Chapter 23.707 — Objective Design Standards For Multifamily Developments

The objective design standards set forth in this chapter supplement the development standards in the zoning ordinance (the "code") and serve as minimum requirements for multifamily residential development and mixed-use development that contains residential uses. The objective design standards also further the goals, policies, and actions of the General Plan, which encourage high quality design in the city of Rancho Cordova.

An objective design standard is one that involves no personal or subjective judgment by a public official and is verifiable by reference to an external and uniform benchmark, including criteria available and known to both an applicant and the public official. (Ord. 17-2021 § 3 (Exh. A))

For a multifamily residential development or mixed-use residential development to be eligible for a streamlined ministerial approval process using objective design standards, the development must meet the specific eligibility criteria set forth in Government Code Section 65913.4 . If the eligibility requirements are met, an applicant may obtain a multifamily housing streamlined design review permit per Chapter 23.137 RCMC.

The discretionary design review process described in Chapter 23.141 RCMC (Major Design Review) shall be used for all multifamily residential developments that are not eligible for streamlined review. Applicants requesting exceptions and/or modifications to these standards will be reviewed under the discretionary review process described in Chapter 23.141 RCMC.

(Ord. 17-2021 § 3 (Exh. A))

The planning director shall use the objective design standards set forth in this chapter to approve developments that meet all of the criteria set forth in Government Code Section 65913.4 .

The planning director's approval can be appealed pursuant to RCMC § 23.110.160 . (Ord. 17-2021 § 3 (Exh. A))

The following design and development standards apply to the location of buildings and site features within a multifamily development:

• A. Neighborhood Compatibility.

  1. Residential developments located across the street from single-family neighborhoods shall orient the following features toward the street: individual entries, patio areas and landscaping.

     • a. Multifamily units abutting single-family neighborhoods shall include individual front doors and interior stairs (when stairs are needed).

     • b. Parking lot areas and carports shall not be located on street frontages in single-family neighborhoods.

  2. When located adjacent to one- or two-story single-family detached homes, the design of multi-unit structures along the development edge shall be designed to transition in scale. New multifamily residential development directly adjacent to existing single-family homes shall be limited to 30 feet in height within 50 feet of the shared property line. The height of the multifamily building may be increased to a maximum of 50 feet beyond 50 feet of the shared property line.

• B. Pedestrian Access and Open Space. The following standards apply to the design of pedestrian and open space features within a multifamily development:

==> picture [389 x 278] intentionally omitted <==

1. On-site pedestrian circulation and access shall be provided according to the following standards:

   • a. Pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

   • b. An on-site walkway shall connect the primary building entry or entries to a public sidewalk along each street right-of-way.

   • c. Walkways shall be a minimum of four feet wide and paved with concrete.

2. Common open space is required for all multifamily developments with more than 10 units and shall be provided according to the following standards:

   • a. Common open space shall be incorporated into the site plan as a primary design feature and not just as remnant pieces of land used as open space. The open space shall be centrally located and positioned within the viewshed of the nearest units, such that the residents can watch over the area.

   • b. Common open space shall be provided at a rate of 50 square feet of open space per dwelling unit. Required front, side, and rear setbacks shall not be counted toward meeting open space requirements.

   • c. Common open space is open space used commonly by residents of a building, having a minimum dimension of 15 feet in any direction and a minimum area of 300 square feet.

   • d. Common open space may be comprised of the following: patios with picnic tables and BBQ area with shade structure(s), community gardens, swimming pools, tot-lots/play structures, and sports courts (e.g., tennis, basketball, volleyball), and other active/passive recreation areas accessible to building residents and their visitors.

• e. Common open space shall not include driveways, pedestrian access to units from common pedestrian walkways, parking areas or required front, side or rear setback areas.

  - f. Accent elements shall be used to demarcate pedestrian entrances to a multifamily development and common open space areas on the interior of a development site. Accent elements shall include the following: wood trellises, arches, arbors, columns, or low monument features. 
  

  3. Private open space is required for each dwelling in multifamily developments, either at ground level or above ground level, seeking approval through the subjective streamlined ministerial approval process. The following requirements shall apply:

     • a. Private open space areas at ground level, such as patios, shall have a minimum of 120 square feet of private outdoor space directly adjacent to the unit.

     • b. Private open space above ground level, such as balconies, shall have a minimum of 60 square feet of area with no dimension less than five feet.

     • c. Private outdoor space shall be delineated by a wall, fence, or hedge.

     • d. Private open space is usable open space adjoining and directly accessible to a dwelling unit, reserved for the exclusive use of residents of the dwelling unit and their guests. Examples include patios, screened decks, or balconies.

• C. Parking and Garages.

  1. Parking shall be accommodated in an underground garage, surface lot behind the building, a tuck-under, or a combination thereof.

  2. Surface parking lots shall be located behind the building where lot size permits and screened from adjacent streets with walls, fences, and hedges.

  3. Where an alley is not present, parking entrances to garages and/or driveways shall be located as close to the side or rear property line as possible.

  4. To facilitate development of attached housing forms (such as townhouses), rear alleys must be used for accessing garages, off-street parking, utilities and trash facilities.

  5. Carports, detached garages, and accessory structures shall use similar or complementary materials, colors, and details equivalent to the principal buildings of a development.

• (Ord. 17-2021 § 3 (Exh. A))

The following standards apply to the design of landscaping and lighting within the multifamily development:

• A. Landscaping.

  1. Landscaping around the building perimeter is required.

  2. Within the landscaped area between the right-of-way and buildings, trees shall be planted 25 feet on center in landscaped area. Trees shall be located between four and 10 feet from the back of the sidewalk. The landscaped area shall also include shrubs, ground covers, and other natural growth, or stormwater quality features and drainage treatments.

  3. All planting areas, plant materials, and irrigation shall conform with the city's water-efficient landscaping regulations.

  4. Parking Lot Landscaping.

     • a. Parking areas, covered and uncovered, must be screened from view from public roadways with landscaping. Landscaped screening is defined as a natural or manmade feature which separates land uses. Landscape screening may be accomplished through the following: landscaping (ground cover, plantings, and trees), a planted earth berm (no greater than two feet in height), hedge, wall, or some combination of the above.

     • b. A perimeter landscaped strip at least 10 feet wide shall be provided for any parking area adjacent to a public street or to the side or rear property line. The perimeter landscaped strip may be located within a required setback area.

     • c. Trees shall be planted and maintained in all parking lots at a minimum ratio of one tree for every six parking spaces. Trees shall be evenly distributed throughout the entire parking area.

     • d. Surface parking areas that are covered by solar panels are allowed to reduce the tree planting requirements by 50 percent.

     • e. A well colored, varied, complementing pallet of native plantings shall be used within the site.

     • f. Provide a minimum 10-foot width landscaped area between parking areas/drive aisles and residential units.

• B. Lighting.

  1. All entryways, pathways, open spaces, and parking lots shall be illuminated pursuant to city standards.

  2. Lighting on buildings shall be oriented toward pedestrians in terms of scale, design, and location.

  3. Applicants shall use LED and other technologies to maximize energy efficiency. High pressure sodium lights are prohibited.

  4. High-efficiency, warm white light shall be used.

  5. Lighting shall be designed to direct light away from adjacent residential properties.

6. All exterior lighting shall use full-cutoff luminaries and be directed toward the areas to be lit to limit spillover onto off-site uses.

(Ord. 17-2021 § 3 (Exh. A))

The following standards apply to the architectural design of the multifamily development:

• A. Massing and Articulation.

  1. A minimum three-foot offset is required for any wall plane that exceeds 30 feet in length.

  2. Buildings over two stories tall shall have massing breaks at least every 100 feet along any street frontage adjacent to a public park, publicly accessible outdoor space, or designated open space. Breaks in massing may be provided through the use of varying setbacks and/or building entries. Massing breaks, or modulation of building facades, shall be a minimum of two feet deep and four feet wide and extend the full height of the building. Building entrances and front porches may count toward meeting this requirement.

  3. Variation of roof forms shall be used on buildings of over 50 feet in length along the street frontage and accomplished through the use of differences in roof height and/or form.

  4. Varied roof forms shall be used as appropriate to the architectural style, such as the following: hipped roofs, gabled roofs, varying pitches, and roof dormers.

  5. Design of rooflines with changes in ridgeline direction and configuration shall be used to ensure variation in rooflines between structures.

  6. Upper stories shall not project beyond the ground floor footprint, except for bay windows or balconies.

  7. A minimum of two architectural features shall be incorporated into each building as appropriate to the architectural style of the building, including: dormers, bay windows, enhanced individualized entries, and accent materials.

  8. Attached housing (such as townhouses) shall look like separate units by the use of clearly identified entries, style and design details, and differing roof forms.

  9. All primary entrances into residential buildings or individual units shall provide weather protection extending a minimum of four feet from the building facade.

• B. Facade Detailing and Materials.

  1. While diversity of architecture is encouraged, each multifamily dwelling or building shall be designed with a single architectural style.

  2. Where placement within the site allows, the front door to each unit shall be clearly visible from the adjacent street. The use of distinctive architectural elements and materials to denote prominent entrances is required.

  3. Where the side facade at the end of a building is oriented to a street, driveway, paseo, or common open space area, massing and level of detailing of the side facade shall be consistent with the front facade. Articulation of the side facade may include windows, doors, and porches.

  4. All building facades visible from the public right-of-way shall incorporate two or more of the following details as appropriate to the architectural style of the building: window recesses, cornices, changes in materials or other design elements.

  5. Window trim shall be a minimum of four inches in width and one inch in depth. In lieu of exterior window trim, windows may be recessed from a wall plane by a minimum of four inches.

6. A unified palette (color, texture, sheen) of materials shall be used on all sides of buildings. Every building shall have at least two complementary colors.

   7. At least two materials shall be used on any building frontage, in addition to glazing and railings. One material must comprise at least 20 percent of the building facade.

   8. The facade shall be compatible with the surrounding residential architectural character and include the following materials: stone, brick, stucco, or painted wood clapboard. The following materials are prohibited: concrete block, T111 plywood, vinyl siding, and metal siding (architectural metal treatments may be considered).

   9. Natural materials such as stone, river rock, and slate, which are intended to be seen in their natural state, shall not be painted.

   10. Roofing materials shall consist of the following: dimensional composite shingles, clay tile, concrete, and standing seam metal. Wood shingles shall be prohibited.

   11. Front porches shall be functional with a minimum depth of six feet.

   12. The front door to each unit shall be clearly visible from the adjacent street. The use of distinctive architectural elements and materials to denote prominent entrances is required.

   13. Doors shall complement the architectural style and be of high quality and include high-quality, durable hardware.

   14. Window molding, shaped frames and sills and other techniques shall be used to enhance openings with additional architectural relief.

• (Ord. 17-2021 § 3 (Exh. A))

The following standards apply to the design of accessory features within the multifamily development:

• A. Walls and Fences.

  1. Fences, walls, and hedges shall be compatible with the architectural design and materials of the building that they enclose.

  2. Solid perimeter walls shall be constructed of high-quality enduring construction materials, such as masonry or ornamental metal. Concrete block and interlocking concrete pavers (such as keystone) shall not be visible from the street.

  3. Fences shall be constructed of wood or vinyl. Chain link fencing is prohibited.

  4. Fences, walls, or hedges shall not exceed three feet in height in front yards and street-facing side yards or six feet in height in rear yards.

  5. Fences and walls located along the side or rear property lines that are not along street frontages shall be solid fences or walls. Open fences, which feature wrought iron/tubular steel, are permitted to capture scenic views offered by a property line that adjoins a permanent open space area, and where the yard does not require screening.

  6. Fencing between private yards and common open spaces shall be a minimum of four feet in height.

  7. Where screening is necessary as part of the site design, block walls may be constructed within the front yard setback and along the street frontage, but must be decorative masonry, have a decorative cap, and feature a landscape setback.

  8. Exterior trash, refuse storage, utility boxes, and electric and gas meters shall be screened from the public right-of-way with landscaping, fences, or walls.

  9. Service, utility, and mechanical functions shall be located in alleys whenever present. When alleys are not present, service, utility, and mechanical functions shall be placed behind buildings and provisions for access shall be made.

• B. Refuse Containers.

  1. Developments with four or fewer units may be designed so that units are provided with individual refuse containers. Residents must be provided with a location to store refuse containers out of view from pedestrian walkways and internal and external roadways.

  2. In developments with five units or more, shared refuse containers shall be provided, which shall be located within an enclosure or building. The applicant shall provide the city with information from the refuse pickup provider verifying the size and number of dumpsters required for the development.

  3. Refuse enclosure walls shall be a minimum of seven feet tall and of an adequate size to accommodate the needed refuse and recycling containers.

  4. Design of refuse enclosures shall incorporate design features of the associated residential structures.

  5. Refuse enclosures and gates shall be designed and made with durable materials to withstand heavy use. Wheel stops or curbs shall be installed to prevent dumpsters from banging into walls of enclosure.

  6. Refuse enclosures shall include a door to allow resident access without opening large gates.

  7. Lighting shall be provided at refuse enclosures for nighttime security and use.

8. Refuse enclosures shall be located so that no dwelling is closer than 20 feet (including those on abutting properties), or more than 100 feet from a residential unit.

   9. The entrance of refuse enclosures shall not be visible, unless set back a minimum of 100 feet, from public rights-of-way.

• C. Private Storage Space.

  1. Each unit shall have at least 25 square feet of enclosed, weatherproofed, and lockable private storage space outside of the unit. The storage unit shall have a minimum horizontal dimension of four feet.

• D. Monument Signage.

  1. All monument signs shall be architecturally compatible with the building(s) on the site on which the monument sign is to be located.

  2. Monument signs shall meet all additional size and locational requirements found in this title.

• (Ord. 17-2021 § 3 (Exh. A))