The objective design standards set forth in this chapter supplement the development standards in this title and serve as minimum requirements for multifamily residential development and mixed-use development that contains residential uses.

(Ord. No. 575, § I(Exh. A), 6-29-2023)

These standards are mandatory for any qualifying residential project that requests streamlined processing and ministerial approval pursuant to state law provisions that reference objective design standards. Qualifying residential projects are those that comply with Government Code Section 65913.4(a).

Section 65913.4(a)(2)(C) provides that Section 65913.4 applies to areas within a jurisdiction that are zoned for residential use or residential mixed-use development or have a general plan designation that allows residential use or a mix of residential and nonresidential uses, and at least two-thirds of the square footage of the development is designated for residential use. As such, these objective design standards apply to developments meeting these requirements within the following zoning districts: R-1, R-2, R-3, MU-1, MU-2, MU-3 and T-C. Section 65913.4(a)(1) defines a multifamily development as a development that contains two (2) or more residential units.

(Ord. No. 575, § I(Exh. A), 6-29-2023)

The city manager or their designee shall use the objective design standards set forth in this chapter to approve developments that meet all of the criteria set forth in Government Code Section 65913.4.

(Ord. No. 575, § I(Exh. A), 6-29-2023)

A.

Site Standards.

1.

Street connectivity.

a.

External Connectivity. Streets within any proposed subdivision or development site shall be aligned with existing and planned streets in adjacent neighborhoods so as to create a continuous street pattern. All streets, alleys, and pedestrian pathways in any subdivision or development site shall connect to other streets and to existing and planned streets outside the proposed subdivision or development.

b.

Internal connectivity. New streets must form a continuous and linked vehicular and pedestrian network within the development.

c.

Cul-de-sacs and dead-end streets. Any cul-de-sac or other dead-end street longer than three hundred (300) feet shall be connected to other streets by a pedestrian path.

d.

No gates/barriers. Automobile and pedestrian access points into multifamily residential developments shall not be gated or closed off to the public.

e.

Block length/mid-block pedestrian connections. Blocks shall not exceed six hundred (600) feet in length, measured from street centerline to street centerline, unless mid-block pedestrian connections are provided at intervals of no more than three hundred fifty (350) feet apart. Such pedestrian connections shall include a walkway at least ten (10) feet wide.

2.

Parking required.

a.

Pursuant to Government Code Section 65913.4(e), no parking shall be required for those developments located within one-half mile of public transit or within a designated historic district.

b.

Pursuant to Government Code Section 65913.4(e), the maximum required parking shall be one (1) space per dwelling unit. A carport or enclosed garage is optional.

3.

Parking location, design, and access.

a.

All parking areas shall have adequate ingress and egress to and from a street or alley. Sufficient room for turning and maneuvering vehicles shall be provided on the site. Barriers shall be provided where deemed necessary by the city to protect property.

b.

Entrances and exits to parking lots and other parking facilities shall be provided at locations approved by the city engineer.

c.

The parking area, aisles, and access drives shall be constructed with a minimum of six (6)-inch base and a double chip and seal to provide a durable, dustless surface, and shall be graded and drained to dispose of surface water, with the design and specifications for such work approved by the city engineer.

d.

The use of cluster parking spaces into small parking areas, dispersed around the site, to avoid large paved expanses is required.

e.

All parking lots shall include appropriately striped spaces for standard and compact cars as well as accessible spaces.

f.

No parking is allowed in setback areas along project boundaries.

g.

A separation of pedestrian and automobile traffic paths is required to minimize conflict areas for safety.

h.

Walkways to connect parking lots to building entrances shall be provided. Landscaping, lighting, and paving shall be used to define walkways.

4.

Parking lot lighting.

a.

Light fixture design shall be compatible with the design and the use of the principal structure on the site. Light fixtures shall be equipped with appropriate reflectors and shielded to prevent illumination of the adjacent properties.

b.

Incorporate placement of light fixtures into the landscape scheme of the project. Show location and type of all exterior lights on the landscape plans.

c.

Height of any light poles shall be appropriate for the project and surrounding environment. Height of the light poles shall not exceed that of the main building.

d.

Use bollard type luminaries, maximum of eight (8) feet high for pedestrian areas.

e.

Shield light sources to prevent any glare or direct illumination on public streets, adjacent properties, or highways.

f.

All area lights shall be energy efficient type (LED, High Pressure Sodium, or equivalent).

g.

All on-site pedestrian and automobile traffic areas shall be illuminated for safety and security.

5.

Onsite open space and outdoor recreation areas.

a.

On each multifamily development of five (5) units or more, the open space requirements pursuant to Section 17.92.090 (Open space requirements for multifamily developments) shall be met.

b.

In addition to those standards in Section 17.92.090, any multifamily project of fifteen (15) or more units shall provide a recreation area that complies with the following:

i.

A defined and fenced recreation area which may include fixed play equipment, pools, ball courts, and similar facilities.

ii.

The recreation area shall not be less than five hundred (500) square feet, or twenty-five (25) square feet per dwelling unit, whichever is greater.

iii.

The recreation area shall be visible from more than one (1) dwelling unit within the project.

iv.

The recreation area shall be protected from any adjacent streets or parking lots with a fence or other barrier at least four (4) feet in height.

c.

Exemptions. The recreation area requirement shall not apply to any development that is:

i.

Located within five hundred (500) feet of a public park; or

ii.

Age-restricted to senior citizens.

d.

For minimum setback requirements, refer to the zoning district.

6.

Landscaping.

a.

At a minimum, the following landscaping is required:

i.

All areas not occupied by parking, driveways, pedestrian walkways, recreation areas, buildings, structures, and hardscape shall be landscaped.

ii.

The required front yard shall be landscaped and not used for parking. The only area not landscaped within the required front yard is the driveway access to the required parking area, which shall not exceed twenty-five (25) feet in width.

iii.

Landscaping within the front setback area shall include one (1) fifteen (15)-gallon size tree for each fifty (50) feet of frontage, and at least one (1) one (1)-gallon sized shrub for each five (5) feet of frontage.

iv.

In addition to the required trees and shrubs, the landscaped area may also be planted with lawn or ground cover plants. Other decorative, non-plant ground covers may be used as long as they do not exceed twenty-five (25) percent of the landscaped area.

v.

Parking lot landscaping shall be provided to enhance sites and building parking areas in compliance with subsection C of Section 17.76.090 (Design, construction, and maintenance standards).

vi.

Where landscaping is provided, adequate irrigation and maintenance thereof shall be provided, including replacement of dead trees, shrubs, vines or other ground cover required pursuant to this section.

7.

Fencing.

a.

All fences shall comply with Section 17.92.120 (Fences, walls, hedges, and screen planting).

b.

Any perimeter fencing utilized along a public street shall be constructed of decorative iron, pre-painted welded steel, or wood picket material.

c.

Fences and walls shall be compatible in style and material with the main structures on a site.

d.

To avoid the monotony of long, solid walls and fences around the perimeter of projects, variation in height and depth is encouraged.

e.

Barbed wire and chain link fencing is prohibited.

f.

Fences and walls used for noise control shall be made of materials most suited for noise reduction and which minimize reflective sound.

g.

Security fencing and gates shall be of an open type to allow for maximum visibility of the secured area. Wrought iron and cast-iron fences are recommended for security fences and gates for all uses.

8.

Refuse containers. Provide dumpsters for garbage collection and containers for recycling within a screened enclosure design specifically for that use pursuant to Section 17.92.220 (Trash and recycling enclosures).

B.

Building Design Standards.

1.

Building mass and articulation.

a.

Building length. Buildings shall not be less than twenty (20) feet or exceed two hundred (200) feet in width or length on any side.

b.

Facade articulation. All building facades that face or will be visible from a public street shall include one (1) or more of the following treatments.

i.

Exterior building walls shall vary in depth through a pattern of offsets, recesses, or projections.

ii.

The building height shall be varied so that a portion of the building has a noticeable change in height; or roof forms are varied over different portions of the building through changes in pitch, plane, and orientation.

iii.

The building facades shall incorporate details such as window trim, window recesses, cornices, belt courses, and other design elements.

c.

Maximum building height. As established for the zoning district in which the development is located.

d.

Vertical articulation for tall buildings. In buildings of three (3) or more stories, upper and lower stories shall be distinguished by incorporating one (1) or more of the following features. These features may be applied to the transitions between any floors, except where otherwise specified.

i.

A change in facade materials, along with a change in plane at least one (1) inch in depth at the transition between the materials.

ii.

A horizontal design feature such as a water table, belt course, or belly band.

iii.

A base treatment at the ground floor consisting of a material such as stone, concrete masonry, or other material distinct from the remainder of the facade and projecting at least one (1) inch from the wall surface of the remainder of the building.

iv.

Setting back the top floor(s) of the building at least five (5) feet from the remainder of the facade.

e.

Facade transparency/limitation on blank walls. At least twenty (20) percent of the area of each street-facing facade of a residential building must consist of windows, doors, or other openings. No wall that faces a sidewalk, pedestrian walkway, or publicly accessible outdoor space shall run in a continuous plane of more than thirty (30) feet without a window, door, or other opening.

2.

Roofline.

a.

Minimum roof slope: 3:12.

b.

Minimum roof eave overhang. Twelve (12) inches.

3.

Exterior theme.

a.

Buildings shall carry the same theme on all elevations. For the purposes of this standard, a theme includes primary (non-accent) materials and colors.

b.

Affordable units and market rate units in the same development shall be constructed of the same or similar exterior materials and details such that the units are not distinguishable.

4.

Screening. All exterior mechanical and electrical equipment shall be screened or incorporated into the design of buildings so as not to be visible from the street. Equipment to be screened includes, but is not limited to, all roof-mounted equipment, air conditioners, heaters, utility meters, cable equipment, telephone entry boxes, backflow prevention devices, irrigation control valves, electrical transformers, pull boxes, and all ducting for air conditioning, heating, and blower systems. Screening materials shall be consistent with the exterior colors and materials of the building.

(Ord. No. 575, § I(Exh. A), 6-29-2023)