The purpose of these design standards is to guide the design of Single-Family Dwellings, Two-Unit Residential Developments, and Three-Unit Residential Conversions and to support the implementation of the Housing Element of the General Plan. The goal is to establish objective standards that will provide consistent guidance for future development of single-family dwellings, Two-Unit Residential Development, and Three-Unit Residential Conversions, and implement the Housing Element in a consistent manner throughout the City. It is further the goal of these standards to ensure that new residential development is designed to be compatible with adjacent residential development.

(Ord. No. 406, § 1(Att. 1, § 10), 3-5-2025)

Development standards for Single-Family Dwellings, Two-Unit Residential Developments, and Three-Unit Residential Conversions are determined by the base zoning district and Article 15-57, Ministerial Consideration of Qualifying Projects.

(Ord. No. 406, § 1(Att. 1, § 10), 3-5-2025)

(a)

Street-facing façade massing and scale.

(1)

Street-facing second story facades must be either:

(i)

Stepped-back a minimum five feet from the ground floor façade directly below for a minimum 40 percent of the façade width; or

(ii)

Embedded within a sloped roof form that meets the first story eave.

Figure 15-59.030-1: Second Story Street-facing Facades

(2)

Overhanging second stories are not permitted.

(3)

Second story plate height may not exceed twice that of the ground floor plate height.

(4)

Where a continuous eave line exists along a block face:

(i)

New development must conform by establishing a continuous eave line within ten inches of the average eave height along the block face.

(ii)

Additions and remodels must preserve any existing eave that conforms to the block face's continuous eave line.

Figure 15-59.030-2: Continuity of Eaves Line

(b)

Interior side and rear facade massing and scale.

(1)

Two-story interior side facades facing an R-1 district and two-story rear facades of corner lots facing an R-1 district must incorporate a minimum of two vertical planes. Each plane must be at least eighty square feet in surface area and must be offset a minimum of four feet from any adjacent plane.

(2)

Two-story rear facades of interior lots facing an R-1 district may be a maximum sixty feet in length without a full-height vertical change in plane at least eight feet in depth.

(c)

Roof form.

(1)

Roof forms shall be limited to:

(i)

Gables, (with or without dormers),

(ii)

Hip roof,

(iii)

Shed roof, or

(iv)

Flat roof.

(2)

Dormers which are decorative only ("false" dormers) are not permitted. Where dormers are used, each dormer must be a minimum eight feet in width.

(3)

Where sloped roof forms are used, all portions of the roof that are visible from the public right-of-way must be sloped.

(i)

Sloped roof forms that are flat at the top are not permitted.

(ii)

Structures with sloped roof forms visible from the public right-of-way and a flat roof form behind that is not visible from the public right-of-way are permitted.

(4)

To ensure that primary roof forms, secondary roof forms, and additions are compatible in form and slope, a maximum of three roof forms may be visible from the public right-of-way on any one structure.

(5)

Where a façade incorporates a secondary volume such as a bank of bow windows or other projection, the roof form above the projection must reflect the change in building volume below. Large roofs forms that are independent of the volumes below are not permitted (see Figure 15-59.030-3: Roof Forms).

Figure 15-59.030-3: Roof Forms

(d)

Residential privacy.

(1)

Upper-story balconies, roof decks, and other habitable outdoor space must maintain a minimum five feet clear from the minimum setback line abutting an R-1 district and must include an opaque wall at least four feet in height as measured from the floor of the outdoor open space.

(2)

Upper-story floor-to-ceiling windows or doors are not allowed on facades within five feet of the minimum setback line abutting an R-1 district.

(3)

All windows on the second story or above and within 15 feet of an interior or rear second story setback line must employ one of the following methods:

(i)

Be angled a minimum of thirty degrees as measured from a line outside the window that is parallel to the adjacent side setback line; or

(ii)

Have a minimum sill height of forty-two inches from finished floor; or

(iii)

Use permanently translucent or frosted glazing.

Figure 15-59.030-4: Residential
Privacy

(4)

Where a second story is located within fifteen feet of an interior or rear property line, a six foot fence or hedge that can grow to a height of six feet within a two-year period from the date of certificate of occupancy is required along the property line opposite from any fenestration and opposite the wall segments four feet on either side of the fenestration.

(5)

Where ground-floor full-height windows or transparent doors face an interior side or rear property line abutting an R-1 district at any distance from a property line, a six-foot fence or a hedge that can grow to a height of six feet within a two-year period from the date of certificate of occupancy is required along the property line that the ground-floor full-height windows or transparent doors face. The fence or hedge must run for at least the width of the windows/doors plus an additional four feet on either side.

(Ord. No. 406, § 1(Att. 1, § 10), 3-5-2025)

(a)

Building orientation and entrance design.

(1)

For single-family dwellings, the principal entrance must be located on the street-facing façade and must incorporate a projection, recess, or combination of projection and recess at least forty square feet in area, with a minimum depth of five feet.

Figure 15-59.040-1: Entry Protection

(2)

For Two-Unit Residential Developments and Three-Unit Residential Conversions:

(i)

At least one principal entrance to a primary dwelling unit must be located on the street-facing façade and must incorporate a projection, recess, or combination of projection and recess at least forty square feet in area, with a minimum depth of five feet. The covered area may support one entrance, two entrances, or a shared entrance.

(ii)

Side or rear-facing principal entrances to primary dwelling units shall incorporate a projection, recess, or combination of projection and recess at least twenty square feet in area, with a minimum depth of five feet.

(3)

Where a façade incorporates a projecting entry feature:

(i)

The horizontal width of the entry feature may not exceed twenty-five percent of the façade width.

(ii)

Eaves of a roofed projection may not exceed the eave height of the first story eaves.

Figure 15-59.040-2: Entrance Features

(4)

Alternative designs that create a welcoming entry feature facing the street may be approved by the Director pursuant to Article 15-45.065(a)(10).

(b)

Window placement and design.

(1)

Passive cooling. On south-facing facades and facades within fifteen degrees of south-facing, overhangs and eaves must be incorporated into roof and façade design to block direct sunlight in the summer months.

(2)

Required windows. All habitable rooms require at least six square feet of window surface. Rooms not considered habitable include bathrooms, closets, hallways, storage areas, and utility rooms.

(3)

Window shape. Windows may be square, rectangular, or arched. Where clerestory windows are incorporated into a façade design, windows may be irregular in shape to follow the contours of the roofline.

(4)

Window recess or trim. Trim at least two inches in width and ¾-inch in depth must be provided around all windows, or windows must be recessed at least 2.5 inches from the plane of the surrounding exterior wall.

Figure 15-59.040-3: Window Design

(5)

Window materials. Foam window trim is not permitted on street-facing windows.

(6)

Glazing. Reflective glazing is prohibited.

(7)

Shutters. Shutters width may be a maximum 50 percent of the width of the window.

Figure 15-59.040-4: Shutter Width

(c)

Blank Walls. No wall on any level, except for garages, may run in a continuous plane of more than twenty feet without a window or a projection, offset, or recess of the building wall at least four feet in depth.

(d)

Garage design.

(1)

The total width of garage doors on front-facing garages may not exceed fifty percent of the width of the façade.

(2)

The plate height of an attached single-story garage may not exceed the first floor plate height of the rest of the structure.

(3)

Building materials and colors of garages (attached or detached) must be consistent with that of the rest of the structure.

(4)

Garage doors must be recessed a minimum of four inches from the face of the garage.

(5)

Garage doors must be articulated with windows, paneling, recesses, or other details that provide visual relief.

Figure 15-59.040-5: Garage Door
Articulation

(6)

Three-car garages. A garage with three or more doors, or garages designed to accommodate three or more non-tandem parked cars, must be designed such that the entrance to one of the three parking spaces is set back from the other two by a minimum of two feet.

(e)

Building materials and colors.

(1)

Building materials. Building elevations must incorporate at least two distinct non-reflective materials and textures: a primary material that comprises fifty percent or more of the façade excluding transparent surfaces and a secondary material that comprises no more than thirty percent of the façade excluding transparent surfaces. Accent materials may be used on trim and architectural details, comprising no more than ten percent of the façade excluding transparent surfaces.

(2)

Material change. When there is a change in exterior building material, the material change must occur at the inside corner of a building form, or a minimum of two feet beyond an outside corner.

(3)

Material durability/protection.

(i)

Exterior finish materials shall have an expected lifespan of no less than 30 years per manufacturer's specifications.

(ii)

Exterior timber shall be protected from decay by stain and sealant.

(iii)

Exterior ferrous metals shall be protected from corrosion either by the use of galvanized, stainless, or weathering steel.

(4)

Prohibited materials. The following are prohibited as building cladding materials:

(i)

Synthetic stucco.

(ii)

Ribbed metal.

(iii)

Mirrored metal finishes.

(iv)

Vinyl.

(v)

Aluminum.

(5)

Building colors. A maximum of four colors shall be applied to the building façade.

(6)

Roof materials. Roof materials and colors are limited to the following.

(i)

Composition shingle.

(ii)

Spanish barrel tile, regularly or irregularly laid, and brown or brown/red in color.

(iii)

Standing seam metal.

(iv)

Concrete roof tiles; or

(v)

Cool roof membrane.

(vi)

Alternative roof materials that are similar to the above in form and color may be approved by the Director pursuant to Article 15-45.065(a)(10).

(f)

"360-degree design" requirements. All buildings must be designed with "360-degree design" where each exterior wall is designed equivalent to the primary facade in the extent of building articulation, level of detail, quality of exterior materials, and consistent with the color scheme of the primary facade. Details include but are not limited to window and door trim, window and door recesses, cornices, brackets, columns/arches, and roof forms.

(g)

Additions and remodels. Notwithstanding the design standards of this Article, the following elements of additions to and remodels of existing buildings must be consistent with the design of the existing building:

(1)

Plate heights. On each story, the plate height of the addition must be the same as that of the existing adjacent space.

(2)

Roof forms. Roof forms of additions must extend and be consistent with the existing structure's roof in terms of slope and form.

Figure 15-59.040-6: Roof Forms of
Additions

(3)

Materials and colors. The same building material and colors must be used on an addition. If the same materials and colors are not attainable, alternate materials may be used provided the resulting design complies with the standards of Section 15-59-040(e), Building materials and colors.

(Ord. No. 406, § 1(Att. 1, § 10), 3-5-2025)

(a)

Fencing and screening.

(1)

Fence design. Where fences or gates incorporate decorative pilasters or posts, the post or post cap design must incorporate a building material or color that is consistent with that of the primary structure.

(2)

Prohibited materials: Chain link fences are prohibited in the front or street-side setback.

(3)

Visibility of solar panels. Rooftop solar panels shall have a low-profile, flush-mounted design, with a maximum of six-inch gap between the solar panel and the roof material. If solar panels are mounted on a flat roof and are tilted or angled to maximize solar energy production, building parapets or other architectural elements shall provide screening from view from the right-of-way. Screening shall be architecturally continuous with the building in color, material, and trim cap detail.

(4)

Visibility of building-mounted utilities. Electrical panels, EV charging panels, and other building-mounted utilities may not be located on the front façade and must be screened from visibility from the public right-of-way.

(5)

Visibility of ground-mounted utilities. Ground-mounted mechanical or electrical equipment shall be screened using plant materials, fencing, or walls from public right-of-way. Conduits shall not be exposed on exterior walls and shall be embedded either in walls or landscaping.

(b)

Paving. In addition to the standards of Section 15-12.095, Landscaping, the following site design standards are required of Single-Family Dwellings, Two-Unit Developments, and Three-Unit Residential Conversions:

(1)

A continuous paved walkway at least four feet in width is required between the sidewalk or other public right-of-way and all primary entrances, whether shared or individual, to all dwelling units on-site.

(2)

Where paving is at least thirty-five percent open, allowing grass or moss to grow through, fifty percent of the surface area counts toward the maximum amount of paving allowed in the required front setback per Article 15-12.095.

(3)

Permeable paving is not permitted in areas that are:

(i)

Greater than a two percent slope.

(ii)

Seasonally wet (e.g., creek beds); or

(iii)

Adjacent to a building foundation unless measures are taken to prevent infiltration under the structure (e.g., a waterproof membrane is installed to protect the foundation).

(c)

Landscaping and Low-Impact Design.

(1)

Landscaping plans must comply with Article 15-47, Water Efficient Landscaping, to meet local priorities for native and drought tolerant landscaping,

(2)

Landscaping plans must comply with Article 15-50, Tree Regulations, to meet local priorities for protection of existing tree canopy.

(3)

Site design must be consistent with the Santa Clara Valley Urban Runoff Pollution Prevention Program C.3 Stormwater Handbook strategies for on-site retention and infiltration.

(4)

In the Wildland Urban Interface, a five-foot-wide nonflammable buffer is required around the perimeter of all structures.

(5)

Sites must be graded such that runoff from driveways, walkways, roofs, and patios is directed onto vegetated areas.

(6)

Compacted soils are limited to a maximum of twenty (20) percent of the on-site landscaped area.

(7)

Landscape design.

(i)

For each fifty linear feet of street-facing lot frontage, a minimum of one tree that reaches a mature height of thirty-five feet at maturity, or twenty-five feet in areas with overhead utility lines, is required.

(ii)

Where trees are planted in a yard abutting a façade that is within fifteen degrees of south-facing, the trees must be deciduous and provide a canopy at least fifteen feet in diameter at maturity.

(iii)

Landscaped areas in the front and street-side yards must include at least four varieties of live trees, shrubs, or other plant materials. Landscaping installed alongside fences, climbing vines on fences, and varieties planted in permanent planter boxes count toward this minimum.

(iv)

At least eight percent of the front and street-side yard must be planted with a species that is at least three feet in height at maturity.

(Ord. No. 406, § 1(Att. 1, § 10), 3-5-2025)