Chapter 17.92 — Windsor Zoning Code

Multi-Unit Residential Design and Development Standards

17.92.010 Purpose and Intent. ¶

A. Purpose. The purpose of this chapter is to provide design and development standards for multiunit residential dwelling development projects (referred to as "projects" or the "project"). It is the intent of these standards to provide applicants and property owners a clear understanding of the Town's expectations for development. These standards also further the goals, policies, and actions of the General Plan, which encourage high quality design, promote public safety through design, and streamline of housing development. [Source: NEW]
B. Intent. The standards contained in this chapter are written as requirements, rather than guidelines; therefore, all mixed-use and residential multi-unit projects shall comply with each standard contained in this chapter. Proposed projects shall also comply with all other applicable standards in the Code of the Town of Windsor, including, but not limited to, Building Permit requirements, Zoning Code requirements, Grading Permit requirements, and development standards. [Source: NEW]
1. Multi-Unit Residential Dwellings. A residential structure containing two (2) or more residential dwelling units, each of which is for the occupancy by one (1) or more persons, including duplexes, triplexes, fourplexes, apartments, condominiums, and townhouses. [Source: NEW]
2. Qualifying Streamlined Projects. A project that satisfies the eligibility requirements for affordable streamlined projects in compliance with Government Code Section 65913.4. [Source: NEW]
B. Objective Standards. As defined by Government Code Section 65913.4, objective design standards are standards that involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark. [Source: NEW]
C. Modifications to Standards. Projects seeking exceptions to the standards contained herein, or projects which do not qualify for a streamlined process, shall be subject to existing discretionary design review process and development standards established by this Zoning Code.

17.92.030 Approval Authority. ¶

17.92.020 Applicability. ¶

A. Applicability. The standards established in this chapter shall apply to the following projects, even if ministerial Town approval is required: [Source: NEW]
1. Mixed-Use. A structure consisting of both residential and nonresidential uses (e.g., commercial retail, retail service, office, civic, and institutional) with at least two-thirds ( � ) of the square footage designated for residential use, transitional housing, or supportive housing. [Source: NEW]

The Review Authority shall use the standards established in this chapter to review and approve project that comply with Section 17.92.020 (Applicability). The Review Authority's approval can be appealed in compliance with Chapter 17.74 (Appeals). [Source: NEW]

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17.92.040 Design and Development Standards. ¶

A. Neighborhood Compatibility. All applicable projects shall comply with the following neighborhood compatibility standards:

idential dwelling(s), shall use a minimum of one (1) of the following techniques along the street frontage to reduce the perceived size of the structure:

Massing. Projects shall incorporate the following massing standards:
- a. Multi-story multi-unit residential dwellings adjacent ***** to single-unit res-

*Note— Adjacent: developments sharing a side property line.

i. Incorporate dormer windows to achieve a lower height;

Figure 17.92-01

Use of Dormer Adjacent to Single-Unit Residential Dwelling(s)

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ii. Modulate the horizontal plane by a minimum depth of two (2) feet at intervals of a maximum of twenty (20) feet; or

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Figure 17.92-02 Wall Plan Modulation

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iii. Articulate the roofline through change in roof pitch or inclusion of a gable at intervals of a maximum of ten (10) feet.

Figure 17.92-03 Roofline Articulation

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b. Two- and three-story multi-unit residential dwellings adjacent ***** to single-story residential dwellings shall use a minimum of one (1) of the following techniques along that side:
- i. Step back floors above the ground floor by a minimum depth of five (5) feet along sides where the ground wall plane lies within twenty (20) feet of the side property line; or
*Note— Adjacent: developments sharing a state property line.

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Figure 17.92-04

Upper Floor Setbacks Adjacent to Single-Story Residential

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  - ii. Increase the required side setback by one (1) foot for each three (3) feet of structure height in excess of five (5) feet of total height.

c. Multi-unit residential dwellings taller than three (3) stories adjacent to residential uses shall use a minimum of one (1) of the following techniques along that side:
- i. Step back the walls of each floor above the ground floor by a minimum of ten (10) feet along sides where the ground floor wall plane lies within twenty (20) feet of a side property line; or
- ii. Increase the required side setback by one (1) foot for each two (2) feet of structure height in excess of fifteen (15) feet of total height.

Orientation. Projects shall incorporate the following orientation standards:
- a. Multi-unit residential dwellings at the street shall have a front entry oriented to the street;
- b. Multi-unit residential dwellings that face two (2) public streets shall provide an accessible entrance along each street, or a single corner entrance;

c. Multi-unit residential dwellings not at the street shall be oriented to a shared interior space. Shared interior spaces include, but are not limited to, plazas, gathering spaces, paseos, and internal pedestrian spaces; and
- d. Upper floor balconies shall not be located along side walls within ten (10) feet of the property line.

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Figure 17.92-05 Side Yard Balconies

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B. Structure Design. All applicable projects shall comply with the following structure design standards:
1. Articulation. Projects shall incorporate the following articulation standards:
  - a. Multi-unit residential dwellings shall be vertically articulated by a minimum height of four (4) feet at intervals of a maximum of thirty-six (36) feet; and

Figure 17.92-06 Vertical Articulation

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b. Multi-unit residential dwellings shall include variations in massing and articulation on all sides facing a public street, shared interior space, or neighboring residence, including a minimum of one (1) of the following:
- i. Awnings, balconies, porches, recesses, reveals, brackets, cornices at the roof and at the top of the ground floor, piers at corners, or structural bays;
- ii. Vertical articulations, including variations in height of a minimum of two (2) feet or changes in roof-slope, at intervals of a maximum of eighteen (18) feet; or

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iii. Horizontal articulations recessing/projecting a minimum of two (2) feet at intervals of a maximum of ten (10) feet.

Figure 17.92-07 Variable Height Articulation

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Variation. Projects shall incorporate the following variation standards:
- a. Adjacent multi-unit residential dwelling facades within a development shall differ in width or height by a minimum of four (4) feet.
- b. Adjacent residential multi-unit residential dwellings shall not use the same body color(s).

Accessory structures and detached accessory dwelling units shall:

  - i. Use roof forms, overhangs, and trim and body colors that match a residential structure within the development; and 

  - ii. Match window types, shapes, and proportions to those of a residential structure within the development.

c. Multi-unit residential dwellings exceeding thirty (30) feet in height shall not use the same combination of primary wall material and body colors on each structure elevation.

Fenestration. Windows, entryways, doors, display windows, or arcades shall make up a minimum of thirty (30) percent of street-facing facades.
Multi-unit Residential Dwelling Entries. Projects shall incorporate the following structure entry standards:
- a. Multi-unit residential dwelling entries at the street shall incorporate a projection (e.g., porch) or recess, or combination of projection and recess with minimum area of forty-eight (48) square feet.

b. All primary multi-unit residential dwelling entries shall be covered by a permanent waterproof structural element with a depth and width that is a minimum of fifty (50) percent larger than the entry door width.

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Figure 17.92-08 Covered Entryways

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c. Corner entries shall be treated with architectural treatments to highlight the entry, including one (1) of the following:
- i. A change in wall material and color;
- ii. A change in roof height of more than four (4) feet;
- iii. A projected or recessed entry with a minimum depth of two (2) feet from the corner wall plane; and
- iv. Rounded structure corners.

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Figure 17.92-09 Entry Variation

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d. Entryways shall be visible from the nearest street or shared interior space and shall not be separated from these areas by vehicular parking, a wall, fence, or landscaping taller than three (3) feet in height.
e. Paved or wooden deck surfaces that function as a porch, stoop, or unfenced patio may project up to three (3) feet into the front setback area.

Ground Floor Commercial Uses. Mixed used structures with nonresidential ground floor uses shall design the ground floor with minimum twelve-foot ceiling height to accommodate a variety of uses.

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Figure 17.92-10 Mixed-Use Ground Floor Height

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Street-Facing Facade Transparency. Mixed-use structures with ground floor commercial uses shall have windows that make up a minimum of fifty (50) percent of the ground floor frontage.
Wall Modulation. Blank walls (walls without windows, recessed entryway or porch, or articulation) shall not exceed twenty (20) feet in length. Walls that are not visible from public streets and neighboring residences are excluded from this requirement.
Roof Type. Projects shall incorporate the following roof standards:
- a. Where a flat roof is combined with a sloped roof, one (1) of either roof type shall be constructed with an eave or a similar projection that extends a minimum of one (1) foot from the facade and the other roof edge.
- b. Where a flat roof and sloped roof are combined on one (1) structure, neither roof type shall be more than seventy (70) percent of the total roofed area.

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Figure 17.92-11 Combining Flat and Sloped Roof Types

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c. Structures shall not incorporate more than two (2) roof types.

Roof Pitch. Roof pitches steeper than 12:12 are prohibited.
Roof Form. Pitched roofs steeper than 4:12 shall include eaves and overhangs projecting a minimum one (1) foot from the structure wall.

Figure 17.92-12 Required Eaves for Pitched Roofs

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Sustainable Design. In addition to any sustainability requirements of the Building Code, multi-unit residential dwellings shall incorporate solar or heat pump (airsource, geothermal, or ductless mini-split) technologies in a minimum of one (1) of the following:
- a. Hot water system; or
- b. HVAC system.

C. Structure Materials. All applicable projects shall comply with the following structure material standards.
1. Primary Wall Materials. Residential structures shall incorporate the following primary wall materials. For the purpose of this paragraph, the primary wall material is the siding material that occupies the greatest area of a structure face or elevation.
  - a. Primary wall materials shall be wood, stone, concrete, fiber cement, brick, or stucco. Additionally, engineered wood and manufactured stone products designed to resemble real wood or stone are permitted. Sustainable materials allowed under the California Building Code are also allowed.
  - b. Decks, carports, and other accessory structures shall use the same materials as a residential structure within the development.
  - c. Metal shall not cover more than twenty-five (25) percent of the surface area of any structure elevation.
2. Secondary and Accent Materials. Residential structures shall incorporate the following secondary and accent materials:
  - a. Acceptable secondary building materials include: wood, concrete, brick,

stone, engineered wood, and manufactured stone. Sustainable materials allowed under the California Building Code are also allowed. Sustainable materials include materials that are locallyharvested, sustainably grown, made from naturally-renewable materials, biodegradable, or free of toxins.

b. Secondary wall materials and accent materials shall be required on all structures and shall comprise a minimum of fifteen (15) percent and a maximum of thirty (30) percent of surface area of the structure facade (excluding roofing).
c. Polished metal and reflective glass shall only be used as accents materials. These products combined shall be visible on a maximum of five (5) percent of the surface area of any structure elevation.

Windows and Doors. Structures shall incorporate the following window and door standards:
- a. Mirrored glass and glass block are prohibited. Obscured glass windows shall only be used to provide privacy along sides facing neighboring residences.
- b. To create facades with rich shadow lines and textures, windows and doors shall be trimmed with metal or wood/ wood composite materials. Trim shall be a minimum width of three (3) inches and shall protrude from the wall plane by a minimum of three-quarters (¾) of an inch. Windows and doors installed with the exterior glass surface recessed by a minimum of three (3) inches from the face of the exterior wall finish material are excluded from this requirement.

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Figure 17.92-13 Window and Door Trim

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D. Connectivity and Parking. All applicable projects shall comply with the following connectivity and parking standards.
1. Vehicular Circulation. Projects shall incorporate the following vehicular and circulation standards.
- b. Parking areas shall be internally connected and shall use shared driveways within the development. This standard applies only within the development.
a. Parking shall not be located in the front setback area.

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Figure 17.92-14 Shared Driveway(s) Within Residential Developments

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c. Side and rear parking areas visible from a street shall include a landscaped buffer including a planting strip; a screening feature, such as a hedge, that is approximately three (3) feet high; and trees planted (on average) every thirty (30) feet. Trees, hedges, and shrubs shall be classified as Very Low (0-0.1) or Low (0.1-0.3) in the Water Use Classification of Landscape Species Classification System (WUCOLS) and shall be evergreen variety to provide screening throughout the year.
d. One (1) shade tree shall be planted for every five (5) parking spaces. A minimum of fifty (50) percent of the trees shall be deciduous, as they provide shade in the summer and sun in the winter. Covered parking areas with solar capture technology are exempt from this requirement.

Pedestrian and Bicycle Circulation. Projects shall incorporate the following pedestrian and bicycle circulation standards:
- a. All structures, facilities, parking areas, amenities, and common areas shall be internally connected by pedestrian pathways.
  - b. Pedestrian pathways shall be separated from parking areas by landscaping, curbs, or other edge treatments.
  - c. Pedestrian pathways shall be directly connected to adjacent public sidewalks on each street frontage.

E. Open Space and Common Areas. All applicable projects shall comply with the following open space and common areas standards:
1. Amount of Open Space Required. Developments shall provide open space as follows:
  - a. Compact Residential and Mixed-Use Zones: Minimum of one hundred twenty-five (125) square feet of open space per dwelling unit.
  - b. Medium Density Residential: Minimum of two hundred (200) square feet per unit.
2. Composition of Open Space. Open space shall consist of the following:
  - a. Open space may be a combination of common open space accessible to all project residents, or private open space for the exclusive use of a single dwelling; however

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b. When private open space is provided, the minimum square footage provided shall be fifty (50) square feet and may be provided as a porch, deck, balcony, yard, or similar feature as determined by the Director.
c. Porch areas can apply toward these requirements, but driveways and service areas shall not be counted.

Location of Open Space. The required open space shall be located in compliance with the following:

a. At least fifty (50) percent of the required common open space shall be provided at the ground level on the same parcel as the project, except that in the Town Center, Town Center— Active Use Frontage Overlay, and Boulevard Commercial zoning districts the percentage of common open space located at ground level may be reduced by the Review Authority, when the project provides the total amount of required open space. [Source: 17.08.060.B modified]
- b. Common open spaces shall be at gradelevel or located on a roof top. Covered structures may be included if they are open on a minimum of three (3) sides.

Required Amenities. Projects shall incorporate the following:
- a. One (1) amenity shall be provided for each twenty (20) units or fraction thereof.
- b. Common area amenities shall occupy a minimum area of four hundred (400) square feet with no dimension less than fifteen (15) feet.
- c. Amenity areas may be combined into a single area, if the minimum required elements for each are included within the combined area.
- d. Amenities provided shall comply with Subsection 17.92.040.D.5 (Approved Amenities) of this chapter.
Approved Amenities. Approved amenities include the following:
- a. Amenity options for all developments:
  - i. Active recreational facilities (spaces, fields, courses, or equipment used for recreational activity).
  - ii. Passive recreation facilities (paseos, plazas, or shaded seating areas used as gathering spaces) with a minimum seating capacity for eight (8) persons and a minimum of one (1) feature element. Feature elements include, but are not limited to, barbecues, firepits, commissioned public art, water features, or picnic tables.
  - iii. Playground or tot lot with a minimum of three (3) structured play modules (i.e., slide, swing, and climber) and an adjacent bench or sitting area.
  - iv. Community or rooftop garden.
  - v. Lounge or media room.
- b. Additional amenity options for CR and MDR zones:
  - i. Outdoor games (i.e., garden chess).
  - ii. Dog park with a minimum of two (2) benches.
  - iii. Picnic areas with a minimum of two (2) tables with seating.
- c. Additional amenity options for CR and MU zones:
  - i. Private balconies (a minimum of eighty (80) percent of units with a minimum of fifty (50) square feet of usable space).

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     - ii. Water feature with gathering space. 

     - iii. Bike repair station, fully enclosed bike lockers, or secured indoor bike storage.

Safety (CPTED). Projects shall incorporate the following safety and crime prevention through environmental design standards:
- a. To provide 'eyes on the street' surveillance, floor plans shall provide a common interior space (i.e., living room, dining room, family room, or kitchen), with a door that connects to outdoor common open space and/or windows shall be placed to provide view of the adjacent outdoor public space.

b. Units not facing the street shall be oriented to provide visual access to structure entries, pedestrian pathways, recreation areas, and common facilities from dwelling units.

- c. Drainpipes, parapets, and ledges shall not be located within three (3) feet of windows, corridors, and balconies. If such placement is not feasible, they shall face parking lots, public spaces, and/or a street.

F. Landscaping. All applicable projects shall comply with landscaping standards within the Windsor Zoning Code, Section 17.28 (Landscaping) and the following landscape standards:
1. Space Required. Projects shall incorporate the following landscaping space requirements.
  - a. All pedestrian pathways shall be landscaped with shade trees at intervals of a maximum of thirty (30) feet. A minimum of fifty (50) percent of the trees planted shall be deciduous, as they provide shade in the summer and sun in the winter.
- b. Common space areas, structure entries, and pedestrian pathways shall be landscaped with defined edges.

Plant Selection. Projects shall incorporate the following plant types:
- a. Landscaping plans shall comply with each standard held within the Prescriptive Compliance Option of the Town's Water Efficient Landscape Ordinance (Windsor Municipal Code Title XII, Chapter 3, Article 9; 12-3-927).
- b. Plants classified as Low-Water Use (plant factor of 0.1-0.3) or Very LowWater Use (plant factor of 0.0-0.1), as defined by the Water Use Classification of Landscape Species (WUCOLS) published by the University of California Cooperative Extension and the Department of Water Resources, 2014, shall be used for a minimum of seventyfive (75) percent of the plant area, excluding edibles and areas using recycled water, as required by the Water Efficient Landscape Ordinance (Windsor Municipal Code, 12-3-927-b(4)).
- c. All tree plantings shall be a minimum size of fifteen (15) gallons at the time of planting.
Conservation. Projects shall incorporate the following landscaping conservation standards:
- a. All landscaped areas shall include irrigation systems that comply with the Water Efficient Landscape Ordinance (Windsor Municipal Code, 12-3-927b(6)).
- b. Existing mature trees shall only be removed with an approved Tree Removal Permit as outlined in the Town of Windsor Tree Technical Manual.

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c. Landscaping plans shall comply with the tree preservation and protection requirements of the Windsor Zoning Code, Article 3, Section 17.22.030 (Tree Preservation and Protection).
d. Plant materials that are damaged or destroyed during construction shall be replaced prior to occupancy.

enclosures, and common space areas shall be illuminated for safety and security.

     - b. All lighting shall be fully shielded and directed downward (not above the horizontal plane).

G. Lighting. All applicable projects shall comply with the light and glare standards included within Windsor Zoning Code Section 17.32.050 (Light and Glare) and the following light design standards:

General Provisions. Projects shall incorporate the following general light design standards:
- a. All pedestrian pathways, parking areas, structure entries, trash and refuse

Figure 17.92-15 Fully Shielded Downward-Directed Lighting

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c. Lighting shall not spill beyond the intended area and shall not extend across a property line.
d. Lighting shall use light emitting diodes (LEDs) and shall have a color temperature of a maximum of three thousand (3,000) Kelvins.
e. Lighting for upper floor units' entries and exposed stairways shall be completely directed at the structure so that the illuminated bulb is not visible from neighboring residential properties at ground level.

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Pedestrian Pathways. Lighting along pedestrian pathways shall not exceed three (3) feet in height.
Parking Areas. Lighting in parking areas shall not exceed sixteen (16) feet in height.
Bicycle Parking Areas. Bicycle parking areas shall be illuminated.
Signs. The illumination of signs shall comply with the following:
- a. Gateway entry signs, directional signs, and unit and structure identifiers shall be externally illuminated for visibility at night.
- b. Backlit, internally illuminated, and halo signs are prohibited.

H. Fences, Walls, and Hedges. All applicable projects shall comply with the following fence, wall, and hedge standards:
1. Location. A fence or masonry wall with a minimum height of six (6) feet and a maximum height of seven (7) feet shall be provided along the rear and side property lines adjacent to residential uses. Side fences are not required to extend forward beyond a point two (2) feet behind the front facade. Fences that extend beyond this point shall be stepped down to a maximum height of three (3) feet.
2. Materials. Fences, walls, and hedges shall comply with the following standards:
  - a. Fences or walls shall be constructed of wood, masonry, metal, stone, or faux wood composite fencing, except as described in Subparagraphs b and c, below.
  - b. Chain link is prohibited.
  - c. Masonry walls consisting exclusively of smooth-surfaced concrete masonry units are prohibited.
I. Signs. All applicable projects shall comply with the following sign standards:
1. Required Signs. Projects shall incorporate the following signs:
  - a. Entryways, structure addresses, amenities, and individual units shall be identified with signage. Developments with more than one (1) structure containing dwelling units shall also include directory signs in parking areas and along pedestrian pathways. All signs shall comply with Chapter 17.32 of the Zoning Ordinance.
  - b. In addition to signs prohibited by Chapter 17.36 (Sign Regulations), signs with raceway channel letters are prohibited.
J. Utilities and Services Areas. All applicable projects shall comply with the following utility and service area standards:
1. Utilities Area. Projects shall incorporate the following standards in utility service areas:

a. Ground-mounted utility boxes, transformers, lines, utility meters, fire line detector check valves, backflow preventers, and mechanical equipment shall be located to the side or rear of structures.

- b. Utilities, mechanical equipment, and service areas shall not obstruct pedestrian pathways. 

- c. New development shall underground new utilities, as well as existing utilities of 26kv or less, that are on-site along the project's frontage. 

- d. Developments located on two-, three-, and five-lane boulevards, as defined by the 2040 General Plan, shall under-

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ground all mechanical equipment and utility cabinets that are required to be located along the street frontage.

e. Ground-mounted utility and mechanical equipment shall be screened from view from streets, parks, plazas, gathering areas, and structure entries. Approved screening includes building recesses, vine-covered walls or fences, trellises, or evergreen plant materials. Screening shall exceed the equipment in height by a minimum of one (1) foot.
f. Roof-mounted utility and mechanical equipment shall be screened from view behind parapets or recessed into hips, gables, or other building recession.

Refuse Collection Areas. Projects shall incorporate the following standards in refuse collection areas:
- a. Bins, carts, and dumpsters for trash, yard waste, compost, and recycling shall be contained in covered refuse enclosures with an opaque gate. Developments with three (3) or fewer units may be excluded from this requirement if the receptacles are kept in a lighted area separate from parking and pedestrian areas.
- b. Refuse enclosures shall be provided in the number, dimensions, and type required by the local waste hauler.
- c. Refuse enclosures shall be made of the same materials and colors as a residential structure within the development. Refuse enclosures may be made of concrete masonry units if the enclosure is painted with the same colors as a residential structure within the development.

d. Refuse enclosures shall not be located within the front setback and shall be screened from view of the street behind opaque landscaping or fencing reaching a minimum of six (6) feet in height.