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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
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CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE AGENDA
Committee Meeting
Thursday, August 10, 2023
2:00 P.M.
City Hall
6500 Palma Avenue
Atascadero, California
CALL TO ORDER
Roll Call: Chairperson Susan Funk
Committee Member Mark Dariz
Committee Member Emily Baranek
Committee Member Dennis Schmidt
Committee Member Jeff van den Eikhof
APPROVAL OF AGENDA
PUBLIC COMMENT
CONSENT CALENDAR
1. APPROVAL OF THE MAY 25, 2023 DRAFT MINUTES
DEVELOPMENT PROJECT REVIEW
2. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF 2
RESIDENTIAL DUPLEXES WITH 4 UNITS TOTAL AT 6350 MARCHANT AVE.
The proposed project includes a request to review design of 2 residential
duplexes with 4 units total at 6350 Marchant Ave. on APN 030-292-048.
Recommendation: Staff requests the DRC review and make design
recommendations for the proposed project. (PRE23-0049)
City of Atascadero Design Review Committee Agenda Regular Meeting
August 10, 2023 Page 2 of 2
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3. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW OF A NEW
EXTENDED STAY HOTEL WITH SITE AMENITIES AT 3600 EL CAMINO
REAL
The proposed project includes a request to review design of a 4-story, 107-room
extended stay hotel with site amenities and an expanded parking lot on a site
with an existing hotel on APN 049-211-059.
Recommendation: Staff requests the DRC review and make design
recommendations for the proposed project. (USE23-0074)
4. DESIGN REVIEW OF OBJECTIVE DESIGN STANDARDS
The proposed project includes a request to review the City’s proposed Objective
Design Standards which will provide clearer standards for property owners and
builders to streamline multi-family and mixed-use development.
Recommendation: Staff requests the DRC review and make design
recommendations for the proposed project. (CPP21-0053)
COMMITTEE MEMBER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next DRC meeting is tentatively scheduled for Thursday, September 14, 2023, at
2:00 p.m.
Agendas, Minutes and Staff Reports are available online at
www.atascadero.org under City Officials & Commissions,
Design Review Committee.
DRC Draft Minutes of 5/25/2023
Page 1 of 3
ITEM NUMBER: 1
DATE: 8-10-23
x
CITY OF ATASCADERO
DESIGN REVIEW COMMITTEE
DRAFT MINUTES
Regular Meeting – Thursday, May 25, 2023 – 2:00 P.M.
City Hall, Room 306
6500 Palma Avenue, Atascadero, CA 93422
CALL TO ORDER – 2:00 p.m.
Vice Chairperson Funk called the meeting to order at 2:00 p.m. and the Committee did
introductions.
ROLL CALL
Present: Committee Member Emily Baranek
Committee Member Jeff van den Eikhof
Committee Member Dennis Schmidt
Vice Chairperson Susan Funk
Absent: Chairperson Heather Newsom (excused)
Others Present: Recording Secretary, Annette Manier
Staff Present: Community Development Director, Phil Dunsmore
Assistant Planner, Sam Mountain
Others Present: John Fedorowicz
Tim Garrison, San Luis Electric
APPROVAL OF AGENDA
MOTION: By Committee Member van den Eikhof and
seconded by Committee Member Schmidt to
approve the Agenda.
Motion passed by unanimous consent.
(Newsom absent)
CONSENT CALENDAR
1. APPROVAL OF THE MARCH 30, 2023 DRAFT MINUTES
1
DRC Draft Minutes of 5/25/2023
Page 2 of 3
ITEM NUMBER: 1
DATE: 8-10-23
MOTION: By Committee Member Schmidt and seconded by
Committee Member van den Eikhof to approve the
Consent Calendar.
Motion passed 4:0 by a roll call vote.
(Newsom absent)
PUBLIC COMMENT
None.
Vice Chairperson Funk closed the Public Comment period.
DEVELOPMENT PROJECT REVIEW
2. DESIGN AND NEIGHBORHOOD COMPATIBILITY REVIEW TO ALLOW A
SOLAR ARRAY WITHIN THE FRONT SETBACK AT 5140 ARDILLA ROAD
The proposed project includes a request to review the proposal for a ground-
mounted solar array within the front setback on the following APN: 030-251-019.
Recommendation: Staff requests the DRC review and make design
recommendations for the proposed project. (PRE23-0038).
Planner Mountain presented the staff report, answered questions from the Committee.
Planner Mountain stated that the City Engineer determined that there is no impairment of
site distances for vehicular traffic.
PUBLIC COMMENT
The following members of the public spoke during public comment: Tim Garrison and
John Fedorowicz.
Vice Chairperson Funk closed the Public Comment period.
MOTION: By Committee Member van den Eikhof and
seconded by Committee Member Baranek to
approve the solar array at 5140 Ardilla Road as
conditioned by staff.
Motion passed 4:0 by a roll call vote.
(Newsom absent)
Planner Mountain stated that this project may move forward to resubmitting the building
permit.
COMMITTEE MEMBER COMMENTS AND REPORTS
Committee members agreed that a project of this small scale could be handled
administratively.
2
DRC Draft Minutes of 5/25/2023
Page 3 of 3
ITEM NUMBER: 1
DATE: 8-10-23
Vice Chairperson Funk stated that Chairperson Newsom will be stepping down from the
DRC, and Council Member Mark Dariz will join the committee.
Committee member Baranek stated that she now works full-time for Habitat for Humanity.
She invited the Committee to a groundbreaking ceremony next Thursday at 10:00 a.m.
at 2900 Vine Street in Paso Robles.
DIRECTOR’S REPORT
Community Development Director stated that the next meeting is scheduled for June
15th; however, we currently have no items for that agenda.
Director Dunsmore stated that the City has met with the State in regards to the RFP
process for the property at Atascadero State Hospital. The project will provide
approximately 70 units of rental housing for low and very low-income residents. People’s
Self Help Housing has provided a proposal and the City will continue to work with the
State to move the project forward.
Director Dunsmore gave an update on the Winter’s Garage site, The Edge Development,
the Marketplace Development, and the General Plan Update.
ADJOURNMENT– 2:40 p.m.
The next regular meeting of the DRC is scheduled for Thursday, June 15, 2023.
MINUTES PREPARED BY:
_________________________________________________
Annette Manier, Recording Secretary
Administrative Assistant
3
ITEM 2
Dunn Residential Units
PRE23-0049 / Dunn
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Atascadero Design Review Committee
Staff Report – Community Development Department
Residential Apartment Development
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
8/10/23 Sam Mountain Mitch Dunn PRE23-0049
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION ZONING DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
6350 Marchant Ave Medium Density
Residential (MDR)
Residential Multiple
Family (RMF-10) 030-292-048 Approximately
0.47 acres
RECOMMENDATION
Staff Requests the Design Review Committee:
1. Review the proposed design for two duplexes in a medium density residential area and provide
design reccomendations.
PROJECT DESCRIPTION
The applicant proposes the construction of two new 2-story residential duplexes behind an existing single-
family residence on a 0.47-acre site at 6350 Marchant Avenue. There will be 4 units total, each with 2
bedrooms, 2.5 bathrooms, a deck, and an attached garage. The duplexes will be accessed by an 18-foot
wide paved driveway, with five additional parking spaces.
4
ITEM 2
Dunn Residential Units
PRE23-0049 / Dunn
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Aerial Map
DISCUSSION:
Project Description / Summary
The subject site at 6350 Marchant Avenue is approximately 0.47 acres in size. The
applicant is proposing to construct two residential duplexes on a lot with one existing
residence for a total of five units. Each unit within the duplexes will be 1,736 square feet
and have two bedrooms, two and a half baths, a deck, and an 864 square foot attached
garage. The site includes an existing two-bedroom, 1,239 square foot single-family
residence as well as a 768 square foot detached garage. The garage is to be demolished
to extend the driveway to the new units.
5
ITEM 2
Dunn Residential Units
PRE23-0049 / Dunn
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Site Plan
Analysis
Design
This project is along Marchant Avenue in the medium density residential zoning district
and surrounded by multi-and single-family residential developments. Maximum density
within this zone is ten units per acre. The site is 0.47 acres which is rounded up to five
units allowed. Under current standards, the maximum density will be maxi mized with this
project.
The new duplexes have been designed in a craftsman style to be consistent with the
existing single-family residence, built in 1957. The duplexes will include pure white trim
with light grey horizontal siding on all walls. The two units within the duplex will be mirrored
Trash Enclosure
6
ITEM 2
Dunn Residential Units
PRE23-0049 / Dunn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
floor plans of each other. The two duplex buildings are proposed to be identical. There is
no work proposed for the existing single-family residence. However, staff is adding a
recommendation the applicant paint the existing residence to match the new duplexes.
Proposed Colors:
Trim:
Walls:
Each of the four new units will include 300 square foot rear deck, a 215 square foot single-
car garage, and a 24 square foot front porch. The project also includes a new trash
enclosure adjacent to the parking lot for consolidated trash collection. The enclosure will
be made from CMU blocks with a metal gate and metal roof on top. The applicant will be
required to provide a letter from Waste Management confirming adequate size of the trash
facilities per SB 1383 Solid Waste Requirements upon building permit submittal.
Front Elevation
7
ITEM 2
Dunn Residential Units
PRE23-0049 / Dunn
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Rear Elevation
Left Elevation
Right Elevation
8
ITEM 2
Dunn Residential Units
PRE23-0049 / Dunn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Trash Enclosure
In order to give the structure for a higher quality appearance, staff is recommending the
following revisions be made upon building permit submittal:
1. Remove horizontal sliding windows with single or double hung windows.
2. Incorporate a mixture of materials into the exterior design by adding either board
and batten or shingles in addition to the horizontal siding.
Multi-family property development Standards
The Zoning Ordinance requires specific standards for projects developed in residential
multi-family (RMF) zoning districts. Atascadero Municipal Code (AMC) 9-3.262 requires
the following:
• A maximum lot coverage of 40%, (project is at 19%)
• Each dwelling unit shall include 100 cubic feet of enclosed storage,
• Each unit needs access to at least 300 square feet of outdoor recreational space
(1,200 sf total).
• Onsite laundry hookups or a shared laundry facility.
Each proposed unit includes the required 100 cubic feet of enclosed storage space,
located next to each rear deck, an in-unit laundry facility located in each garage, a 300
square foot deck for outdoor recreational space. Additionally, 19% proposed lot coverage
is well within the 40% maximum.
Parking
Atascadero Municipal Code Section 9-4.118 parking requirements for multi-family
housing is as follows:
9
ITEM 2
Dunn Residential Units
PRE23-0049 / Dunn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
• 2 spaces for each 2-bedroom unit.
Under this parking requirement, the applicant would need to provide 10 parking spaces,
including parking for the existing residence. An additional guest parking space is required
for a total of 11 spaces. Each unit includes a single space attached garage. There will be
an additional 5 parking spaces, for a total of 9 new parking spaces. There is space along
the existing residence for additional parking spaces. The 2 additional spaces will be
required to be shown upon building permit submittal.
Landscaping and Fencing
The applicant has provided a preliminary landscape plan that proposes planting four new
5-gallon oak trees throughout the site. One native oak tree in the area of the proposed
driveway will be removed. The applicant shall provide an arborist report upon building
permit submittal with the size and type of tree being removed. The new oak trees planted
will be counted toward the mitigation requirement. Atascadero Municipal Code 9-4.125
states that the minimum landscaped area of a multifamily zoning district is 25%. The
provided landscape plan does not specify the proposed landscape coverage amount.
Therefore, staff has added a condition that the applicant work with the Community
Development Department to determine appropriate drought tolerant species and submit
a complete landscape and irrigation plan with building permit submittal. Street trees will
also be required along Marchant Ave.
Fencing has not been included on the preliminary landscape plan. There is an existing 6 -
foot tall wood fence along the northern property line and a 5 -foot tall agricultural style
fence along the southern property line. Staff is recommending a condition that requires
the existing 6-foot tall wood fence be maintained and repaired when necessary. The
applicant shall also install a new 6-foot tall solid wood or vinyl fence along the southern
property line.
10
ITEM 2
Dunn Residential Units
PRE23-0049 / Dunn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRC DISCUSSION ITEMS:
1. Design (Color, Materials, Windows)
2. Landscaping
ATTACHMENTS:
1. Site Photos
2. Conceptual Floor Plans
3. Landscape Plan
4. DRAFT DRC Notice of Action
11
ITEM 2
Dunn Residential Units
PRE23-0049 / Dunn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Site Photos
PRE23-0049
Photo reference map
Photo A
C
A
B
12
ITEM 2
Dunn Residential Units
PRE23-0049 / Dunn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Photo B
Photo C
13
ITEM 2
Dunn Residential Units
PRE23-0049 / Dunn
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Attachment 2: Conceptual Floor Plans
PRE23-0049
First Floor
14
ITEM 2
Dunn Residential Units
PRE23-0049 / Dunn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Second Floor
15
ITEM 2
Dunn Residential Units
PRE23-0049 / Dunn
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Landscape Plan
PRE23-0049
Existing wood fence
New solid fence
16
6500 PALMA AVENUE, ATASCADERO, CA 93422 (805) 461-5000
Attachment 4: DRAFT DRC Notice of Action
PRE23-0049
CITY OF ATASCADERO
Community Development Department
6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org
DRC Action Form
Project #: PRE23-0049
Project Title: Dunn Residential Units
Planner/ Project Manager: Sam Mountain (prev. Mariah Gasch)
DRC Review Date(s): 8/10/23
Final Action: DRC PC CC
Conditions & Recommendations:
1. Provide a letter from Waste Management confirming adequate size of the trash facilities per SB
1383 Solid Waste Requirements upon building permit submittal.
2. The applicant shall paint the existing residence to match the new duplexes
3. Remove horizontal sliding windows with single or double hung windows.
4. Incorporate a mixture of materials into the exterior design by adding either board and batten or
shingles in addition to the horizontal siding.
5. The building permit submittal shall include the required number of parking spaces per Atascadero
Municipal Code (AMC) section 9-4.118.
6. The applicant shall work with the Community Development Department to determine appropriate
drought tolerant species and submit a complete landscape and irrigation plan , drawn by a licensed
professional, with building permit submittal. Street trees shall be required along Marchant Ave.
7. Landscaping shall meet the required 25% lot coverage per AMC standards.
8. A complete arborist report by a licensed arborist shall be provided upon building permit submittal.
9. The existing 6-foot tall wood fence along the northern properly line shall be maintained and
repaired when necessary. The applicant shall also install a new 6 -foot tall solid wood or vinyl fence
along the southern property line.
17
ITEM 3
Residence Inn
USE23-0074 / Sky Hotels
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Atascadero Design Review Committee
Staff Report – Community Development Department
Residence Inn by Marriot – Conditional Use Permit / Citywide Zone
Text Amendment
MEETING
DATE PROJECT PLANNER APPLICANT CONTACT PLN NO.
8/10/2023 Kelly Gleason Steve Rigor – Arris Studio
Architects
ZCH23-0071,
USE23-0074
RECOMMENDATION
The DRC review the proposed Residence Inn design and make recommendations for any
modifications. The applicant is also requesting a height exception and parking reduction.
PROJECT
ADDRESS
GENERAL PLAN
DESIGNATION
ZONING
DISTRICT
ASSESOR
PARCEL
NUMBER(S)
SITE
AREA
3600 and 3610 El
Camino Real
General
Commercial (GC)
Commercial
Retail (CR)
049-211-
059 and
049-211-
058
3.6 Acres
PROJECT DESCRIPTION
Proposed construction of a 4-story, 107-room extended stay hotel, fitness studio, outdoor
amenities and an expanded parking lot on a site with an existing hotel. The new hotel will be
made up entirely of extended stay rooms including kitchens and kitchenettes in each room. The
addition of kitchens in all 107 rooms will require approval of a zone text amendment (being
processed concurrently with this application).
ENVIRONMENTAL DETERMINATION
The City of Atascadero’s environmental review process incorporates the requirements in implementing the
California Environmental Quality Act. Persons, agencies, or organizations interested in obtaining more
information regarding the environmental review should contact the Community Development Department.
☐ EIR / MND / ND /
Statutory Exemption
to be circulated
☐ Prior CEQA Review
☒ Cat. Exemption
Class 32
CEQA Guidelines § 15332
☐ No Project - § 15268
Ministerial Project
18
ITEM 3
Residence Inn
ZCH23-0071 / Sky Hotels
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DISCUSSION:
Project Description / Summary
The applicant is proposing the following:
• 107 room, 4-story hotel;
• Upgraded and expanded amenities for hotel guests;
• Site improvements to accommodate additional parking and modified landscaping
The site is currently developed with an existing 76-unit hotel, branded as a Fairfield Inn
by Marriott. There is an existing event building and basketball court located at the rear of
the site. The proposed application includes demolition of this building, in addition to the
adjacent basketball court, and construction of a new Marriott Residence Inn. Site access,
parking, and guest amenities will be shared by both hotels. A lot line adjustment or merger
will be required prior to issuance of any permit to accommodate the proposed new
construction.
19
ITEM 3
Residence Inn
ZCH23-0071 / Sky Hotels
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The existing Fairfield Inn’s entry faces El Camino Real with a courtyard in the center of
the building. The proposed Residence Inn’s main entrance will face Highway 101.
Expanded amenities will be provided adjacent to the existing courtyard, creating a shared
space for all guests.
Architecture and Design
The applicant is proposing a neutral design palette with undulating vertical wall planes
and flat roof at a variety of heights to break up the building mass. The proposal includes
light to medium tan colored elements with light tan stone along a portion of the base for
added texture. The freeway facing elevation (west) is approximately 216 feet in length
with a parking and access aisle located between the build ing and the freeway. The
proposed plan allows for a minimum of 4.5-feet and a maximum of 35-feet of landscape
space between the freeway and parking area.
The site includes an existing grade change that will result in a 3 -story appearance along
the south elevation, facing an existing single-family residence, with a 4-story appearance
along all other facades, including Highway 101. The maximum height allowed in the
Commercial Retail (CR) zone is 35 feet. The proposed building is 39’-3” at its highest
point. Atascadero Municipal Code (AMC) 9-4.113 allows a height adjustment to be
approved by the Planning Commission, provided that the Planning Commission finds t he
project will not result in substantial detrimental effects on the enjoyment and use of
adjoining properties and that the modified height will not exceed the lifesaving equipment
capabilities of the Fire Department.
The DRC should provide a recommendation on this request. Options include:
• Recommendation in favor of the height exception
• Recommendation for the applicant to pursue a design reduces the overall height
While some façade undulation is provided, staff is recommending design modifications to
further break up the mass of the building and create a more varied appearance.
Recommended modifications would apply to all elevations for design consistency.
Recommended design enhancements include:
• Addition of a full porte cochere covering the drop off aisle. This could include a
solid or trellis style roof projection.
• A mixture of greater contrasting paint colors on the stucco
• Replace the proposed neutral stone veneer with brick or darker stone veneer
• Extending the stone or brick façade further up some exterior walls to create variety
and accent elements
• Addition of contemporary style awnings above windows at key projecting vertical
façade planes
20
ITEM 3
Residence Inn
ZCH23-0071 / Sky Hotels
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Parking
The site as proposed provides 186 parking spaces. The municipal code requires a total
of 203 parking spaces, creating a deficit of 17 spaces. A parking modification can be
approved through the use permit process if a finding can be made that the characteristics
of the use or its immediate vicinity do not necessitate the number of parking spaces, type
of design, or improvements required by the standard ratios listed in the municipal code
and that reduced parking will be adequate to accommodate on the site al l parking needs
generated by the hotels. The municipal code requires 1 space per unit + 2 employee
spaces + 1 guest space for every 10 units. Under these standards, the hotels would be
required to provide 18 guest spaces. The requested reduction would reta in 2 employee
Facing HWY 101
Facing Existing SFR
21
ITEM 3
Residence Inn
ZCH23-0071 / Sky Hotels
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
spaces on-site and 1 space per room. While on-street parking cannot count toward
required on-site parking requirements, the availability of street parking can factor in to
surrounding availability and findings for reduction. On-street parking is currently permitted
along the project frontage, with the exception of immediately adjacent to the driveway to
main adequate sight distance.
The DRC should provide a recommendation on this request. Options include:
• Recommendation in favor of the parking reduction
• Recommendation for the applicant to pursue a parking agreement with the
property to the north.
• Recommendation that the project provide all required parking spaces on -site
Landscaping
The applicant has not submitted a landscape and irrigation plan at this time. However,
staff is requesting feedback from the Design Review Committee on what should be
included when the plan is complete.
Atascadero Municipal Code (AMC) section 9-4.119 requires a minimum of 10% of the
interior of parking lots to be landscaped. Shade trees are to be provided at approximately
30 -foot intervals along parking rows and landscape fingers should be provided at every
8 parking spaces. AMC 9-4.125 requires landscaping in required setbacks and unused
areas. Additionally, the trash enclosure should be screened by landscaping. The code
also requires that street trees be planted along public street frontages. Since the site is
already developed, trees along El Camino Real have already been established. A
preliminary landscape plan will be required prior to Planning Commission hearing.
The existing event building is set back approximately 42-feet from the edge of the
Highway 101 right-of-way. The new Residence Inn will be set back approximately 55-feet
at the narrowest point with a parking and drive aisle between the building and the freeway.
This will allow for up to 4.5 -feet of landscape area at the narrowest point and 35 -feet of
landscaping at the widest point. Engineering for the site has not yet been completed and
the site layout may necessitate a retaining wall at the rear of the site facing the Highway
101. A design recommendation has been added to address color and material of the wall
should a retaining wall be needed. Due to the existing drainage course adjacent to the
highway, there may be minimal opportunity for landscaping within the narrow setback.
The Municipal Code requires landscape fingers every 8 parking spaces to allow for shade
coverage. Th applicant is requesting a modification to this standard. Staff’s
recommendation includes a condition to maximize the width of the planter area adjacent
to the parking spaces to provide shade trees at the end of the spaces. Per code, trees
shall be required at a maximum spacing of every 30 -feet.
Staff is recommending that the following items be included in the landscape plan:
• Reestablishment of shade trees in existing parking lot landscape fingers
• The use of drought tolerant species
22
ITEM 3
Residence Inn
ZCH23-0071 / Sky Hotels
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
• Reduction of the length of parking spaces adjacent to perimeter planter areas to
allow for shade tree planting along longer rows of parking spaces at a maximum
spacing of 30-feet.
• Freeway adjacent landscaping shall include a variety of native species including
oaks, flannel bush, and ceanothus, or similar. Landscaping within the narrow
setback shall include native grasses, including deer grass if not in conflict with the
drainage swale.
Signage
The proposal includes 2 wall mounted signs toward the top of the new building; one facing
the freeway and one facing North. The signs are proposed to be white, single channel
letters, consistent with the proposed muted building tones. Each sign is proposed at
approximately 30 square-feet. There is an existing freeway-oriented pole sign and
monument sign along the El Camino Real frontage. Both signs will be modified to include
the name of both hotels. The applicants are also proposing a send monument sign along
the El Camino Real frontage solely for the new Residence Inn.
Proposed Use
The new hotel is proposed to be an Extended Stay Residence Inn by Marriott. This model
of hotel includes guestrooms with a kitchen or kitchenette. AMC 9-3.500 defines hotels
as commercial transient lodging establishments providing temporary lodging for less than
30 days. This definition also states that “Such establishments shall not provide kitchen
facilities in more than twenty-five percent (25%) of the units.” The applicant has
applied to amend the zoning code to allow for 100% of hotel units to have kitchens.
In order to stay competitive with short term rentals, such as Airbnb’s, hotel operators are
updating their models to include more units with cooking facilities. In the past, the City
has limited these types of facilities to up to 25% of the total rooms to discourage hotels
from becoming used for long-term stays, over 30 days at a time. When a room is used for
a stay longer than 30 days, the City does not receive any transient occupancy tax. This
is a significant loss in revenue for the City and long-term stays are inconsistent with the
allowed uses in the zoning district. If the zoning text is amended, the applicant will be
required to record a covenant on the property, agreeing that they will not allow stays
longer than 29 days at a time. The Planning Commission will consider this request and
make a recommendation to City Council for final action.
DRC DISCUSSION ITEMS:
1. Review proposed architecture.
a. Building articulation and color scheme
b. Height waiver request
2. Review proposed site plan
a. Landscaping
b. Parking reduction request
23
ITEM 3
Residence Inn
ZCH23-0071 / Sky Hotels
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENTS:
1. DRC Action Form
2. Proposed Project Aerial
3. Applicant Design Package
24
ITEM 3
Residence Inn
ZCH23-0071 / Sky Hotels
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 1 – DRC Notice of Action
CITY OF ATASCADERO
Community Development Department
6500 Palma Avenue | Atascadero, CA 93422 | Phone: (805) 461-5035 | www.atascadero.org
DRC Action Form
Project #: USE23-0074 / ZCH23-0071
Project Title: Residence Inn
Planner/ Project Manager: Kelly Gleason
DRC Review Date(s): August 10, 2023
Final Action: DRC PC CC
Conditions & Recommendations:
1. A full porte cochere shall be added to the entrance covering the drop off aisle. This could include a
solid or trellis style roof projection.
2. A mixture of greater contrasting paint colors shall be included on all building facades
3. Replace the proposed neutral stone veneer with brick or darker stone veneer
4. The stone or brick façade shall be extended further up some exterior walls to create variety and
accent elements
5. Contemporary style awnings shall be added above windows at key projecting vertical façade planes
6. Shade trees shall be added in existing parking lot landscape fingers
7. Drought tolerant species shall be used throughout the site where new landscaping is proposed
8. Parking space length adjacent to perimeter planter areas shall be shortened to 15-feet to allow for
shade tree planting along longer rows of parking spaces at a maximum spacing of 30 -feet.
9. Freeway adjacent landscaping shall include a variety of native species including oaks, flannel bush,
and ceanothus, or similar. Landscaping within the narrow setback shall include native grasses,
including deer grass if not in conflict with the drainage swale.
10. If retaining walls are required visible from the freeway, walls shall be constructed of dark color
textured block or similar.
25
ITEM 3
Residence Inn
ZCH23-0071 / Sky Hotels
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 2 – PROPOSED PROJECT AERIAL MAP
26
ITEM 3
Residence Inn
ZCH23-0071 / Sky Hotels
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ATTACHMENT 3 – APPLICANT DESIGN PACKAGE
See Following
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ITEM 4
Objective Design Standards
CPP21-0053
Atascadero Design Review Committee
Staff Report – Community Development Department
Objective Design Standards
CPP21-0053
DRC Action:
Review and comment on draft Objective Design Standards for residential multi-family
and mixed-use development.
Project Description / Summary
The Objective Design Standards (ODS) project establishes a set of quantifiable design
criteria for multi-family residential projects, including mixed-use developments.
Objective design and development standards are intended to make the requirements
that apply to certain eligible residential projects predictable and clearly defined to
streamline the process for decisionmakers, City staff, applicants, and members of the
public. Projects that are able to follow the standards can be processed with a
construction permit without discretionary review. Projects that are not able to, or choose
not to follow the design standards would be subject to a conditional use permit instead
of the streamlined review offered by these standards.
The adoption of standards aims to respond to State law by making changes to the
Zoning Ordinance (Title 9) to:
▪ Develop objective standards: Transform subjective context-based design
criteria into objective design standards to help create clearer expectations for
both developers and City decisionmakers.
▪ Streamline review processes: Provide clearer and concise guidance to
developers, thus streamlining the development of multi-family units and
qualifying mixed-use projects.
▪ Impress local influence: Allow Atascadero to create tailored standards to
ensure quality projects.
On July 12, 2022, Council received an overview of the Objective Design Standards
project and provided direction to staff and the project consultant, MIG. On September
27, 2022, staff returned to Council for a review of preliminary objective design criteria.
Now, MIG and staff have developed a draft set of Objective Design Standards for
review and comment by the DRC. Following DRC review, the standards will be
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CPP21-0053
reviewed by the Planning Commission prior to review and adoption by City Council. The
Objective Design Standards will become part of the City’s Zoning Ordinance.
Where Would Objective Standards Apply?
The establishment of objective standards would ensure the City has design criteria that
can be applied to housing projects that fall under the Housing Accountability Act and
SB 35. These new standards would be applied to all multifamily residential projects,
whether those projects are within a residential zone or within a commercial zone as a
mixed-use development.
DISCUSSION:
At the September 27, 2022 City Council reviewed and provided direction on the
following key elements of design:
▪ Transitions
▪ Tradition
▪ Outdoor gathering spaces
▪ Pedestrian vitality in downtown
▪ Eclectic design
▪ Streamlined review
Based on this discussion, MIG and staff have identified key design criteria that can be
reflected in the following design themes:
1. Open space
2. Parking
3. Building height
4. Unit size/fractional density
5. Site planning and setbacks
6. Building design and articulation
1. Open Space:
There are two types of open space, common and private. Common open space is open
space shared by multiple tenants, such as a small picnic area, courtyard, parklet,
rooftop deck, or pool, while private open space can be a small priv ate patio, deck,
balcony, or yard space utilized by an individual tenant. Three key factors: parking,
building height, and open space , work together (or against each other) to ultimately
drive site design. Generally, a development cannot achieve adequate p arking, low
heights, and abundant open space while remaining economically feasible or
maintaining required densities.
In some cases, common indoor area may even be considered open space, such as a
recreation room or gym. Open space can be comprised o f hardscape, softscape, or a
combination of both. While size can be a consideration to ensure usability and
adequate space to recreate for residents, design features can be equally or more
important when integrating these spaces into a development plan. If com mon open
space is required to be large based on a flat ratio and consideration is not given to
design or usability of other private or common outdoor spaces onsite, these standards
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can be a deterrent to development and not necessarily result in a quality amenity for
tenants.
Current City Code for open space
• Projects with 4-7 units require that open space be provided at a ratio of 300
square-feet per unit and that this open space can be either common area or
private space. Any common open space must be a minimum of 1,000 square-
feet and have a minimum dimension of 10-feet.
• Projects with 8 or more units are required to provide common open space at a
ratio of 300 square-feet per unit and all areas must be a minimum of 1,000
square-feet with a minimum dimension of 10-feet to count toward this standard.
If private open space areas are provided, they do not count toward the open
space requirement.
Proposed general standards for open space
Based on feedback from workshops in 2022 with City Council, the standards for open
space were refined to require slightly less (to better allow for project feasibility) but
higher quality open spaces. Proposed standards include:
• Two or more units require private or common open space at a ratio of 200
square feet per unit, with the following additional requirements based on project
size:
o Projects with 2-3 units may provide either private or common open space,
or a combination thereof.
o Projects with 4-9 units may provide a combination of common and private
space, however no common open space may be less than 800 square
feet and at least 50% of open space must be common.
o For projects with 10 or more units may provide a combination of common
and private open space, however, private open space must be above the
ground floor and at least 50% of open space must be common and at
least 1,000 sf in area.
• Private open space must meet minimum dimension of 6 feet in any direction for
projects of any size.
• Proposed standards add a menu of specific amenity requirements and
performance standards from which developers may choose to provide high-
quality open space such as: shade trees, fixed or movable seating, dog areas,
sport courts, children’s play areas, outdoor kitchen equipment, etc.
• Open space reductions would be allowed for projects within 1,000 feet of a
public park.
2. Parking:
Parking, height, and open space are often tradeoffs , so consideration should be given
to these other design elements when determining priorities and acceptable project scale
and greenspace. In any case, both the developer and the City have a desire for a
project that is functional.
Atascadero has a lack of on-street parking and limited transit options. However,
developers note that additional flexibility in standards, including parking standards,
supports positive outcomes for development projects. The provision of parking is
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Objective Design Standards
CPP21-0053
generally also constrained by development projects’ finance/underwriters, which will
often require projects to include some degree of parking to improve their marketability.
Current City Code for Parking
Residential Districts Current Zoning Ordinance
Parking Spaces Required
Multifamily dwellings
(including condominiums
and other attached
ownership dwellings)
1-bedroom unit: 1.5 spaces
2-bedroom unit: 2 spaces
Each additional bedroom: 0.5 space
Guest parking: 1 space per 5 units, or fraction thereof
Proposed Standards for Parking
Note: there are no substantial changes to parking based on initial Council direction to
ensure that development projects continue to meet the parking needs of tenants.
Council directed that the only reduction in parking standards should be related to guest
parking requirements for multi-family developments. As such, the ODS suggests the
following items to add flexibility:
• Guest Parking Reduction. Subject to approval of an administrative use permit,
developments may meet a portion of required guest parking with available on -
street parking along the site frontage.
• Parking Between Front Property Line and Residential Buildings. For multi-family
and mixed-use residential projects, parking spaces located between the
residential structures and the front property line may be allowed with
administrative use permit approval, based on a finding that superior outdoor
common open space results from the parking configuratio n. (general site design
standards do not allow for parking within the front setback)
• Use of Side and Rear Setbacks. Side and rear setbacks may be used for vehicle
parking.
• Individual Garages. Individual garages attached to and serving a single
residential unit shall be limited to twenty-five percent (25%) of total required
parking.
3. Building Height:
In order to provide adequate parking and quality open space, a tradeoff to increase
building height can be a solution. This allows projects to retain economic feasibility
while meeting identified City priorities.
For mixed-use buildings, commercial space requires more height (generally 12 to 16
feet minimum on the first floor) than residential uses (generally 10 to 12 feet minimum).
Proposed standards include establishing a minimum ground floor height and elimination
of maximum number of stories while retaining maximum height limits (in feet). In
addition, to encourage variations in roof forms and allow for necessary rooftop
equipment and elevator shafts/stairwells, allowances are proposed for architectural
features, access, and screened mechanical equipment. Eliminating maximum number
of stories allows for flexibility and also implements Housing Element Program 3.D.
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Objective Design Standards
CPP21-0053
Allowance for architectural projections provides options to flat, parapet style roofs which
are sometimes the result of overall height limitations.
The recently adopted 2020 Housing Element included a program to eliminate the height
requirements based on the number of stories in the RMF zoning dis tricts, as follows:
Program 3.D: RMF Zone Height
Amend the Zoning Regulations to remove number of stories limit in the
Residential Multi-Family (RMF) Zone and regulate based on height in feet,
allowing for adequate emergency response and community chara cter
preservation. Amend Zoning Regulations definitions and exceptions to height
limits, as appropriate, to facilitate three-story development in the RMF Zone.
Current building height limitations
Zoning District Max Height
Downtown Commercial (DC) 1 Forty-five (45) feet not to exceed three (3)
stories 2
Downtown Office (DO)
Thirty-five (35) feet
Commercial Neighborhood (CN)
Commercial Professional (CP)
Commercial Retail (CR)
Commercial Service (CS)
RMF-10 – Medium Density Residential
Multifamily
RMF-24 – High Density Residential
Multifamily
* Single-family residential zones (RS, RSF, LSF) have a height limit of 30 feet and two stories.
Proposed Standards for Building Height:
• Changes propose to remove number of stories and instead rely simply on
maximum height standards in feet. This would result in the retention of the 35-
foot maximum (and 45-foot limit in the DC zone) but contains allow for more
interesting architectural roof forms and facilitate necessary access with elevators
and stairwells (see second bullet) .
• Changes propose to allow an additional 10 feet for non-habitable architectural
roof features and elevator towers, a modification from the current standard which
limits projections to 40 feet maximum.
4. Fractional Density and Building size limits:
Fractional Density is a method of utilizing unit size or bedroom count (assumed relation
to unit size) to determine allowed number of units (density) on a property. In theory, it
42
ITEM 4
Objective Design Standards
CPP21-0053
allows for a greater number of units if the units are smaller. Current zoning does not
use bedrooms nor unit size to determine density, therefore a 450 square foot studio
apartment is treated as the same density as a four-bedroom 2,800 square foot
residence.
In the multifamily zones, there are two levels of allowed density:
• RMF-10 (Medium Density) allows for a density of up to 10 units per acre ;
• RMF-24 (High Density) allows for up to 24 units per acre and requires a
minimum density of 20 units per acre
Under current code, the practical buildable area of a site is constrained by parking,
open space, and lot coverage standards. As unit density does not consider unit size,
developers will often construct larger units on each site in order maximize return on the
investment per structure. In a fractional density scenario, multiple units may be built
before reaching a single unit of density. This type of zoning or objective standard can
be designed to favor smaller units (with attention to ensuring that larger units are not
incentivized), thus incentivizing greater density and, in some cases, helping to promote
affordability (by design) within the multifamily districts and/or within commercial districts
that allow for mixed-use. Fractional density may also encourage the redevelopment or
infill of older multifamily sites by allowing additional smaller units to offset demolition or
remodel costs. Council direction was to consider ways to incentivize affordability by
design, such as fractional units.
An optional or additional strategy for fractional density places limits on “average unit
size” throughout a development. Average size could be set at 800 square feet
(generally a 2-bedroom unit) or 1,000 square feet (generally a 2 -3-bedroom unit) with
allowances to average unit sizes over the entirety of a development project. U sing an
average maximum size would allow some larger units if offset by including smaller units
into the development, ensuring a range of unit types and affordability levels. Council
direction was to consider establishing a maximum average unit size in Downtown only.
Current Density and Unit Size Standards
Each residence counts as one unit regardless of size . There are no size limitations for
units.
Proposed Objective Standards for Fractional Density and Average Maximum Unit Size
Fractional Density
• Units up to 600 square feet = 0.50 units
• Units of 601 square feet up to 1,000 square feet = 0.66 units
• Units over 1,000 square feet = 1 unit
For example, when a calculation results in a density of 4.74 units, up to nine units that
are less than 600 square feet in size would be permitted; when a calculation results in a
density of 4.75 units, up to 10 units less than 600 square feet in size would be
permitted). Any combination of dwelling types and numbers may be developed, so long
as their combined density unit values do not exceed the maximum potential. This
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standard incentivizes smaller units while providing additional opportunities for density
and, thus, creating greater financial feasibility for development.
Maximum Average Unit Size
The aggregated maximum average size of all dwelling units within a new mixed -use
project in the Downtown districts (DO or DC) is proposed to be 1,200 square feet.
5. Property Line Setbacks, Lot Coverage, and Landscaping (Site Planning):
Lot coverage, setback standards, and required landscaping are tools to ensure
adequate landscaping and incorporation of open area site features such as amenity
spaces. Lot coverage represents the maximum area of a lot that can be covered by
buildings. Setbacks reflect the distance a building is placed from a property line.
Required landscaping can allow for additional landscape space, site amenities, and
reduction of visual impacts to adjacent properties. However, cumulatively, such
standards can limit flexibility and creativity in site design and can also inadvertently limit
density. During stakeholder interviews conducted for the ODS project, developers
indicated that the provisions for landscaping and lot coverage could be duplicative,
confusing, and limit density below the minimum required.
Current Lot Coverage and Setback Standards
Current zoning standards call for a maximum of 40% site coverage with structures in
the low-density multi-family zone and 50% within the high-density multifamily zone.
Current setbacks are listed in the chart below.
Landscaping: Current zoning standards call for a minimum landscape coverage as
follows:
Zoning
District Front Side Rear
RMF Zone Primary: 15’
Corner: 10’
Interior Lot: 5’
Buildings over 25
feet: 10’
10’
Downtown
Commercial
None (except
for outdoor
dining and
on East Mall)
None None
Downtown
Office
Adjacent to
Residential
Use Zone: 15’
None None
Commercial
Zones that
allow mixed-
use
None
for residential
Above 1st floor.
Ground floor
res: 25’
None for residential
above 1st floor.
Ground floor res: 5’
None for residential
above 1st floor.
Ground floor res: 10’
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ITEM 4
Objective Design Standards
CPP21-0053
• Multifamily zoning districts: 25%
• Commercial zoning districts (excluding downtown commercial): 10%
Proposed Objective Standards for setbacks and site coverage
Current code setbacks represent standard minimum setbacks typical of most
jurisdictions. The new standards do not propose modifications to these base standards
with the exception of requiring additional setback for occupied floor above the second
story when multi-family is located adjacent to a single-family zone. This additional
setback is intended to increase neighborhood compatibility and decrease the potential
for overlook.
Additional landscape setbacks are also proposed along certain corridors to facilitate
street tree planting of adequate size to support trees that will grow to heights that will
complement the width of the streets, as follows:
• 15-foot landscaped setback planted with street trees along El Camino
• 10-foot landscaped setback planted with street trees along Highway 41
• 12-foot landscaped setback planted with street trees on all other corridors in
nonresidential zones
• 10-foot landscaped setback planted with street trees on all other corridors in the
RMF zone
Because the proposed code modifications incor porate refined standards for open
spaces and resident amenities, coupled with refined landscape requirements and
landscaped setbacks, lot coverage standards have been eliminated in favor of these
quality focused requirements. This allows for maximum use of a property with
maximum flexibility while retaining design features on site.
A new “cottage cluster” development type is also introduced with the proposed ODS
with allows for detached cottages or duplexes oriented around shared outdoor amenity
space. These standards would also support future small lot subdivision to increase
homeownership opportunities. The proposed ODS clarifies that required setbacks for
this type of development pertain to the property lines along the perimeter of the cottage
cluster development and cottage structures (which may be comprised of either
individual units or duplexes) must be separated by a minimum distance of 6 feet
between walls.
6. Building Design and Articulation Standards
Atascadero residential development is comprised of a variety of eclectic design themes.
Retaining this design diversity was a City Council directive. Based on this direction,
Objective Design Standards were crafted with a menu of options to maximize design
flexibility and retain the eclectic character o f Atascadero while enhancing the quality of
larger-scale projects.
The City currently does not have specific objective standards for the design of buildings.
The existing Appearance Review Manual was adopted in 1987 and discusses preferred
design considerations in a subjective manner, relying on staff and decision makers to
determine whether or not a project meets these design principles on a case -by-case
basis. The proposed ODS provides a variety of design standards focused on key
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ITEM 4
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building features that are key components of quality aesthetics. These standards are
objective and measurable, consistent with Sta te law requirements.
The proposed standards focus on the following:
• Massing, orientation, and façade Design
• Entries design and location
• Roof forms
• Landscaping, open space, and other site features
These features are incorporated into a menu of options broken into 3 tiers to ensure
that key features are included in the building design while retaining flexibility of style
and theme.
Proposed objective design standards for building façade design
The proposed ODS for building design and articulation were crafted with two key
features in mind (1) to require buildings to add depth to design that will provide a critical
component of what our eyes identif y as good design—shadows; and (2) to provide a
variety of options for implementation to meet that intent.
Requirements that apply to all buildings include:
1. Building Orientation. Buildings must be oriented toward the street.
2. Wall Plane Variation. Long, horizontal buildings require additional features to
break up the façade. Designers can choose from a menu of options to provide
wall plane variation, including plazas, upper story setbacks, balconies, and other
massing breaks.
3. Minimum Ground Floor Height. Ground floor minimum heights are proposed at
16 feet for nonresidential and 12 feet for residential uses.
4. Transparencies (windows). Street facing windows are required, with a minimum
of 40-60% transparency on the ground floor (depending on location on a primary
or secondary street for a corner lot) and 35% for upper floors for nonresidential
uses and 20% for ground floor and 30% for upper floors for residential uses.
5. Windows. All windows are proposed to be inset by at least 3 inches to provide
shadow/depth to the façade.
6. Blank Walls. Blank walls are not allowed.
7. Corner Treatments. The corner of a building is important to articulate; a menu of
options is provided for designers to choose from.
Menus of Articulation Strategies
While certain standards (listed above) are basic requirements for all buildings, four tiers
are established with menus of options to provide additional building articulation. Larger
buildings are required to implement more strategies than smaller buildings. This
structure is designed to ensure that key features are included in the building design
while retaining flexibility of style and theme.
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ITEM 4
Objective Design Standards
CPP21-0053
Table: Minimum Required Number of Articulation/Design Strategies by Building Type
Building Type Minimum Required Articulation
Tier I Tier II Tier III Tier IV
Mixed-use At least one At least one At least
two
At least two
Multiplex (5+ units) At least one At least one At least two At least two
Duplex, Triplex, Fourplex, or
Cottage Cluster
At least one At least one At least two At least one
Each tier as noted in the chart above includes a set of design strategies that help to
articulate the exterior design of a building. -See attachment 1 for a complete draft code
section regarding building façade design.
In summary, these objective standards provide:
(A) Building Design and Articulation.
1. Building Orientation.
2. Wall Plane Variation.
3. Minimum Ground Floor Height
4. Transparencies (windows)
5. Windows.
6. Blank Walls.
7. Corner Treatments.
(B) Standards for exterior embellishments such as
1. Awnings.
2. Balconies.
3. Roofs.
4. Entryway Standards.
(C) Standards for Building Materials and Colors.
(D) Design standards for multi-family and mixed-use properties that transition to Rural
and Single Family Uses. Where a rear or side property line abuts a rural or single-family
zone, addition transition standards are proposed, including:
1. 12-foot upper story stepback within 10 feet of a rural or single-family zone
2. Alternatively, the entire building may be set back at least 10 feet from the
property line
3. A lush minimum five-foot-wide landscape buffer planted with species that
attain 20-ft height minimum at maturity
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Conclusion:
These draft standards provide objective, measurable site and building design elements
that communicate clear and consistent requirements to property owners and developers
while ensuring that quality design features are incorporated in multi-family and mixed-
use development. The proposed building design standards are organized into a menu-
style list, where projects are required to select a c ertain number of objective features
based on the size, scale, or zoning of the project. The menu style list of design
standards allows for flexibility while allowing for design standards that are scaled to the
project scope. Modifications are also proposed to site design standards such as
parking, open-space, and landscaping to update outdated standards and focus
requirements on quality site design features.
Next Steps:
Following DRC review and comments, the item will be agenized for Planning
Commission and specific ordinance language will be included for review and
recommendation to City Council. Review is tentatively scheduled for Planning
Commission in September and City Council in October. Adopted standards will go into
effect 30-days following Council adoption.
DRC DISCUSSION ITEMS:
The DRC should provide feedback on the general topic areas:
1. Open space
2. Parking
3. Building height
4. Unit size/fractional density
5. Site planning and setbacks
6. Building façade and orientation
ATTACHMENTS:
1. Multi-Family and Mixed-Use Building Standards
48
ATTACHMENT 1
1
Title 9 Planning and Zoning
Section 9-4.130 Multifamily and Mixed-use Building Design Standards
(a) Purpose. 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.
(b) Applicability. This Section applies to:
(1) New multifamily residential development consisting of two or more units and mixed-use
development pursuant to any provision of state law which references objective design standards,
including but not limited to Government Code Section 65589.5 (Housing Accountability Act) and
Section 65913.4, as may be amended from time to time; and
(2) The following remodels and additions to multifamily residential or mixed-use development:
(i) Any second story addition;
(ii) An addition of more than forty percent (40%) of the existing floor area;
(iii) Remodels where alterations remove more than fifty percent (50%) of the exterior
walls or remove more than fifty percent (50%) of the roof framing; and
(iv) Conversion of existing nonresidential space to a residential use.
(c) Alternative Review Process. Applicants who elect to provide alternative design approaches to the
objective design standards in this Section can do so by filing an application for the alternative design
review process pursuant to Section 9-2.110 Conditional use permit.
(d) Relationship to Other Standards and Requirements . Development projects subject to this Section shall
also comply with all other applicable standards and requirements of Title 9 (Planning and 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 Section and other Title 9 requirements, these provisions shall apply.
(e) Building Types. The objective design standards establish regulations for the following general building
types: Mixed-use, Duplex, Triplex, Fourplex, Multiplex (5+ units), and Cottage Cluster. Where these
regulations do not state which standards apply to a particular building type, the standards shall apply to
all building types.
Table 9.4.XX: Allowable Building Type by Zoning District
Zoning Districts that Allow Multifamily Residential Allowable Building Types
Downtown Commercial (DC)
Mixed-use
Downtown Office (DO)
Commercial Neighborhood (CN)
Commercial Professional (CP)
Commercial Retail (CR)
Commercial Service (CS)
49
ATTACHMENT 1
2
Table 9.4.XX: Allowable Building Type by Zoning District
Zoning Districts that Allow Multifamily Residential Allowable Building Types
RMF-24 – High-Density Residential Multifamily Duplex / Triplex / Fourplex
Multiplex (5+ units)
RMF-10 – Medium Density Residential Multifamily Duplex / Triplex / Fourplex
Cottage Cluster
(f) Building Design and Articulation.
(1) Requirements for All Building Types.
(i) Building Orientation. Buildings visible from the public right-of-way shall have at least one (1)
pedestrian entry oriented toward the primary street. (See Section 9-4.130[g] Entryway
Standards.)
(ii) Wall Plane Variation.
a. Building façades facing the public right-of-way that are fifty (50) to one hundred (100)
feet in length shall include variation that cumulatively equals at least twenty-five
percent (25%) of the total façade plane area.
b. Building façades facing the public right-of-way that are over one hundred (100) feet in
length shall include variation that cumulatively equals at least thirty -five percent (35%)
of the total façade plane area, which shall include at least two (2) different types of wall
plane variation.
c. Options to meet the wall plane variation requirements include:
1. Plaza or forecourt. The minimum dimensions of a plaza or forecourt shall be a
minimum of twelve (12) feet in depth by twenty percent (20%) in length (of the
building façade's total length).
2. Upper story stepback. An upper story (top-most) front stepback shall be a
minimum of eight (8) feet in depth by fifteen percent (15%) in length (of the
building façade's total length).
3. Balconies (see Section 9-4.130[f][4]), which may be recessed or projected.
4. Massing Break. Massing breaks 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 with minimum dimensions of one (1) foot in depth by three (3) feet
in length by eight (8) feet in height.
d. Projections are allowed to encroach into a required front setback by a maximum of two
(2) feet but shall not encroach into the public right-of-way.
e. Wall plane variation shall be measured from the building’s ground -floor footprint,
regardless of the setback.
(iii) Minimum Ground Floor Height in Nonresidential Zoning Districts.
a. Nonresidential. The minimum interior floor-to-ceiling height of ground floor spaces shall
be sixteen (16) feet.
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b. Residential. The minimum interior floor-to-ceiling height of any allowed ground floor
multifamily shall be twelve (12) feet.
c. Measured. Minimum ground floor height shall be measured from the ground floor of
the first story to the finished floor elevation of the second story.
(iv) Transparencies. Street-facing façades and pedestrian plaza-facing façades of all buildings
shall incorporate windows and openings providing light to adjacent spaces, rooms, and uses.
a. Nonresidential Ground-Floor Uses.
1. Windows and openings of nonresidential uses on the ground floor facing
primary streets shall constitute a minimum of sixty percent (60%) of the street-
facing building face.
2. Windows and openings of nonresidential uses on the ground floor facing a
street other than a primary street shall constitute a minimum of forty percent
(40%) of the street-facing building face.
3. 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 thirty-five percent (35%) of
street-facing building faces.
c. Residential Ground-Floor Uses. Windows and openings of residential uses on the ground
floor facing streets shall constitute a minimum of twenty percent (20%) of all street-
facing building faces.
d. Residential Upper-Floor Uses. Windows and openings of residential uses on upper floors
facing streets shall constitute a minimum of thirty percent (30%) of street-facing
building faces.
(v) Windows. All windows shall be inset by at least three (3) inches from face of glass to face of
face of exterior wall.
(vi) Blank Walls. The maximum length of any blank wall facing a public right-of-way, meaning
without a window, opening, or other massing break, shall be limited to twenty (20) feet in
length.
(vii) Corner Treatments. The corner of a building on street-facing façades shall incorporate at
least two of the following and be applied along both corner façades:
a. A three-dimensional tower element, which extends between three (3) and six (6) feet in
height above the top of the adjacent building façades;
b. Variation in material/color;
c. Plaza or forecourt;
d. Varied roof line; and/or
e. Massing break.
(2) Articulation/Design Alternative Requirements by Building Type.
(i) All building designs shall incorporate the cumulative number of articulation strategies/design
alternatives required for Tier I, Tier II, Tier III, and Tier IV for the applicable building type, as
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indicated in Table 9.4.XX (Minimum Required Number of Articulation/Design Strategies by
Building Type) and described in Subsections ii through v below.
Table 9.4.XX: Minimum Required Number of Articulation/Design Strategies by Building Type
Building Type Minimum Required Articulation
Tier I Tier II Tier III Tier IV
Mixed-use At least one At least one At least two At least two
Multiplex (5+ units) At least one At least one At least two At least two
Duplex, Triplex, Fourplex, or
Cottage Cluster
At least one At least one At least two At least one
(ii) Tier I Articulation/Design Strategies.
a. Upper story (top-most) stepback a minimum of twelve (12) feet in depth extending the
length of the primary façade of the building.
b. Balconies provided for at least fifty percent (50%) of residential units on all upper floors
(see Section 9-4.130[f][4]).
c. Balconies provided for one hundred percent (100%) of all residential units on upper
floors facing the public right-of-way (see Section 9-4.130[f][4]).
d. All façades visible from the public right-of-way finished with brick or brick veneer.
Finished shall be defined as covering at least ninety percent (90%) of the total
nontransparent façade, allowing ten percent (10%) for trim and accents.
(iii) Tier II Articulation/Design Strategies.
a. Awnings with a minimum three-foot (3) projection, covering at least seventy-five
percent (75%) of windows and doors on the ground floor (see Section 9 -4.130[f][3]) for
nonresidential uses.
b. Exceed minimum transparency requirement (per Section 9 -4.130[f][1][iv]) by an
additional twenty (20) percentage points for nonresidential uses.
c. Window trim, with a minimum width of three and a half (3.5) inches, applied to one
hundred percent (100%) of all windows on street-facing façades.
d. Non-vinyl window frame material for all windows on street -facing façades.
e. Use of a secondary cladding material (per Section 9-4.130[h][1][2]) that is different from
the primary cladding material (per Section 9 -4.130[h][1]) for a minimum of twenty-five
percent (25%) of any street-facing façade area, or four (4) feet of cladding along the
base for the full length of the street-facing façade.
(iv) Tier III Articulation/Design Strategies.
a. Use of a secondary cladding material (per Section 9 -4.130[h][1][2]) that is different from
the primary cladding material (per Section 9 -4.130[h][1]) for a minimum of thirty-five
percent (35%) of any street-facing façade area, or the whole first floor for the full length
of the street-facing façade. This option cannot be used in combination with Section 9-
4.130[f][2][iii][e].
b. Lintels applied over at least fifty percent (50%) of all windows and door openings.
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c. Windowsills projecting a minimum of three (3) inches beyond the building façade,
applied to at least fifty percent (50%) of all window openings.
d. Exceed the total cumulative minimum massing break requirement (per Section 9.4-
130[f][1][ii]) by an additional ten (10) percentage points.
(v) Tier IV Articulation/Design Strategies.
a. Dormers applied to at least fifty percent (50%) of the windows of a street -facing upper
floor, but no less than two windows.
b. Eaves, with an eighteen-inch (18) minimum projection.
c. A cornice projecting a minimum of four (4) inches and a maximum of eight (8) inches,
extending the length of the building.
d. Horizontal band trim applied at the transition between the ground floor and u pper
stories, extending the length of the primary façade of the building.
e. Variation in the roof profile, by either:
1. Combining more than one roof type; the secondary roof type shall represent
at least twenty-five percent (25%) of the total roof line. See Section 9.4-
130[f][5] for allowed roof types;
2. Varying the height of the same roof type by at least eighteen (18) inches in
height for one (1) to three (3) unit exposed on that elevation;
3. Varying the pitch of the same roof type by twenty-five percent (25%);
4. Adding additional gables, equal to at least twenty-five percent (25%) of the
façade length.
(3) Awnings. The following standards shall apply to all awnings:
(i) Awnings shall be placed above storefront doors and may be placed above windows.
(ii) Awnings shall be a minimum of five percent (5%) larger than the width of the opening to
emphasize building proportions.
(iii) Awnings shall be aligned with awnings on adjacent buildings within plus or minus one (1)
foot in height unless the ground-floor elevation is more than plus or minus one (1) foot from
other buildings due to topography changes.
(iv) Awnings shall be constructed of canvas, wood, or metal.
(v) Awnings or canopies may encroach into the public right-of-way over the sidewalk, extending
to a distance within two (2) feet of the face of a curb. Any awnings that encroach into the
public right-of-way shall maintain eight (8) feet clear as measured from grade and shall be
required to be reviewed and approved by the City Engineer.
(4) Balconies. The following standards shall apply to all balconies:
(i) When private balconies project from a building façade, the maximum depth shall be ten (10)
feet, measured from the building’s ground-floor footprint, regardless of the setback.
(ii) To count toward required open space, balconies shall be a minimum of six (6) feet in width
and four (4) feet in depth.
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(iii) Unoccupiable balconies, such as Juliet balconies, can be used to fulfill an articulation
requirement but shall not count toward required open space. Such balconies shall be a
minimum of three (3) feet wide and twelve (12) inches deep.
(iv) When balconies project into the public right-of-way, such balconies shall maintain a
minimum vertical clearance above the sidewalk based on the building type and ground -floor
use as specified below. Any such encroachment shall only be permitted with review and
approval of the City Engineer.
a. Sixteen (16) feet for developments that have residential common areas, commercial, or
mixed-use on the ground floor.
b. Sixteen (16) feet for developments with residential units on the ground floor.
(5) Roofs.
(i) Allowed Roof Types. Roofs shall be one of the following types:
a. Gable;
b. Flat;
c. Shed; or
d. Hipped.
(ii) Regulations for Flat Roofs. Flat roofs, applied as either a primary or secondary roof type, are
allowed provided they incorporate at least one of the following:
a. A cornice, projecting a minimum of four (4) inches and a maximum of eight (8) inches,
extending the length of the flat roof.
b. An eave with an eighteen-inch (18) minimum projection, extending the length of the flat
roof.
(iii) Regulations for Gable Roofs. Where the nonvertical end of a gable roof faces the street,
additional gables are required along the street-facing side. If no additional gables are provided,
the vertical side of a gable shall be oriented toward the street.
(iv) Prohibited Roof Types. Mansard roof types are prohibited.
(v) Mechanical equipment shall be screened pursuant to Section 9 -4.128 (Fencing and screening).
(g) Entryway Standards.
(1) Allowable Entryway Types by Building Type.
(i) All building designs shall incorporate at least one (1) of the entryway types allowed for that
building type, as identified in Table 9.4.XX and described in Subsections 2 and 3 below.
Table 9.4.XX: Allowed Entryway Types by Building Type
Building Type Entryway Type
Shopfront Arcade Stoop/Porch
Mixed-use (3-4 stories) Allowed Allowed --
Multiplex (5+ units) Allowed Allowed Allowed
Duplex, Triplex, Fourplex, or Cottage Cluster -- -- Allowed
(2) Requirements for All Entryway Types.
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(i) 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.
(ii) 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.
(3) Standards for Individual Entryway Types.
(i) Shopfront Entryway Requirements.
Table 9.4.XX: Shopfront Entryway Elements
Shopfront Element Minimum
A Width of storefront bay(s) 12 feet
B Height to top of transom (from top of storefront
bay)
3 feet
C1 Height of storefront bay 12 feet
C2 Height of bulkhead 2 feet
D Width of storefront on secondary frontage 20 feet
a. A shopfront entry may be recessed or in line with required front setback.
b. Storefront glass shall be clear without reflective coating or dark tinting. Lightly tinted
glazing that is less than fifteen percent (15%) and low emissivity is acceptable.
c. Transom windows are required. Glass in clerestory windows may be clear, stained glass,
or frosted glass.
d. Doors shall use the same materials and design as display windows and framing.
e. Bulkheads, where used, may include any of the following materials: ceramic tile, wood
panels, polished stone, or glass tile.
f. Awnings shall comply with Section 9-4.130(f)(3).
(ii) Arcade Entryway Requirements.
Table 9.4.XX: Arcade Entryway 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
a. Along primary frontages, arcade column spacing shall correspond to storefront
openings.
b. Column height shall be between four (4) to six (6) 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.
(iii) Stoop/Porch Entryway Requirements.
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Table 9.4.XX: Stoop/Porch Frontage Elements
Cottage Cluster,
Duplex/Triplex/Fourplex
Multiplex
Frontage Element Minimum Maximum Minimum Maximum
A Depth (not including stairs) 4 feet -- 7 feet --
B Width 6 feet -- 12 feet --
C Floor Height (measured from
adjacent finished grade)
7 inches 3 feet -- 3 feet
D Height (measured from
stoop/porch floor to ceiling)
8 feet 12 feet 9 feet 12 feet
a. Stoops/porches must correspond directly with the building entry(s) to which the
stoop/porch provides access.
b. Exterior stairs leading to the stoop/porch may be perpendicular or parallel to the
adjacent sidewalk.
c. For stoops/porches six (6) feet in width or less, landscaping shall be planted to the sides
of the stairs/stoop, either at grade or in raised planters. For stoops greater than six (6)
feet in width, landscaping may be provided next to the stoop or on the stoop, either at
grade or in raised planters.
(h) Building Materials and Colors.
(1) Exterior Building Wall Materials.
(i) Table 9.4.XX identifies allowed and prohibited exterior building wall materials. Materials not
listed are prohibited unless approved through a discretionary review process.
Table 9.4XX: Exterior Building Materials
Wall Materials Standard Additional Regulations
Brick (including brick veneer) P
Stone (unpainted) P Veneer (not panels)
Stucco (True stucco only; Lime or
Portland Cement)
P Fine sand or hand troweled only
Finished wood, wood veneer,
engineered wood, wood siding
P
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 or corrugated) P If colored, must be factory powder
coated and not applied after market.
Vinyl N
Plastic N
Glass (mirrored, tinted, reflective) N
Gloss tiles N
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Table 9.4XX: Exterior Building Materials
Wall Materials Standard Additional Regulations
T-111 Plywood N
Composite wood panel N
Rough stucco N
Synthetic stucco N
Exterior Insulation Finishing System
(EIFS)
N
P: Primary or secondary material
S: Secondary or accent material only
A: Accent material only
N: Not allowed/prohibited
(ii) Veneers shall be returned at least four (4) feet from exterior corners or dead end into a
projecting façade feature, whichever is less.
(2) Prohibited Materials.
(i) Exterior Wall Materials. See Table 9.4.XX.
(ii) Windows and Doors.
a. Mirrored glass is prohibited.
b. Simulated divided lites are prohibited.
(iii) Cornices. Cornices constructed with Polyurethane Foam are prohibited.
(3) Color Variety.
(i) The number of colors appearing on the entire building wall exterior shall be at least two (2)
and not more than four (4) (or four (4) tones of the same color), including trim and accent
colors. A different color roof shall not count as a different color for the purposes of this
subsection.
(ii) 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.
(i) Transition to Abutting Rural and Single Family Uses. Where the side or rear property line abuts a
property in the RR, RS, RSF, or LSF zoning districts, the following standards shall apply.
(1) Upper Story Stepback. For buildings within ten (10) feet of an abutting RR, RS, RSF, or LSF zoning
district, a minimum twelve-foot (12) stepback shall be provided for every story above the second
story, applied to the façade of the building that faces the abutting RR, RS, RSF, or LSF zoning district.
(2) Building Setback. Alternatively, the entire building may be set back at least ten (10) feet from the
property line.
(3) Landscape Buffer. A minimum five-foot-wide (5) landscape buffer (clear of any wall footings) shall be
provided adjacent to a RR, RS, RSF, or LSF zoning district. Evergreen screening trees shall be:
(i) Planted at a minimum interval of fifteen feet (15) along interior property lines abutting an
RS, RSF, or LSF zoning district;
(ii) Consist of species that attain a twenty-foot (20) minimum height at maturity; and
(iii) Minimum fifteen-gallon (15) size at time of planting.
(j) Additional Standards for Mixed Use
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(1) Ground Floor Space. Ground floor residential-serving spaces shall be limited to areas necessary to
serve residents including lobbies, mail areas, access to units, and mechanical equipment, and shall
not include gyms or other common interior gathering or recreation areas.
(2) Mailboxes. In mixed-use developments, separate mailboxes and package delivery/pick-up areas shall
be provided for the residential and commercial components of a project.
(k) Additional Standards for Cottage Clusters
(1) Applicability. All detached dwelling units constructed in multifamily zoning districts shall comply with
this Section.
(2) Site Planning.
(i) A single cottage cluster shall contain a minimum of three (3) and a maximum of twelve (12)
cottages. A cottage cluster project may include more than one (1) cluster with more than
one (1) associated common courtyard. There is no limit to how many cottage clusters are
permitted on a single lot.
(ii) All cottages within a single cottage cluster, with five (5) or more units, shall share a common
courtyard. Four (4) or fewer cottages within a cottage cluster shall not be required to
provide a common courtyard.
(iii) Garages and carports (whether shared or individual) shall not abut more than twenty -five
percent (25%) of a common courtyard’s perimeter.
(iv) Allowed building types include single units and duplexes.
(3) Setbacks.
(i) The setbacks from adjacent property lines along the perimeter of the cottage cluster
development shall be the same as required by the underlying zoning distr ict.
(ii) Cottage structures (comprised of either individual units or duplexes) shall be separated by a
minimum distance of six (6) feet between walls.
(4) Maximum Footprint. The footprint of each cottage shall not exceed eight hundred (800) square feet
for a single detached unit and one thousand (1,000) square feet for a duplex. A communal garage or
parking structure is permitted and is not subject to the maximum footprint requirements for
cottages. The building footprint shall be measured by calculating the tota l square foot area of a
building, when viewed directly from above, that covers a portion of a lot, except that the following
structures or parts of structures shall themselves not be included in calculating building footprint:
(i) Any part of a structure without a roof.
(ii) Roof eaves.
(iii) Carports, porches, and balconies that are open at least 50 percent of their respective sides.
(iv) Detached garages or accessory buildings.
(5) Open Space. All cottage cluster developments shall comply with Section 9-3.262(c) requirements for
outdoor recreation or gathering areas, except cottage cluster developments with five (5) or more
units shall have a common open space area to be shared by residents. Common open space is subject
to the following standards:
(i) The common courtyard shall be at least 15 feet wide at its narrowest point and no less than
four hundred (400) square feet.
(ii) Each cottage within a cluster must either:
a. abut the common courtyard;
b. have a main entrance facing the common courtyard; or
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c. be within ten (10) feet from the connecting pedestrian path, measured from the façade
of the cottage to the nearest edge of the pedestrian path. A pedestrian path may
include a common driveway crossing with alternative paving.
(iii) The common courtyard shall be developed with a mix of landscaping, passive recreation
area, pedestrian paths, and/or paved courtyard area, and may also include recreational
amenities. Impervious elements of the common courtyard shall not exceed seventy -five
percent (75%) of the total common courtyard area.
(6) Fences.
(i) Interior Fences Delineating Private Yards and Common Open Spaces. Fencing located within
the interior of the original project site perimeter used to delineate private yards and
common open space areas:
a. shall not exceed forty-two (42) inches in height;
b. shall be at least fifty percent (50%) transparent; and
c. shall not consist of solid (e.g., board, cinder block), chicken wire, or white vinyl fencing
(examples of allowed fencing material include split rail, framed welded wire, and similar
types of fencing.
(ii) Exterior Fences Delineating the Original Project Boundary. Fences located along the original
project boundary’s front, side, and rear property lines shall comply with Section 9 -
4.128(c)(1)(ii).
(7) Pedestrian Access.
(i) A pedestrian path shall be provided that connects the main entrance of each cottage to the
following:
a. The common courtyard (for clusters of five or more units)
b. Shared parking areas;
c. Sidewalks; and
d. Public rights-of-way abutting the site.
(ii) The pedestrian path must be hard-surfaced (concrete, asphalt, or pavers) and a minimum of
three (3) feet wide.
(8) Existing Structures. An existing single-family dwelling and accessory uses and buildings on a lot to be
used for a cottage cluster project may remain within the cottage cluster project area provided they
comply with the standards in subsections i – v below.
(i) The existing dwelling may be nonconforming with respect to the requirements of Section 9-
4.130(j) (Additional Standards for Cottage Clusters).
(ii) The existing dwelling may be altered or expanded up to the allowed maximum height and
maximum building footprint per Section 9 -4.130(3)(i) (Maximum Building Footprint). Existing
dwellings that exceed the maximum height and/or footprint standards may not be
expanded.
(iii) The existing dwelling shall be excluded from the calculation of maximum average dwelling
size of a cottage cluster, per Section 9-3.331(e).
(iv) The existing dwelling shall be excluded from the calculation of orientation toward the
common courtyard, per subsection 9-4.130(j)(1)(iii) and (j)(4)(c).
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(9) Alternative Compliance. For projects that meet the definition of a “small home lot development”
pursuant to Government Code Section 66499.40, where a conflict exists between this Section and
Government Code Section 66499.40, Government Code Section 66499.40 shall prevail.
(l) Definitions
1. Abut. Contiguous to having district boundaries or lot lines in common (i.e., not separated by an alley,
public or private right-of-way, or street).
2. Articulation. The breaking up of a flat and uniform building façade by using recessed wall areas,
indents, projections, changes in building materials, and detailed projecting features such as stoops,
bay windows, awnings, canopies, and/or balconies.
3. Bay Window. A window or series of windows projecting from the outer wall of a building and f orming
a recess within.
4. Building Footprint. The area of the ground surface occupied by an existing or proposed structure,
measured from exterior wall to exterior wall at the base of the structure.
5. Common Open Space. Shared open space, no less than four hundred (400) square feet.
6. Cornice. A molded and projecting horizontal feature that crowns a façade.
7. Cottage Cluster. A grouping of no fewer than three detached dwellings.
8. Duplex. Residential building with two units.
9. Façade. Any exterior face or wall of a building.
10. Flat Roof. A roof without any sloped sides, with a pitch of 10 degrees or less.
11. Forecourt. Open area in front of a building’s entrance surrounded by walls on at least three sides.
12. Fourplex. Residential building with four units.
13. Gable Roof. A roof with two slopes – front and rear– joining at a single ridge line parallel to the
entrance façade.
14. Hipped Roof. A roof with four sloped sides. The sides meet at a ridge at the center of the roof. Two of
the sides are trapezoidal in shape, while the remain ing two sides are triangular, and thus meet the
ridge at its end-points.
15. Lintel. A horizontal element over an opening, often found spanning doors or windows. Lintels can be
structural/load bearing or ornamental.
16. Massing. The three-dimensional bulk of a structure: height, width, and depth.
17. Massing Break. Recess/projection measured from the building footprint with minimum dimensions of
one foot in depth by three feet in length by eight feet in height
18. Mixed-use. A development that has a vertical separation of commercial and residential land uses in a
building. Residential units within a commercial district are subject to compliance with allowed density
and shall not be located on the ground floor.
19. Multiplex (5+ units). Residential building with five or more units.
20. Occupied Space. An enclosed space in a building intended for human activities, including bathrooms
and circulation, but not including vehicle parking or space for other building functions such as
storage, solid waste storage, building equipment, or computer servers.
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21. Pedestrian Scale. The first 16 vertical feet of a building above grade. This part is the most critical for
creating a good pedestrian environment.
22. Plaza. A public square or open space in a city or town.
23. Stoop/Porch. Outdoor steps, stairs, and/or a raised platform, located immediately adjacent to the
entry of a building for the purpose of providing pedestrian access from the outdoor ground elevation
to a building interior. A stoop/porch can be recessed or projected and covered or uncovered .
24. Private Open Space. Privately-owned or controlled outdoor space for use by a single unit's residents
or a single business's workers or customers, accessible by secured access only.
25. Public Realm. The area outside a building accessible or visible to the public, including public right-of-
way, sidewalk easement, and publicly accessible open space.
26. Shed Roof. A roof shape having only one sloping plane.
27. Stepback. The required or actual placement of a building a specified distance away from a road,
property line, or other structure at a level above the first floor.
28. Street. A public or private right-of-way.
29. Transparency. The ability of a building or structure to visually transmit light, allowing for a clear view
of the interior or exterior spaces via doors and windows.
30. Triplex. Residential building with three units.
31. Unoccupied Space. An enclosed space in a building not intended for human activities but only for
building services, such as storage, trash, equipment, building utilities.
32. Wall Plane Variation. Change in condition, character, or form of a continuous exterior wall.
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