Division 19.27 — RESIDENTIAL OBJECTIVE ARCHITECTURE STANDARDS

The purpose of this Division is to specify objective architecture standards for residential and residential mixed- use development projects to achieve the following:

A.

Promote high-quality architectural design to strengthen the aesthetic character and ambiance of Novato;

B.

Ensure the orderly and harmonious appearance of new residential and residential mixed-use development within the community;

C.

Ensure the architectural design of new residential and residential mixed-use development is authentic to the specific architectural style being expressed;

D.

Provide clear and effective architectural standards to assist project developers and architects in designing new residential and residential mixed-use developments; and

E.

Streamline the review of proposed residential development and residential mixed-use development projects as required by State law.

(Ord. No. 1705, § 4(Exh. A), 10-10-2023)

This Division shall apply to all proposed residential and residential mixed-use development projects that, pursuant to State law, are subject to regulation by objective design standards only.

(Ord. No. 1705, § 4(Exh. A), 10-10-2023)

A.

Residential and residential mixed-use buildings shall be designed in compliance with the architecture standards of this Division.

B.

Detached single-family, two-family dwellings, and multifamily residential developments shall be designed in the Contemporary, Craftsman, Mediterranean, Tudor, and/or Victorian architectural styles subject to the requirements of this Division.

C.

Residential mixed-use developments shall be designed in the Contemporary, Craftsman, Main Street Classical, Mediterranean, Tudor, or Victorian architectural styles subject to the requirements of this Division.

D.

Architectural Variation.

Detached Single-Family Dwellings. Any of the architectural styles allowed for detached single-family residences, as listed in Subsection 19.27.030 B., shall be used or mixed in a detached single-family residential development subject to the following:

a.

A detached single-family residential development comprised of two dwellings shall be designed to provide a different architecture style for each building or provide a minimum of two different façade designs based on a single architectural style using different combinations of the architectural elements allowed for that style to differentiate each building.

b.

A detached single-family residential development comprised of three or more dwellings shall be designed with a mix of architectural styles or provide a minimum of three different facade designs for each architectural style proposed to repeat in the development by using differing combinations of the architectural elements allowed for that style to differentiate each building. Dwelling units of the same architectural style or facade design shall not be placed on:

i.

Adjoining parcels sharing a common side property line; or

ii.

Parcels within 60-feet across from one another, measured from the mid-point of the front yard property line of a given parcel to the mid-point of the front yard property line of any other parcel.

Two-Family Dwellings. Any of the architectural styles allowed for two-family dwellings, as listed in Subsection

a.

A two-family dwelling development project consisting of a single building shall be designed in one of the allowed architectural styles.

b.

A two-family dwelling development project of two buildings shall be designed so that each two-dwelling building has a differing architectural style or provides a minimum of two different facade designs based on a single architectural style using different combinations of the architectural elements allowed for that style to differentiate each building.

c.

A two-family dwelling development project of three or more buildings shall be designed with a mix of architectural styles or provide a minimum of three different façade designs for each architectural style proposed to repeat in the development using different combinations of the architectural elements allowed for that style to differentiate each building. Dwellings of the same architectural style or facade design shall not be placed on:

i.

Adjoining parcels sharing a common side property line; or

ii.

Parcels within 60-feet across from one another, measured from the mid-point of the front yard property line of a given parcel to the mid-point of the front yard property line of any other parcel.

Multi-Family Dwellings. Multi-family dwelling residential developments shall be designed in one of the allowed architectural styles listed in Subsection 19.27.030 B.

Residential Mixed-Use Developments. Residential mixed-use developments shall be designed in one of the allowed architectural styles listed in Subsection 19.27.030 C.

E.

Ground Floor Residential Entryways—Residential Mixed-Use Developments. Upper floor multi-family dwellings in a residential mixed-use development shall be accessed by a ground level, common entry along the primary building street frontage or secondary building street frontage for buildings with multiple street frontages. Residential entries shall be distinguished from commercial storefronts pursuant to the following standards:

Minimum entryway height of 12-feet measured from the landing in front of the entry door to the underside of the ceiling or any projecting element (e.g., awning) defining the entryway, whichever is lower.

Minimum entryway width of eight-feet measured from the building walls or pilaster on either side of the entry, whichever is closer.

Entryways shall be inset from the primary building facade by a minimum depth of three-feet, measured from the face of the façade to the entry door.

Entryways shall be distinguished from commercial storefronts by varying the pattern or orientation of the finish materials selected for a given storefront(s) or through the application of wall cladding matching the cladding applied elsewhere on the building.

F.

Storefronts—Residential Mixed-Use Developments. Ground-level storefronts shall be distinguished from the upper floors of a building by:

Incorporating a horizontal plane break through molding, tablature, cornice, or a string/belt course of a minimum of six-inches in depth between the first floor and second floor; and/or

Applying a wall cladding at the first floor that is different from the cladding applied to the upper floor(s). A change in wall cladding shall occur at a horizontal massing transition point or trim element dividing the first floor from the second floor of a building.

G.

Architectural Detail—Detached Single-Family and Two-Family Dwellings. Detached single-family and two- family dwellings shall be designed to:

Apply the wall, base, roof, eave, rake, parapet, window, and dormer standards applicable to the selected architectural style(s) to all facades of a dwelling;

Provide a porch at the primary entry to a dwelling. A primary entry is a doorway accessed by a walkway connecting through a front yard area to a public or private sidewalk or street. A developer may choose to provide an additional porch(es) on another façade(s) of a dwelling. All porches shall comply with the porch standards applicable to the selected architectural style(s); and

Provide, at a minimum, one balcony or bay window on the front facade and each side and/or rear façade(s) of a dwelling on a parcel with side and/or rear property lines adjoining a private or public street. A developer may choose to provide an additional balcony(ies) and/or bay window(s) on other facades. All balconies and bay windows shall comply with the standards applicable to balconies and bay windows for the selected architectural style(s).

H.

Architectural Detail—Multi-Family Dwellings and Residential Mixed-Use Developments. The architectural elements required for a selected architectural style shall be applied to all sides of a multi-family or residential mixed-use building, including front, street side, interior side, and rear facades.

I.

Substitution of Architecture and Adjustment of Standards. A developer may voluntarily agree in writing to substitute a different architectural style(s) and/or seek an adjustment of the architectural standards of this Division. The agreement shall: (1) be on a form provided by the City, (2) specify the standard(s) to be substituted or adjusted, and (3) require Design Review pursuant to the procedures of Section 19.42.030. By entering into such an agreement, a developer thereby forfeits any right to streamlined review, ministerial action, and/or any limitations on the application of subjective standards that may otherwise apply to a given project under State law.

J.

Architectural Standards Guide. The following graphic provides a guide to using the architectural standards of this Division.

(Ord. No. 1705, § 4(Exh. A), 10-10-2023)

Table A (Architectural Styles Overview) provides an overview of allowed architectural styles.

(Ord. No. 1705, § 4(Exh. A), 10-10-2023)

General note: The images above and the descriptions in Subsections 1 and 2 below are intended to provide a brief overview of the architectural style and are descriptive, not regulatory.

Contemporary Style Standards Single-Family and Multifamily Buildings

Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

Contemporary Style Standards — Mixed-Use Buildings

Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

(Ord. No. 1705, § 4(Exh. A), 10-10-2023)

General note: The images above and the descriptions in Subsections 1 and 2 below are intended to provide a brief overview of the architectural style and are descriptive, not regulatory.

Craftsman Style Standards Single-Family and Multifamily Buildings

Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

Prototypical Building Elevation

Craftsman Style Standards — Mixed-Use Buildings

Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

Parapet Elevation

(Ord. No. 1705, § 4(Exh. A), 10-10-2023)

General note: The images above and the descriptions in Subsections 1 and 2 below are intended to provide a brief overview of the architectural style and are descriptive, not regulatory.

Main Street Classical Style Standards — Mixed-Use Buildings

Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

(Ord. No. 1705, § 4(Exh. A), 10-10-2023)

General note: The images above and the descriptions in Subsections 1 and 2 below are intended to provide a brief overview of the architectural style and are descriptive, not regulatory.

Mediterranean Style Standards Single-Family and Multifamily Buildings

Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

Mediterranean Style Standards — Mixed-Use Building

Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

(Ord. No. 1705, § 4(Exh. A), 10-10-2023)

General note: The images above and the descriptions in Subsections 1 and 2 below are intended to provide a brief overview of the architectural style and are descriptive, not regulatory.

Elements of Tudor Style — Single-Family and Multifamily Buildings

Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

Tudor Style Standards — Mixed-Use Buildings

Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

(Ord. No. 1705, § 4(Exh. A), 10-10-2023)

General note: The images above and the descriptions in Subsections 1 and 2 below are intended to provide a brief overview of the architectural style and are descriptive, not regulatory.

Victorian Style Standards — Single-Family and Multifamily Buildings

Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

Victorian Style Standards — Mixed-Use Buildings

Note: The image below is intended to provide a reference for architectural elements and is illustrative, not regulatory. It is not an exhaustive list of applicable standards.

(Ord. No. 1705, § 4(Exh. A), 10-10-2023)