facades should be designed to provide visual interest and relief. Continuous street facades, as near the street as possible with predominantly retail uses at grade and office/professional uses

above, are encouraged. Buildings should not be overpowering or monotonous. A change in the planes of walls or variety in the roof form provides diversity and visual interest.

3.

Building Materials.

a.

Artificial or decorative facade treatments, where one or more unrelated materials appear to be simply applied to the surface of a building rather than an integral part of its design, should be avoided. Materials should be used honestly. Artificial products that attempt to imitate real materials (for example, wood, stone, brick, etc.) are discouraged.

b.

The composition of materials should avoid creating the impression of thinness and artificiality. Veneers should turn corners, avoiding exposed edges.

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Figure 2-8 - Building Material at Wall Edges

c.

Natural building materials (e.g., wood, stone, and brick) that blend with the natural surroundings should be used. Other materials should be reviewed on a case-by-case basis. Buildings should minimize the use of large expanses of reflective glazing, aluminum panels, and other materials not normally found in Lodi. Synthetic materials that attempt to simulate the textures or patterns of other materials (e.g., vinyl siding that attempts to simulate the pattern of woodgrain) should not be used.

4.

Colors.

a.

Colors should be compatible with the existing colors of the surrounding area but need not duplicate existing colors. The use of muted tones for the structure's base color is recommended. Color should not be used as an attention getting device.

b.

Accent colors should be used carefully and be complementary to the base color or a variation of its hue, either weaker or stronger.

c.

The transition between base and accent colors should relate to changes in building materials or the change of building surface planes. Colors should generally not meet or change without some physical change or definition to the surface plane.

d.

In most cases, only one or two accent colors should be used in addition to the base color.

G.

Subdivisions. Subdivisions of commercial, industrial, and multi-family residential properties should be designed to allow coordinated development of the parcels, facilitate shared parking and common driveways, reduce encroachments onto public and private streets, and promote pedestrian activity.

(Ord. No. 1869, § 2, 2-20-2013)

Chapter 17.18 - RESIDENTIAL ZONING DISTRICTS

This chapter lists the uses of land that may be allowed within the residential zoning districts established by Section 17.10.020 (Zoning Districts Established). It also determines the type of land use permit/approval required for each use, and provides general standards for site development.

(Ord. No. 1869, § 2, 2-20-2013)

The residential zoning districts are intended to provide for a range of housing types and densities for all economic segments of the community while emphasizing high quality development and home ownership (general plan, housing element). The purposes of the individual residential zoning districts and the manner in which they are applied are as follows.

A.

RLD (Low-Density Residential) District. The RLD zoning district is intended for areas appropriate for the development of single-family detached, two-family, and three-family homes. All interior lots are restricted to single-family homes. Corner lots can have one-, two-, or three-family homes. The maximum allowable residential density is 8.0 dwelling units per acre. The RLD zoning district is consistent with the low-density residential land use designation of the general plan.

B.

RMD (Medium-Density Residential) District. The RMD zoning district is intended for areas appropriate for a mix of housing types. Typical residential land uses include single- and multi-family dwelling units, either

attached or detached. The allowable residential density ranges from 8.1 to twenty dwelling units per acre. The RMD zoning district is consistent with the medium-density residential land use designation of the general plan.

C.

RHD (High-Density Residential) District. The RHD zoning district is intended for areas appropriate for highdensity multi-family dwelling units. The allowable residential density ranges from fifteen to thirty-five units per acre. The RHD zoning district is consistent with the high-density residential land use designation of the general plan.

(Ord. No. 1869, § 2, 2-20-2013; Ord. No. 1977, § 1, 5-20-2020)

17.18.030 - Residential zoning district land uses and permit requirements.

Table 2-4 identifies the uses of land allowed by this development code in each residential zoning district, and the land use permit required to establish each use, in compliance with Section 17.12.030 (Allowable Land Users and Permit Requirements).

Note: Where the last column in the tables ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this development code may also apply.

(Ord. No. 1869, § 2, 2-20-2013; Ord. No. 1914, § 1, 9-2-2015)

17.18.040 - Residential zoning district general development standards.

Subdivisions, new land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-5, in addition to the applicable development standards (e.g., landscaping, parking and loading, etc.) in Article 3 (Site Planning and General Development Standards).

TABLE 2-5 RESIDENTIAL DISTRICT GENERAL DEVELOPMENT STANDARDS

Notes:

(1) Maximum number of dwellings allowed per gross acre in a residential development. Where a density range is shown, development may be allowed at any density within the range, provided that the project complies with all applicable development code provisions, and any applicable objectives, policies, and programs of the general plan. The actual number of units allowed is determined through the applicable subdivision or land use permit process, and there is no guarantee that the maximum density may be achieved.

(2) Corner lots only.

(3) Five feet for porch.

(Ord. No. 1869, § 2, 2-20-2013)

17.18.050 - Residential design guidelines.

A.

Purpose of Chapter. The design character of Lodi's residential neighborhoods is as diverse as the different time periods during which they were developed. The guidelines provided here are intended to assist project designers and property owners in understanding and implementing the city's goals for attaining high quality residential development. They are also intended to help preserve the traditional character of the city's older neighborhoods.

These guidelines are intended to encourage well designed residential neighborhoods that people enjoy living in, which: reduce the visual dominance of the automobile; promote pedestrian activity; create variety and interest in the appearance of residential streets; provide community open space; and protect significant features of the natural environment.

B.

Applicability. These guidelines apply to the design of new residential subdivisions and to multi-family and clustered residential projects. Guidelines are also provided for vacant infill parcels and single-family homes that are proposed as replacement structures within established neighborhoods. See also Section 17.16.020 (Applicability).

C.

Subdivision Design and General Residential Project Principles. The following guidelines apply to new residential subdivisions, and address how new residential subdivisions should relate to their surroundings:

1.

Develop "Neighborhoods." Each new residential project should be designed to integrate with the surrounding neighborhood to ensure that it maintains the established character. Subdivisions in city

expansion areas should be designed so that individual, separately developed projects work together to create distinct neighborhoods, instead of disjointed or isolated enclaves.

2.

Integrate Open Space. New subdivisions adjacent to planned or existing parks or other public open spaces (e.g., creeks, riparian areas), or the landscaped grounds of schools or other public facilities should maximize visibility and pedestrian access to these areas. Where these facilities are not already planned, the subdivision should be designed to provide usable public open spaces in the form of parks, linear bicycle and pedestrian trails, squares, and greens, as appropriate.

3.

Edges. "Gated communities," and other residential developments designed to appear as continuous walled-off areas, disconnected and isolated from the rest of the community, are strongly discouraged. While walls and fences may be useful for security, sound attenuation and privacy, these objectives can often be met by creative design that controls the height and length of walls, develops breaks and variations in relief, and uses landscaping for screening.

4.

Scale. New residential subdivisions, and groups of subdivisions that, in effect, collectively create a new neighborhood, should be designed to provide a "walkable" scale, that places all homes within one-quarter mile of neighborhood shopping opportunities, a neighborhood park, or a public facility that can serve as a "center" for the neighborhood. Ideally, each neighborhood should have a center that includes all three facilities.

5.

Site planning. Residential subdivision and multi-family project site planning should emphasize the needs of pedestrians and cyclists rather than cars

a.

Street Layout. New public streets and sidewalks should be aligned with, and be connected to those of adjacent developments to interconnect the community.

i.

Pedestrian orientation. Subdivision design should emphasize pedestrian connectivity within each project, to adjacent neighborhoods, nearby schools and parks, and to transit stops within one-quarter-mile of planned residential areas. All streets and walkways should be designed to provide safe and pleasant conditions for pedestrians, including the disabled, and cyclists.

ii.

Block Length. The length of block faces between intersecting streets should be as short as possible, ideally no more than four hundred feet, to provide pedestrian connectivity.

iii.

Street Width and Design Speed. Streets within neighborhoods should be no wider than needed to accommodate parking and two low-speed travel lanes. Streets in new subdivisions should be designed to accommodate traffic speeds of twenty-five miles per hour or less, with most streets in a subdivision designed for lower speeds.

iv.

Parkway/Planting Strips. Sidewalks should be separated from curbs by parkway strips of at least five feet in width. The parkways should be planted with canopy trees at a twenty-foot interval, or as appropriate to the species of the selected street tree, to produce a continuously shaded sidewalk. The parkways should also be planted with ground covers and other plant materials that will withstand pedestrian traffic.

v.

Access to Open Areas. Single-loaded streets (those with residential development on one side and open space on the other) should be used to provide public access to, and visibility of natural open spaces, public parks, and neighborhood schools, as well as a means for buffering homes from parks and schools.

Where single-loaded streets are not feasible or desirable, other methods that provide similar access and visibility may be used, including private streets, bike and pedestrian paths, or the placement of private common open space or recreation facilities adjacent to the public open space.

vi.

Cul-de-sac Streets. The use of cul-de-sac streets should be avoided wherever possible. If cul-de-sacs are necessary, the end of each cul-de-sac should provide a pedestrian walkway and bikeway between private parcels to link with an adjacent cul-de-sac, street, and/or park, school, or open space area.

vii.

Alleys. Alleys may be provided for garage access, otherwise individual lots should be wide enough to accommodate a side yard driveway to a detached garage at the rear of the lot, so that appearance of the street frontage is not dominated by garages and pavement.

b.

Open Space and Natural Features. Providing open space and integrating natural features into a residential project can significantly increase the appreciation of residents in their neighborhoods, provide safe places for children and families to play, and maintain a strong sense of connection with the surrounding natural environment in the city as a whole.

i.

Natural amenities (such as views, mature trees, creeks, riparian corridors, and similar features) should be preserved and incorporated into proposed development to the greatest extent feasible.

ii.

Development adjacent to parks or other public open spaces should be designed to provide maximum visibility of these areas.

6.

Exterior Finish Materials. Exterior finish materials should be durable and require low maintenance. The use of combined materials (such as stucco and wood siding) can provide visual interest and texture; however, all sides of each single-family dwelling or multi-family structure should employ the same materials, design details, and window treatment. Each residential structure should have a carefully designed and detailed facade facing the street, and should not use bland, featureless stucco or other simple materials on the other exterior building walls. Each residential structure should look like the same building from all sides.

7.

Windows. Where one or more windows are proposed ten feet or less from a side lot line, or within ten feet of another dwelling, the windows should be located and/or screened to provide privacy for the residents of both structures. In some cases, glass block or translucent glass may be appropriate to provide light, but also provide privacy between buildings.

8.

Garages and Carports. Accommodating vehicle storage in both single-family dwellings and multi-family projects should avoid the common problem of creating streets that appear garage- and drivewaydominated.

a.

In the limited instances where an exception is granted for a setback to a garage of less than twenty feet from a property line or internal driveway, the garage shall be equipped with a roll-up door. This requirement is intended to discourage vehicles from parking in front of garages and blocking the adjacent driveway or sidewalk.

b.

Where carports are provided, they may be bordered by patio walls, or used to define public and private open space, but should not be located adjacent to perimeter streets. Each carport end should be screened by a low wall, berm, and/or landscaping.

c.

Where multiple garages are located together, landscaped tree wells should be placed between every two garage doors. Each tree well should be a minimum of twenty-five square feet.

d.

Carports and detached garages should be designed as an integral part of a project. Their materials, color, and details should be the same as the principal structures. Carports may have flat roofs but should not project above the exterior walls of any buildings adjacent to streets. Prefabricated metal or canvas tent-like

carports are not acceptable. Where garages are utilized, doors should appear set into walls rather than flush with the exterior wall.

e.

The use of quality materials, windows, and features with horizontal and vertical relief are encouraged to add interest and character to the design of garage doors and to coordinate their design with the architecture of the primary residence.

D.

Infill Development. The following guidelines apply to "infill development." That is, multi-family structures or individual houses that entirely replace existing units or are constructed on vacant parcels between existing units. The guidelines are intended to provide for infill projects of high architectural quality that are compatible with existing development. They are also intended to promote the conservation and reuse of existing older houses, and to preserve the historical character of the city's older neighborhoods. Preservation and rehabilitation efforts in the older neighborhoods should protect the architectural features of a home that identify its individual style and contribute to the character of the area:

1.

General Principles. Infill residential development should:

a.

Be compatible in scale, siting, detailing, and overall character with adjacent buildings and those in the immediate neighborhood. This is crucial when a new or remodeled house is proposed to be larger than others in the neighborhood. When new homes are developed adjacent to older ones, the height and bulk of the new construction can have a negative impact on adjacent, smaller scale buildings.

b.

Continue existing neighborhood patterns. For example, patterns such as front porches and entries facing the street, finished floor height, and garages located at the rear of lots.

2.

Building Design. An infill residential structure should incorporate the traditional architectural characteristics of existing houses in the neighborhood, including window and door spacing, exterior materials, roof style and pitch, ornamentation and other details.

3.

Visual Impacts from Building Height. The height of infill projects should be consistent with surrounding residential structures. Where greater height is desired, an infill structure should set back upper floors from the edge of the first story to reduce impacts on adjacent smaller homes, and to protect solar access. See Figure 2-9.

==> picture [372 x 115] intentionally omitted <==

Figure 2-9 - Appropriate Infill Building Massing

4.

Outdoor Living Areas. The use of balconies, verandas, porches, and courtyards within the building form of infill structures is strongly encouraged.

5.

Exterior Finish Materials. The thoughtful selection of building materials can enhance desired neighborhood qualities such as compatibility, continuity, and harmony. The design of infill residential structures should incorporate an appropriate mixture of the predominant materials found in the neighborhood. Common materials in Lodi are smooth, troweled, or sand-finished stucco, wood, horizontal clapboard siding, brick, and stone.

6.

Exterior Colors. Color schemes for infill residential structures should consider the colors of existing houses in the neighborhood, to maintain compatibility.

E.

Single-Family Housing Design (Including Additions/Renovations).

1.

Houses in New Subdivisions. The site planning of lots and the design of houses constructed in new subdivisions should help create neighborhoods that are oriented more toward pedestrians than automobiles. Subdivisions of new homes should comply with the following guidelines:

a.

Subdivisions should provide variety in the architectural detailing, size, and massing of houses on each block.

b.

Houses should be located no further from the street than the minimum setback allowed by the applicable zoning district, except to provide variations in the alignment of houses along a block.

c.

All houses should have their primary entrance facing and clearly visible from the street, with a front porch or verandah encouraged to provide a transition between the public space of the streetscape and the indoor private space of the house.

d.

When viewed from the street, a garage should be visually subordinate to the living space within the house that addresses the street. Ideally, a garage should be detached from the house, located at the rear of the lot, and accessed by an alley, or a shared driveway from the street fronting the lot. Where this arrangement is not appropriate, the front of an attached garage should be set back from the front of the house (at least fifteen feet is recommended where the lot area permits).

2.

Infill Development. New single-family homes proposed on infill lots should comply with the guidelines for infill residential development in Section 17.18.050(D) (Infill Development).

3.

Additions and Alterations in Older Neighborhoods. The following guidelines apply to additions and the rehabilitation, remodeling, or alteration of existing single-family houses in Lodi's older neighborhoods. While these guidelines apply to all houses, those that are designated as cultural resources may be subject to more strict standards.

a.

Additions. Additions to residential structures built before 1950 should respect the architectural style, detailing, scale, and composition of the original building so that they look integrated with the original structure, rather than a tacked-on afterthought. Modifications (e.g., additions, seismic strengthening, replacement of windows or siding material, and new entrances) should not compromise the integrity of historically authentic features, materials, or finishes. Additions should also be designed with consideration for the design and massing of adjacent residences, to promote neighborhood compatibility. See Figure 2- 10.

==> picture [312 x 220] intentionally omitted <==

Figure 2-10 - Additions to Existing Homes

i.

Roof Changes. The roof features of a residential structure, especially its style, materials and pitch, are important architectural elements that must be considered when planning an addition. The roof style, pitch and materials on the addition should match the original.

ii.

Additional Floors. Adding a story to an existing house will change the building proportions and should be carefully designed to follow similar multi-story examples of the particular architectural style found in the neighborhood. In some cases, integrating the new story addition may require that it be set back or "stepped" back from the front facade so that it is less noticeable from the street.

b.

Alterations—Restoration and Remodeling. The rehabilitation of older buildings should aim to retain and restore their original elements. If damage or deterioration is too severe, the element should be recreated using original materials to match the design, color, texture and any other important design features. See Figure 2-11.

==> picture [301 x 220] intentionally omitted <==

Figure 2-11 - Remodeling Features

When replacement is necessary and materials similar to or consistent with original materials cannot be obtained, substitute materials should incorporate design, colors and textures that convey the traditional appearance of the original material.

c.

Exterior Materials. Original exterior building materials should be retained whenever possible. Mismatched materials of different sizes, shapes, textures, or finishes should be avoided.

i.

Wood Siding. Residential buildings with original wood clapboard siding should not be stuccoed in an attempt to "modernize" their appearance.

ii.

Brick Surfaces. Brick surfaces should not be sandblasted to remove old paint, nor should they be covered with stucco or other siding materials. Sandblasting will damage the natural fired surface of the brick and cause it to lose its water repellent qualities. Paint should be removed by chemical stripping. Brick that was not intended to be painted as part of a building's original design should not be painted over.

d.

Windows. Most older residential structures have wood-framed windows that are either fixed, double hung, or casement. Window replacements or additions should also use the original type of window. It is strongly recommended that aluminum frame windows not be used as replacements in any residential structure unless they were part of the original design. See Figure 2-12.

==> picture [336 x 131] intentionally omitted <==

Figure 2-12 - Window Types and Treatments

e.

Doors. Many of Lodi's older homes have solid wood doors consistent with the particular architectural style of the building. The front door is typically the most ornate, with secondary doors usually more utilitarian in appearance. The size, shape and style of doors is an important feature of all historical architectural styles, and the original type and design should continue to be used. See Figure 2-13.

==> picture [216 x 216] intentionally omitted <==

Figure 2-13 - Door Features

If the original door is missing, an appropriate design should be selected through the study of the doors of similar residential structures in the neighborhood, or by consulting books on architectural styles. Some older-style panel doors can be obtained from material suppliers, and may closely match original doors.

f.

Porches and Stairs. During rehabilitation efforts, the design integrity of the front porch should be maintained. The installation of wrought iron or aluminum railings should be avoided, as a change in the structural or decorative elements of the front porch will usually compromise the architectural integrity of the entire building. Restoring an older building's architectural integrity may require "undoing" previous porch alterations. See Figures 2-14 and 2-15.

==> picture [336 x 125] intentionally omitted <==

Figure 2-14 - Appropriate Porch Stairway Designs

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Figure 2-15 - Inappropriate Porch Stairway Designs

g.

Ornamentation and Trim. The authentic decoration and trim of a residential structure lends character and identifies the building with a particular architectural style. Care should be taken in handling these materials during renovation because they are critical components.

h.

Roofs. Care should be taken to ensure that roofing materials are compatible with the original style of the structure.

F.

Multi-Family and Clustered Housing Design. Multi-family and clustered housing projects are generally more dense than single-family developments, and tend to generate larger parking areas and provide less private open space. If not properly designed, parking can dominate a site, and open space may only be provided as "left over" areas, unrelated to other project features, not usable for outdoor activities, and that expose residents to uncomfortable noise levels. Multi-family projects surrounded by high walls, parking lots and/or rows of carports along streets are inappropriate in Lodi and should be avoided. These guidelines address higher density developments through appropriate guidelines for site planning, parking and circulation layout, building design, and landscaping.

Site Planning. Site planning for a multi-family or clustered housing project should create a pleasant, comfortable, safe, and distinct place for residents, without the project "turning its back" on the surrounding neighborhood

a.

The placement of new units should consider the existing character of the surrounding residential area. New development should respect the privacy of adjacent residential uses through appropriate building orientation and structure height, so that windows do not overlook and impair the privacy of the indoor or outdoor living space of adjacent units.

b.

Multi-family units should be clustered. A project of more than ten units outside the Downtown should separate the units into structures of six or fewer units. See Figure 2-16.

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Figure 2-16 - Clustered Multi-Family Units

c.

Multi-family structures should be set back from adjacent public streets consistent with the prevailing setback pattern of the immediate neighborhood.

d.

Multi-family projects with densities less than thirty units per acre should be comprised of "walk-up" rather than "stacked" units, with each unit adjacent to a street having its primary pedestrian entrance from the street sidewalk. Higher density projects should be designed either with ground floor units having individual sidewalk entrances, or as courtyard projects with at least one significant pedestrian entrance from the street sidewalk. Where individual units have access to the street sidewalk, private "front yard" outdoor space may be differentiated from the public right-of-way by a porch, or small yard enclosed by a low fence. See Figures 2-17 and 2-18.

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Figure 2-17 - Most Ground Floor Units Should Have Entrances Facing the Street

e.

Residential units and activity areas not adjacent to a street should be accessible via pedestrian walkways and bikeways separate from vehicle parking areas and driveways. See Figure 2-18.

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Figure 2-18 - Walkways Separate From Vehicle Access

2.

Parking and Driveways. Individual closeable garages are the preferred method for providing parking for residents in multi-family projects. If garages within the residential structures are not provided, dispersed parking courts are acceptable.

a.

Long, monotonous parking drives and large, undivided parking lots are discouraged.

b.

The main vehicle access into a multi-family site should be through an attractive entry drive. Colored and textured paving treatment is encouraged outside of the public street right-of-way, and within the project.

c.

Parking areas should be visible from the residential units to the extent possible.

d.

Safe and protected bicycle parking should be located convenient to each dwelling unit.

e.

Parking courts, with or without carports, should not consist of more than two double-loaded parking aisles (bays) adjacent to each other. The length of a parking court should not exceed the width of eight adjoining stalls.

f.

Parking courts should be separated from each other by buildings within the project or by landscape or natural open space areas at least thirty feet wide.

g.

Large scale multi-family projects (i.e., more than twenty units) with internal streets should have the streets

designed as if they were pleasant public streets, with comprehensive streetscapes including sidewalks, and planting strips between curb and sidewalk with canopy trees.

h.

Private storage cabinets shall be provided in all car ports.

3.

Multi-Family Project Architecture. The exterior design of multi-family projects should be derived from architectural styles in the surrounding neighborhood. Often, these types of projects are adjacent to single family neighborhoods, and care in design should ensure that the height and bulk of the higher density projects do not impact adjacent lower density residential areas.

a.

Facade and Roof Articulation. A structure with three or more attached units should incorporate significant wall and roof articulation to reduce apparent scale. Changes in wall planes and roof heights, and the inclusion of elements such as balconies, porches, arcades, dormers, and cross gables can avoid the barracks-like quality of long flat walls and roofs. Secondary hipped or gabled roofs covering the entire mass of a building are preferable to mansard roofs or segments of pitched roof applied at the structure's edge. Structures (including garages and carports) exceeding one hundred fifty feet in length are discouraged. See Figures 2-17 and 2-19.

b.

Scale. Because multi-family projects are usually taller than one story, their bulk can impose on surrounding uses. The larger scale of these projects should be considered within the context of their surroundings. Structures with greater height may require additional setbacks at the ground floor level and/or upper levels (stepped-down) along the street frontage so they do not shade adjacent properties or visually dominate the neighborhood. Large projects should be broken up into groups of structures, and large single structures should be avoided. See Figure 2-19.

c.

Balconies, Porches, and Patios. The use of balconies, porches, and patios as part of multi-family structures is encouraged for both practical and aesthetic value. These elements should be used to break up large wall masses, offset floor setbacks, and add human scale to structures. Multi-family units with individual access to the street sidewalk should have individual covered porches. See Figure 2-19.

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Figure 2-19

d.

Dwelling Unit Access. The use of balconies and corridors to provide access to five or more units should be avoided. Access points to units should instead be clustered in groups of four or less. To the extent possible, main entrances to individual units should be from adjoining streets. Distinctive architectural elements and materials should be used to highlight primary entrances.

e.

Exterior Stairways. Stairways providing access to the upper levels of multi-family structures should be located mostly within the buildings themselves. Where exterior stairways are necessary, they should provide residents and visitors protection from weather, and should be of stucco, plaster or wood, with accent trim to match the main structure. Thin-looking, open metal, prefabricated stairs that are not integrated with the design of the structure are discouraged.

f.

Accessory Structures. Accessory structures should be designed as an integral part of a project. Their materials, color, and details should be the same as the principal structures on the site.

(Ord. No. 1869, § 2, 2-20-2013)