Chapter 21.50 — OBJECTIVE DESIGN STANDARDS FOR MIXED-USE AND MULTI-FAMILY DEVELOPMENT

This section establishes objective design standards (ODS) intended to facilitate high-quality site planning and building design and to accelerate housing production through the clear communication of design objectives and efficient permitting process for qualifying residential and mixed-use development projects.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Applicable State Laws. This chapter applies to projects conducted pursuant to any provision of state law that references objective design standards for residential development, including but not limited to California Government Code Section 65589.5 (Housing Accountability Act) and California Government Code Section 65913.4 (SB 35), as may be amended from time to time.

B.

Applicable Projects. This chapter applies to the following development projects in the multi-family residential districts (R-2-R-5) and to mixed-use developments in the office professional zoning district and mixed-use overlay zoning district:

New development of residential units; and

The following remodels and additions:

a.

Any second story addition;

b.

An addition of more than forty percent of the existing floor area;

c.

Remodels where alterations remove more than fifty percent of the exterior walls or remove more than fifty percent of the roof framing; and

d.

Conversion of existing nonresidential space to a residential use.

Additions of forty percent or less of the existing floor area are not subject to this chapter, but shall utilize the same exterior colors and materials as the existing structure to which the addition is applied.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

Applicants who elect to provide alternative design approaches to the objective design standards in this chapter can do so by filing an application for a development plan modification (Section 21.16.020). If the applicant elects to utilize an alternative design approach, the review authority shall use these objective design standards as guidelines for the quality of design required in the city, and make the findings required for a development plan modification (Subsection 21.16.020(D)).

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

Development projects subject to this chapter shall also comply with all other applicable standards and requirements of Title 21 (Zoning) for the zoning district in which a proposed project is located. Where a conflict exists between the objective design standards set forth in this chapter and other Title 21 requirements, these provisions shall apply.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Number of Strategies Required by Building Type. Building designs shall incorporate the number of design strategies indicated in Table 21.50.050-1 (Minimum Required Number of Design Strategies by Building Type). Where "all" is indicated, all design strategies in that subsection shall be incorporated. Where a number is indicated, projects must include that number of design strategies, choosing from the design strategy options listed in Subsections C—E below.

Table 21.50.050-1: Minimum Required Number of Design Strategies by Building Type

Building Type Minimum Number of Required Design Strategies Incorporated

                                                 Required                             Wall Plane Tier 2   Fenestration Tier  Roofs Tier 4
                                           Components                                     3
                                                             Tier 1

1 unit All 0 2 0

2—10 units

  Building façades 100 ft or less in length All 1 2 1

  Building façades more than 100 ft in length All 2 2 1

11+ units

  Building façades 100 ft or less in length All 1 3 2

  Building façades more than 100 ft in length All 2 3 2

Mixed-use with at least 1 residential unit

  Building façades 100 ft or less in length All 1 3 2

  Building façades more than 100 ft in length All 2 3 2

B.

Tier 1 Design Strategies. Required Components. Projects shall comply with all standards listed in this subsection, as required by Table 21.50.050-1 (Minimum Required Number of Design Strategies by Building Type).

Building Orientation. Buildings visible from the public right-of-way shall have at least one pedestrian entry oriented toward the primary street. On corner parcels, additional pedestrian entries may be oriented toward both the primary street and a secondary street. (See Section 21.50.070 [Frontage Standards].)

Minimum Ground Floor Height for Nonresidential Uses. The minimum interior floor-to-floor height of nonresidential ground floor spaces shall be twelve feet. Minimum ground floor height shall be measured from the ground floor of the first story to the finished floor elevation of the second story.

Transparencies. Façades shall incorporate windows and openings providing light to adjacent spaces, rooms, and uses as follows:

a.

Nonresidential Ground—Floor Uses.

i.

Windows and openings of nonresidential uses on the ground floor visible from the primary street shall constitute a minimum of thirty percent of the ground-floor building faces.

ii.

Windows and openings of nonresidential uses on the ground floor visible from any secondary street shall constitute a minimum of twenty percent of the ground-floor building faces.

Figure 21.50.050-1: Ground Floor Nonresidential Transparencies

iii.

Windows shall provide a clear and transparent view into ground-floor nonresidential uses or shall display merchandise to reinforce a pedestrian scale.

b.

Nonresidential Upper—Floor Uses. Windows and openings of nonresidential uses on upper floors that face streets shall constitute a minimum of ten percent of upper floor building faces visible from the public right-of-way.

c.

Residential Uses. Windows and openings of residential uses shall constitute a minimum of fifteen percent of all building faces.

Blank Walls. The maximum length of any blank wall visible from the public right-of-way, meaning without a window, opening, or other massing break, shall be limited to twenty feet in length.

Building Corner Treatments. For mixed-use and multi-family projects with eleven or more units, the corners of a building on street-facing facades shall incorporate at least one of the following, located within twenty-five feet of the corner of the building, which may also be used to satisfy wall plane requirements of Subsection 21.50.050(C) (Tier 2 Variation Design Strategies: Wall Plane):

a.

Change in material, color, fenestration pattern or a combination of these, varied from the rest of the façade.

i.

Materials and colors shall be returned at least four feet or ten percent of the building façade, whichever is more, from exterior corners or may dead end into a projecting or recessed façade feature.

ii.

Materials and colors shall be vertically applied to a minimum of eighty percent of the building height.

b.

Plaza with a minimum area of two hundred square feet and located within two feet of the adjacent sidewalk grade. The corner plaza open space shall be designed as an accessible outdoor space with seating and canopy trees or small shade structures. As part of a mixed-use building, the plaza may be designed as an outdoor dining area connected to an adjacent restaurant on the ground floor. The outdoor area may be partially covered by a canopy or awning but must be open to the air on two sides;

c.

A three-dimensional tower element, which extends between three and six feet in height above the top of the adjacent building façades;

d.

A change in height of at least four feet greater or less than the height of the abutting adjacent façade.

e.

A different roof style from the roof style associated with the abutting adjacent façade.

f.

Massing break with minimum dimensions of one foot in depth by three feet in length by eight feet in height located within twenty-five feet of the corner.

C.

Tier 2 Variation Design Strategies: Wall Plane. All façades facing the public right-of-way shall include variation that cumulatively equals at least twenty-five percent of the total façade plane area that faces the public right-of-way. To achieve the twenty-five percent wall plane variation, projects shall incorporate, at a minimum, the number of design strategies identified in in Table 21.50.050-1 (Minimum Required Number of Design Strategies by Building Type) for Tier 2 (Wall Plane), choosing from the list of design strategies in Paragraph 21.50.050(C)1.

Menu of Wall Plane Variation Design Strategy Options.

a.

Plaza or Forecourt. Provide a plaza or forecourt framing the entrance. The minimum dimensions of a plaza or forecourt shall be twelve feet in depth by twelve feet in length, designed as an accessible outdoor space with seating and canopy trees or small shade structures. As part of a mixed-use building, the plaza may be designed as an outdoor dining area connected to an adjacent restaurant on the ground floor. The outdoor area may be partially covered by a canopy or awning but must be open to the air on two sides.

b.

Upper Story Stepback. Provide an upper story (top-most) front stepback, a minimum of five feet in depth by fifteen percent of the façade's total length.

c.

Balconies. Provide balconies in compliance with Subsection 21.50.060(B) (Balconies), which may be recessed or projected.

d.

Bay Windows. Provide bay windows that project at least sixteen inches and not more than three feet from the façade nor exceed eight feet in length. If more than one bay window is provided on a façade, there shall be at least four feet of horizontal separation between the two bay windows.

e.

General Massing Break. Provide a general massing break, which may extend the height of a building's façade; extend the height of a building's upper stories; and/or may be recessed or projected from the façade with minimum dimensions of one foot in depth by three feet in length by eight feet in height.

Figure 21.50.050-2: Wall Plan Variation Options

Figure 21.50.050-3: How to Measure Wall Plane Variation

Vertical Elements on Horizontal Buildings. Where Tier 2 strategies are required, buildings longer than one hundred feet shall include at least one design strategy that adds a vertical element to offset the horizontal length of the building. The vertical element shall be taller than it is wide.

Figure 21.50.050-4: Vertical Elements on Horizontal Buildings

Wall Plane Variation Projections into Front Setbacks. Up to fifty percent of the wall plane variation requirement shall be allowed to encroach into a required front setback by a maximum of two feet, if an equivalent area is set back two feet or more beyond the required front setback. However, in no case shall a building encroach into the public right-of- way.

Figure 21.50.050-5: Wall Plane Variation Projections into Front Setbacks

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Measurement. Massing breaks shall be measured from the building footprint, regardless of the setback.

D.

Tier 3 Design Strategies: Fenestration and Materials. Projects shall incorporate, at a minimum, the number of design strategies identified in Table 21.50.050-1 (Minimum Required Number of Design Strategies by Building Type) for Tier 3 (Fenestration and Materials), choosing from the list of strategies below. Design strategies shall be applied to all building façades, including those not facing the public right-of-way.

For nonresidential uses, provide awnings with a minimum three-foot depth, covering at least seventy-five percent of windows and doors on the ground floor (see Subsection 21.50.060(A) [Awnings]).

Exceed all applicable minimum transparency requirements (per Paragraph 21.50.050(B)3. [Transparencies]) by an additional five percentage points.

Inset all windows by at least two inches from face of glass to face of window trim (or to face of exterior wall if there is no trim).

Window trim on all windows, with a minimum width of 3.5 inches.

Non-vinyl window frame material on all windows.

Lintels applied over all window openings.

Windowsills projecting a minimum of two inches beyond the building façade on all windows.

Wood detailing applied to define a façade plane change between stories (not at the roof level) applied as either:

a.

Corbeled end beams or rafter tails, projecting a minimum of eighteen inches beyond the building façade, running the length of the façade plane change, which shall be applied to no less than fifty percent of the façade length; or

b.

Post and beam supports, with a minimum dimension of six inches, applied under all balconies. Post and beam supports shall extend a minimum of eighteen inches from the building facade.

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Figure 21.50.050-6: Corbeled End Beams

Figure 21.50.050-7: Post and Beam Supports

Use of a secondary cladding material (per Subsection 21.50.080(A) [Exterior Building Wall Materials]) that is different from the primary cladding material (per Section 21.50.080(A) [Exterior Building Wall Materials]). Secondary cladding material shall be applied for a minimum of ten percent of all façade areas, or three feet of cladding along the base for the full length of all façades. Exception: where window sills are lower than three feet, secondary cladding shall be applied up to the level of the lowest window sill.

Exceed porch width minimum requirements (per Paragraph 21.50.070(C)3. [Porch Frontage Requirements]) by an additional width equal to at least ten percent of the length of the building façade on which the porch is located.

Figure 21.50.050-8: Exceed Porch Width Minimum Requirements

E.

Tier 4 Design Strategies: Roofs. Projects shall incorporate, at a minimum, the number of design strategies identified in Table 21.50.050-1 (Minimum Required Number of Design Strategies by Building Type) for Tier 4 (Roofs), choosing from the list of strategies below.

Dormers applied to at least fifty percent of the windows of an upper floor visible from the public right-of-way, but no less than two windows.

Eaves and rakes, with a twenty-four-inch minimum projection, applied on all roof sections.

Corbeled end beams or rafter tails at provided eaves, projecting a minimum of sixteen inches beyond the building façade and placed at a distance of between two and three feet between each corbeled end beam/rafter tail, for the length of each roof eave.

A cornice projecting a minimum of four inches and a maximum of eight inches, extending the length of the building.

Combining more than one roof type; the secondary roof type shall represent at least twenty-five percent of the total roof line. See Subsection 21.50.060(C) (Roofs) for allowed roof types.

Variation in the roof profile, by either:

a.

Varying the height of the same roof type by at least eighteen inches in height for each one to three units exposed on that elevation;

b.

Varying the pitch of the same roof type by at least twenty-five percent; or

c.

Gables equal to at least forty percent of the façade length.

Figure 21.50.050-9: Gabled Roof Profile

Installing either clay tile or standing seam metal roof for at least fifty percent of roof area.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

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structures.

The following standards shall apply to all roofs, awnings, balconies, mechanical equipment, and detached accessory structures incorporated into development projects subject to this chapter:

A.

Awnings. The following standards shall apply to awnings:

Awnings shall be placed above storefront doors and may be placed above windows.

Awnings shall be a minimum of five percent larger than the width of the opening to emphasize building proportions.

Awnings shall be constructed of canvas, wood, or metal.

Awnings or canopies may encroach into the public right-of-way over the sidewalk, extending to a distance within two feet of the face of a curb. Any awnings that encroach into the public right-of-way shall maintain eight feet clear as measured from grade and shall be required to be reviewed and approved by the city engineer.

B.

Balconies. The following standards shall apply to balconies:

Where visible from the public right-of-way, occupiable private balcony guardrails/enclosure walls shall not be transparent and shall maintain a minimum of fifty percent and a maximum of seventy-five percent opacity. Materials used to create opacity materials shall be permanent fixtures, not fabric.

When private balconies project from a building façade, the maximum depth shall be ten feet, measured from the building footprint, regardless of the setback.

To count toward required open space, balconies shall be a minimum of eight feet in width, five feet in depth, and eight feet in height.

Unoccupiable balconies, such as Juliet balconies, can be used to fulfill a Tier 2 wall plane variation requirement per Subsection 21.50.050(C), but shall not count toward required open space. Unoccupiable balconies shall be a minimum of three feet wide and twelve inches deep.

Figure 21.50.060-1: Balcony Projection/Recess

C.

Roofs. The following standards shall apply to roofs:

Allowed Roof Types. Roofs shall be one of the following types:

a.

Gable;

b.

Flat;

c.

Shed; or

d.

Hipped.

Regulations for All Roofs. All roofs shall:

a.

Have a pitch of at least 3:12 when not flat (flat roofs shall require the minimum slope for drainage per California Building Code);

b.

Have at least two planes/orientations; and

c.

Have eaves, rakes, or overhangs, extending the length of the roof, with an eighteen-inch minimum projection.

Regulations for Gable Roofs. Where the nonvertical end of a gable roof faces the street, gables equal to at least twenty-five percent of the façade length are required along the street-facing side. If fewer gables are provided, the vertical side of a gable shall be oriented toward the street.

Regulations for Flat Roofs. Flat roofs, applied as a secondary roof type and not exceeding fifty percent of the roof line, are allowed, provided the flat roof incorporates at least one of the following:

a.

A cornice, projecting a minimum of four inches and a maximum of eight inches, extending the length of the flat roof;

b.

An eave with a twenty-four-inch minimum projection, extending the length of the flat roof;

c.

A three-dimensional tower element, which extends between three and six feet in height above the top of the adjacent building façades; or

d.

A change in height of at least four feet greater or less than the height of the abutting adjacent façade for at least twenty-five percent of the roofline in each elevation visible from a public right-of-way.

Regulations for Shed Roofs. Shed roof types, applied as either a primary or secondary roof type, shall comply with at least one of the following measures:

a.

Vary the pitch of the roof by at least twenty-five percent;

b.

Vary the orientation of roofs;

c.

Vary height by at least four feet greater or less than the height of the abutting adjacent façade; or

d.

Use a shed roof as a secondary roof type (coupled with a different primary roof type).

D.

Mechanical Equipment. Mechanical equipment shall be located and screened pursuant to Chapter 21.47 (Mechanical Equipment and Screening).

E.

Detached Accessory Structures. Detached accessory structures shall be designed to be consistent with the architecture of the main building, using the same materials and colors.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Allowable Frontage Types by Building Type. All building designs shall incorporate at least one of the frontage types allowed for that building type for each street-facing elevation, as identified in Table 21.50.070-1 (Allowed Frontage Types by Number of Residential Units) and described in Subsections B. and C. below.

Table 21.50.070-1: Allowed Frontage Types by Number of Residential Units

Building Type Frontage Type

                                                       Storefront                Arcade                  Porch

Mixed-use with at least 1 residential unit Allowed Allowed Allowed only associated with residential entries

1 unit — — Allowed

2—10 units — — Allowed

11+ units — Allowed Allowed

B.

Requirements for All Frontage Types.

Entries associated with individual ground-floor dwelling units or a lobby entrance serving several units shall be oriented toward a street or internal pathway/courtyard.

Within vertical mixed-use buildings, pedestrian access to the residential uses shall be separate, such as via a lobby, from access points to commercial uses.

C.

Standards for Individual Frontage Types.

Storefront Frontage Requirements.

a.

The minimum dimensions for storefront frontage elements shall be as in Table 21.50.070-2.

Table 21.50.070-2: Storefront Frontage Elements

Storefront Element Minimum

A Width of storefront bay(s) 10 feet

B Height to bottom of awning/canopy (clear) 8 feet

C Height of bulkhead 1 foot

Note: See also Figure 21.50.070-1: Storefront Frontage Requirements for a graphic depiction of A, B, and C.

Figure 21.50.070-1: Storefront Frontage Requirements

b.

A storefront frontage may be recessed or in line with required front setback.

c.

Storefront glass shall be clear without reflective coating or dark tinting. Lightly tinted glazing that is less than fifteen percent and low emissivity is acceptable.

d.

Glass in transom and clerestory windows may be clear, stained glass, or frosted glass.

e.

Doors shall use the same materials and design as display windows and framing.

f.

Bulkheads, where used, may include any of the following materials: ceramic tile, wood panels, polished stone, or glass tile.

g.

Awnings shall comply with Section 21.50.060(A) (Awnings).

Arcade Frontage Requirements.

a.

The minimum dimensions for arcade frontage elements shall be as in Table 21.50.070-3.

Table 21.50.070-3: Arcade Frontage Elements

Arcade Element Minimum

A Depth - façade to interior column face 8 feet

B Length along frontage - percent of building façade width 75%

C Height - sidewalk to ceiling 12 feet

Note: See also Figure 21.50.070-2: Arcade Frontage Requirements for a graphic depiction of A, B, and C.

Figure 21.50.070-2: Arcade Frontage Elements

b.

Along primary frontages, arcade column spacing shall correspond to storefront openings.

c.

Column height shall be between four to six times the column width. Column spacing and colonnade detailing, including lighting, shall be consistent with the style of the building to which it is attached.

Porch Frontage Requirements.

a.

The minimum dimensions for porch frontage elements shall be as in Table 21.50.070-4.

Table 21.50.070-4: Porch Frontage Elements

                                  1—10 Residential Units                11+ Residential Units

Frontage Element Minimum Maximum Minimum Maximum

A Porch depth 4 feet N/A 7 feet N/A

B Porch width 6 feet N/A 12 feet N/A

C Floor height measured from adjacent — 3 feet — 3 feet finished grade

D Porch height measured from porch 8 feet 12 feet 8 feet 12 feet surface to porch ceiling

Note: See also Figure 21.50.070-4: Projecting Porch Entry and Figure 21.50-070-5: Recessed Porch Entry for graphics corresponding to A, B, C, and D.

b.

Porches shall correspond directly with the building entry(s) to which the porch provides access.

c.

Porches shall include a gabled entry, distinct change in roof line or columns, or have some other significant architectural distinction to define the entryway.

d.

Exterior stairs leading to the porch may be perpendicular or parallel to the adjacent sidewalk.

e.

For projecting porches, porch depth shall be measured between the wall and the outside column face. Porch width shall be measured from the outside of corner columns. Where no columns exist (in the case of a cantilever or half wall), porch width and depth shall be measured from the edge of any stoop and the inside edge of any half wall.

f.

For recessed porches, porch depth shall be measured between the recessed portion of the wall and the ultimate building façade. Porch width shall be measured between the walls, with no point being less than the required minimum width.

Figure 21.50.070-4: Projecting Porch Entry

Figure 21.50.070-5: Recessed Porch Entry

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

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A.

Exterior Building Wall Materials.

Allowed and Prohibited Materials. Table 21.50.080-1 (Exterior Building Materials) identifies allowed and prohibited exterior building wall materials. Materials not listed are prohibited unless approved through a discretionary review process. Veneers, where applied, shall be returned at least four feet from exterior corners or dead end into a projecting or recessed façade feature, whichever is less.

Table 21.50.080-1: Exterior Building Materials

Wall Materials Standard Additional Regulations

Brick (including brick veneer) P

Stone (unpainted) P Veneer (not panels)

Stucco P Fine sand or hand troweled only

Finished wood, wood veneer, engineered wood, P engineered synthetic wood (Trex or similar), wood siding

Fiber cement siding and panels P

Plaster (rated for outdoor use) P

Concrete (poured in place or precast) S

Ceramic tile A For bulkheads below display windows and decorative accents only

Glass (transparent spandrel) A

Glass (block) A

Metal (standing seam, weathering steel [Corten or similar], S or corrugated)

Vinyl N

Plastic N

Glass (mirrored, tinted, reflective) N

Gloss tiles N

T-111 plywood N

Plywood N

Composite wood panel N

Rough stucco (such as lace, dash, worm finish) N

P: Primary or secondary material S: Secondary or accent material only A: Accent material only N: Not allowed/prohibited

Application Requirement. Detailed drawings shall indicate how sheet or panelized materials will be joined, and how lines formed by control joints related to other architectural details shall be provided.

B.

Windows and Doors. Mirrored glass is prohibited.

C.

Polyurethane Foam. Exterior decorative molding, cornices, and trim constructed with exposed polyurethane foam are prohibited.

D.

Roof Materials. Roof materials shall not be reflective, glossy, or polished.

E.

Color Variety.

The number of colors appearing on the entire building exterior shall be at least two and not more than four (or four tones of the same color). This color variety requirement may be met with trim, eaves and rakes, rafter tails, secondary cladding materials, or other accent materials of a different color or colors that differ from the primary facade color. A different color roof shall not count as a different color for the purposes of this subsection.

Certain materials (such as brick or stone) have distinct coloring in their natural state and shall count as an element of color, to be incorporated into the overall design.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

Where the side or rear property line abuts a property in the R-1 zoning district, the following standards shall apply.

A.

Setbacks Adjacent to R-1 Zoning District. Where a property line abuts an R-1 zoning district, the abutting setback (either rear or side) shall be twenty feet for buildings taller than two stories, except that buildings that house only pool spa filter and heating systems may be set back five feet.

B.

Window Orientation. Projects that are more than two stories in height and that contain eleven or more units shall orient less active uses (such as bedrooms and bathrooms) toward the adjacent R-1 zoning district property line. Windows associated with kitchens and living areas shall not be oriented toward the adjacent R-1 zoning district property line.

C.

Balcony Orientation. Upper story balconies on buildings visible from the adjacent R-1 zoning district shall not be oriented toward the adjacent R-1 zoning district property line.

D.

Landscape Buffer. A minimum five-foot-wide landscape buffer (clear of any wall footings) shall be provided adjacent to an R-1 zoning district. evergreen screening trees shall be:

Planted at a minimum interval of fifteen feet along interior property lines abutting an R-1 zoning district;

Consist of species that attains a twenty-foot minimum height at maturity; and

Minimum fifteen-gallon size at time of planting.

Figure 21.50.090-1: Transitions to Adjacent R-1 Zoning District

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)