Presentation Special Meeting Workshop ODS_3.14.2023CITY COUNCIL / PLANNING COMMISSION
COMMUNITY WORKSHOP
Objective Design Standards (ODS)
March 14, 2023
Planning and Development Services Division
Collective Legislation Requires Objective Design Standards
Housing Accountability Act (HAA)
Affordable Housing Streamlined Approval Process (SB 35)
Housing Crisis Act (SB 330)
Intent of the State Legislature
Reduce local regulatory barriers and costs
Streamline the housing approval process
Residential projects must be reviewed objectively
Requires ministerial review and approval process
NEW STATE LAWS
Housing Accountability Act (HAA)
Can’t deny a project or reduce density if compliant with ODS
Projects must be reviewed against objective standards
Exceptions to ODS –full Planning Commission review
Affordable Housing Streamlined Approval Process (SB 35)
Opt-in program to obtain faster approval
Very narrow and specific criteria to meet eligibility
Rely only on ODS –no discretionary review –exempt from CEQA
Housing Crisis Act (SB 330)
Preliminary application process
Freezes or vest the standards that apply to a formal application
Specific timeframes for City and developer for reviews and submittals
NEW STATE LAWS
4
Allowed Under Current Standards
On May 19, 2022, the Planning Commission received a presentation introducing
the proposed ODS requirements
No action was taken
Planning Commission provided comments to Staff
On June 16, 2022, a special workshop meeting was held by the City
Council/Planning Commission to review the proposed ODS requirements
No action was taken
City Council and Planning Commission provided feedback to staff
5
BACKGROUND
On January 19, 2023, the Planning Commission held a Public
Hearing Meeting
Voted unanimously 5-0 recommending City Council Approval of the ODS
Requirements
Included a couple of provisions:
Compliance with SBC Fire
Mitigate privacy issues to adjacent existing residential development
On February 14, 2023, the City Council held a Public Hearing
Meeting
6
BACKGROUND
No Specific Architectural Style
Balance Flexibility with Quality of Design
Combination of “required for all” and “menu” options for design elements
Importance of Sustainable Design
Graphics for clear identification of standards
Amenities are scalable and adaptable
Procedures for review and approvals
Goals
Chapter 18.64 -Objective Design Standards
Applicable to multifamily and mixed-use with two-thirds residential
Addresses Sustainable Building and Site Design
Additional design standards for mixed-use
NEW CHAPTER TO TITLE 18
A. Zoning and Development Standards.
Multifamily residential development or mixed-use development with a residential
component that is designed in conformance with this Chapter shall also comply
with all development standards and regulations of the designated zoning
district and other applicable provisions of Title 18 (Zoning).
B. Subdivision Regulations.
Multifamily residential development or mixed-use development with a residential
component that is designed in conformance with this Chapter that requires the
approval of a subdivision action in order to establish a legal building site for such
development, shall comply with all applicable requirements of Title 17
(Subdivisions).
18.64.020 Other Standards and Requirements
C. Building/Fire Codes.
Multifamily residential development or mixed-use development project with a
residential component that is designed in conformance with this Chapter shall also
comply with all applicable regulations of Title 15 (Buildings and Construction)…
Projects must comply with San Bernardino County Fire submittal and review
requirements.
D. California Environmental Quality Act (CEQA).
Multifamily residential development or mixed-use development …, qualifying for a
ministerial review process, shall be considered exempt from CEQA pursuant to
Government Code Section 65913.4. This exemption does not preclude a
determination by the City that certain technical reports (e.g., stormwater quality
management plan, water and sewer studies, traffic studies, noise studies, parking
studies, biological survey, historical survey)….
18.64.020 Other Standards and Requirements (Continued )
A. “Multifamily Residential Development” means a building(s) with
two or more attached residential units. It also includes a mixed-use
development with a residential use as defined herein. This term does not
apply to accessory dwelling units generally unless the application is for
new construction of a single-family home with an attached accessory
dwelling unit.
18.64.030 Definitions
B. “Mixed-Use Development” means a building(s) and site where at
least two-thirds (2/3) of the square footage of the building(s) shall be
designated for residential use. The two-thirds (2/3) calculation is based
upon the ratio of gross square floor area (square feet) of residential units
and related residential facilities to gross building(s) floor area (square
feet) for the nonresidential use, such as commercial. Buildings that
include both residential and nonresidential uses shall be credited
proportionate to the intended use. The calculations of building(s) square
footage shall not include non-conditioned building floor area or below-
grade floor area, such as basements, or underground parking garages.
18.64.030 Definitions
C. “Ministerial Review Process” means a process for development
approval involving little or no personal judgment by the City as to the
wisdom or manner of carrying out the project. The ministerial review
process simply ensures that the proposed development meets all the
requirements of this Chapter.
18.64.030 Definitions
D. “Objective Design Standards” are defined in Government Code
Sections 65913.4 and 66300 (a)(7) to mean that no personal or
subjective judgment is used by the City. The standards are uniformly
verifiable by reference to an external and uniform benchmark or criterion
available and knowable by both the development applicant/proponent of
the project and City prior to submittal of a development application.
18.64.030 Definitions
18.64.040 Sustainable Design
LEED Platinum Requirement.
For the purposes of this Chapter, all multifamily residential
buildings… shall demonstrate that the application qualifies for
the “Platinum Level Certification,” or an equivalent standard as
defined by the Leadership in Energy and Environmental Design
(LEED) of the United States Green Building Council.
18.64.040 Sustainable Design
Water Efficient Landscape Requirement.
For the purposes of this Chapter, all multifamily residential
development… shall demonstrate that the application is in
compliance with all applicable requirements by the Riverside
Highland Water Company and
compliance with the City’s Water Efficient Landscape regulations
in Chapter 15.56.
The landscaping application shall demonstrate conformance with
the latest Model Water Efficient Landscape Ordinance (MWELO)
guidelines by the California Department of Water
…, development shall comply with the
Municipal Code design development
standard requirements of the
underlining zoned district in which they
are located, including but not limited to
front setback requirements, distance
between buildings, required height, and
lot coverage.
18.64.050 Building Design
CURRENT DEVELOPMENT STANDARDS
Area (Minimum square feet)12,000
Width (Minimum linear feet)60
Lot Depth (Minimum linear feet)100
Street Frontage (Minimum linear
feet)40
Setbacks (Minimum linear feet)`
•Front Yard 25
•Rear Yard 20
•Side Yard 10
Height (Maximum linear feet)35
Lot Coverage (Maximum percent)60
Residential Entries.The primary orientation of a building or unit
entrance in multifamily residential site shall be designed in
accordance with the following standards:
Street-oriented Entries.
Buildings fronting a public street shall have a primary residential door entrance
oriented to the public street or oriented to within 45 degrees of the line parallel to a
public street ….
Direct and unobstructed universal access shall be provided between the public
sidewalk and the residential primary building entrance.
Where a site is located on two or more public streets, the primary building first floor
residential entry shall be oriented toward the street with the highest roadway
classification…
18.64.050 Building Design
Street Oriented Entries
18.64.050 Building Design
Individual Residential Unit Entries.
Multi-family residential buildings with exterior residential unit entries shall front and
be setback a minimum of ten (10) feet from the public sidewalk.
Entries shall be linked to the public sidewalk with a ten (10) foot minimum width
access walkway, ramp, and/or stairs …
Common Open Space-oriented Entries.
Multi-family residential building primary entries are permitted to be located at the first
floor and directly accessible from publicly accessible common open space paseos,
courtyards, plazas, or a street fronting residential setback
Common open space entries shall have direct sightlines and continuous and
unobstructed universal access sidewalk routes between the entries and the street
public sidewalk.
18.64.050 Building Design
Individual Residential Entries
18.64.050 Building Design
Exterior Multiple Unit Entries.
Residential entrances serving multiple units shall be accessed from a first floor
lobby or stairwell that is linked to a public sidewalk, publicly accessible open space,
or residential front setback.
Exterior entrances to individual units on upper floors utilizing an exterior access
corridor visible and/or connecting to a public street shall serve a maximum of four
units and shall be recessed with a minimum depth of ten (10) feet as illustrated in
Figure 18.64.050 B.
18.64.050 Building Design
18.64.050 Building Design
Modulation and Articulation.
Setbacks.
When a multifamily residential building is
constructed adjacent to any parcel that includes
an existing structure, a fifteen (15) foot setback
is required wherever the multifamily building is
located within ten (10) feet of a required side or
rear setback.
The setback shall be for stories that are one (1)
story greater than the highest roof line elevation
of any existing residential structure.
18.64.050 Building Design
CURRENT DEVELOPMENT STANDARDS
Area (Minimum square feet)12,000
Width (Minimum linear feet)60
Lot Depth (Minimum linear feet)100
Street Frontage (Minimum linear
feet)40
Setbacks (Minimum linear feet)`
•Front Yard 25
•Rear Yard 20
•Side Yard 10
Height (Maximum linear feet)35
Lot Coverage (Maximum percent)60
18.64.050 Building Design
Modulation and Articulation
Setbacks
Size and location of windows.
Residential units shall reduce the number and locate residential windows to minimize
sightlines to existing development. All California Building Code egress window
requirements for residential occupied units shall be met.
Landscape privacy screening.
When adjacent to existing residential development, a 10 foot landscaped setback
shall include vertical evergreen trees, at a minimum height of 20 feet, and maximum
spacing of 10 feet on-center at installation.
All privacy screening trees shall be planted at a minimum of twenty-five (25) percent
of full growth maturity.
All trees shall be provided at a minimum size of 36-inch box.
18.64.050 Building Design
Facade Modulation.
All building facades shall be articulated horizontally a minimum of every fifty (50) feet
along all sides, using facade projections, recesses, or step backs of upper floors
Façade area used to meet this standard shall be a minimum of five feet in depth and
10 feet in width and shall be articulated vertically a minimum of two-thirds (2/3) of the
height of the structure.
18.64.050 Building Design
18.64.050 Building Design
Modulation and Articulation
Façade Modulation
Facade Modulation.Articulation of any facade greater than 20 feet in
length along any street-facing frontage, or 30 feet along any façade.
These facades shall be articulated by incorporating at least three (3) of
the following features
Window and door fenestration.
All individual or window and door systems shall project a minimum of two (2) inches in
depth from the primary wall plane or shall be recessed from the primary wall plane a
minimum of three (3) inches
Recessed ground floor modulation.
Exterior arcades, porticos or cantilevered ground floor building recesses that provide
sheltered walkways, patios, stoops or porches within the building footprint, having a
minimum area of fifty (50) square feet;
18.64.050 Building Design
Horizontal modulation.
Projected or recessed bay, oriel, or alcove of a minimum two (2) foot depth variations
from the primary wall plane for 30 percent of building frontage;
Modulated entries.
A recessed stoop or porch or projected vestibule or foyer unit entry with a minimum
area of fifty (50) square feet;
Vertical articulation pilasters
Project a minimum of six (6) inches in depth from the primary façade and extend the full
height of the building from the first story finished floor elevation to the rooftop eave or
top of parapet or cornice line.
18.64.050 Building Design
18.64.050 Building Design
Roofline Articulation.
All building rooflines shall be vertically articulated at least every fifty (50) feet,
through one of the following techniques.
An increase or decrease in height of a minimum four (4) feet;
A change in at least one (1) roof pitch or form;
Articulation of the roofline utilizing of one (1) of the following-dormers, gables, varying
height cornices, and/or clerestory windows.
façade(s).
18.64.050 Building Design
18.64.050 Building Design
Modulation and Articulation
Roofline Articulation
Horizontal Articulation.
Buildings three (3) stories or greater in height shall be horizontally articulated a
minimum of every one hundred (100) feet along all frontages through the use of
either façade recesses or façade projections.
Setbacks or projections shall be a minimum of five (5) feet in depth and ten (10) feet
in width and shall extend the full height of the building from the first story finished
floor elevation to the roof eave or top of parapet or cornice line.
18.64.050 Building Design
Horizontal Articulation.
18.64.050 Building Design
Vertical Articulation.
Buildings three stories or greater in height shall vertically differentiate the function
and use of the first story from the upper story(s) by providing a façade cladding
material change between the first story and upper stories for a minimum of 75
percent of all facades.
Facades shall incorporate at least two of the following to achieve this differentiation
Recesses or Projections.
Variation in the primary façade plane projecting or recessing a minimum of four (4) inch
in depth at the vertical transition line between the first story and upper story(s) façade
materials.
Horizontal Banding.
Horizontal articulation between the first story and upper story(s) primary façade planes
utilizing a twelve (12) inch projecting ornamental or functional water table, belt course,
molding or ledge.
18.64.050 Building Design
Masonry Base.
The first floor primary façade shall consist of a masonry material,
including hand laid and mortared field stone, brick, split face, sand
blasted, or burnished concrete masonry units (CMU), projecting a
minimum depth of one inch from the primary façade of the building.
Alternative masonry materials include tile, wood siding, shakes, or metal
panels.
Step Backs.
Recessing the top story(s) of the façade a minimum of five (5) feet from
the lower story(s) primary façade(s).
18.64.050 Building Design
18.64.050 Building Design
Vertical Articulation.
18.64.050 Building Design
Articulation in all Dimensions
18.64.050 Building Design
18.64.050 Building Design
Architectural Elements
Buildings in multifamily residential development parcels shall be designed in accordance with the
following standards:
Four (4) Sided Architecture.
All buildings and structures within a multifamily development parcel shall utilize the same
façade design elements, utilized the same materials and roof materials and articulation and
modulation treatment on all building facades, including the use of paint colors.
Quality.
Mixed income multi-family development parcels that include both affordable residential
units and market rate residential units are required to be constructed using the same
façade articulation and modulation treatment, façade colors, and materials such that the
façades of affordable and market rate units are indistinguishable.
Private Open Space Amenity.
All first (1) floor residential units shall include a private terrace or patio. All upper floor
residential units shall include a private balcony or rooftop terrace.
18.64.050 Building Design
Architectural Projections.
All building façades and/or roofs shall include a minimum of two (2) of the following features
above the first (1) floor of the building along all street frontages as
The horizontal distance between features shall be no greater than twenty-five (25) feet.
The minimum width and depth of these features shall be as follows:
Greenhouse or garden windows-must be at least eight (8) inches in depth at the farthest
point from the primary façade of the building, and five (5) feet in width.
Bay Windows-must be at least ten (10) inches in depth measured at the farthest point, and
five feet in width.
Roof dormers-must be at least two (2) feet in depth measured at the farthest point from the
roof surface of the building, and four (4) feet in width.
Balconies and Rooftop decks-must be at least five (5) feet in depth and ten (10) feet in width.
18.64.050 Building Design
18.64.050 Building Design
Blank Walls.
First floor façade without doors or windows shall be no greater than two hundred
(200) square feet where fronting sidewalks, multi-use paths, or publicly
accessible outdoor common space areas.
Blank wall frontages shall include front or side yard setback landscape screening
foundation planting beds that must be a minimum of three (3) feet in width for
the entire façade length.
Blank Wall Standards.
Blank walls shall be mitigated where it is infeasible to provide openings, such
as a parking garage, trash room, mechanical room, or electrical room.
18.64.050 Building Design
One of the following treatments shall
be provided for any blank wall greater
than twenty (20) feet in length:
Wall treatment.
Wall treatment in the form of
permitted graphic or sculptural
art; decorative ceramic tile; or
painted metal or treated wood
latticework combined with living
plant material shall be provided
along the blank wall. A minimum
of fifty (50) percent of the blank
façade shall be treated.
18.64.050 Building Design
Blank Walls.
Surface texture.
Surface articulation that
recesses or projects a
minimum of two (2) inches
from the face of the primary
facade shall be provided.
Stone, stone veneer, cast in
place or precast concrete,
and finished concrete block
are permitted surface
treatments. A minimum of
fifty (50) percent of the blank
facade shall be treated.
18.64.050 Building Design
Blank Walls.
Screen Landscaping.
Planting in the form of any combination of climbing
vines, perennials, annual flowers, decorative
grasses or shrubs, shall be provided in planting
beds, raised planting beds or planter boxes in front
of the blank wall.
Such planting bed or planter boxes shall extend to a
depth of at least three (3) feet, inclusive of any
structure containing the planted material.
Any individual planted area shall have a width and
height of at least five (5) feet at time of landscape
installation. A minimum of fifty (50) percent of the
blank façade shall be screened by planted material.
18.64.050 Building Design
Blank Walls.
Building Colors and
Materials.
Primary Façade Material.
Building primary façades shall be wood,
stone, brick, stucco, fiber cement or other
cementitious material, or composite wood or
stone.
Secondary Façade Material.
At least two (2) secondary façade materials
shall be used on all building façades.
Building Color.
Buildings shall have a minimum of one (1)
primary façade color, one (1) secondary
façade color, and two (2) accent window and
door frame, or trim colors, and one (1) roof
color.
18.64.050 Building Design
4. Façade Color Standards.
Facade colors shall be select that are appropriate for Grand
Terrace’s Inland Empire setting.
Paint color and finish shall be muted and flat to imitate colors
found naturally in nearby Blue Mountain soil, trees, rocks, and
other organic materials.
The use of color and materials shall strengthen and
complement building vertical and horizontal modulation.
All building facades shall be painted equally.
Facade Colors.
The primary color and secondary colors shall be limited
to warm white shades and rich, warm colors containing
some brown (ranging from neutral tan to deep brown).
The outer ring of the color wheel illustrates the range of
colors that are of an earth tone and are acceptable for
use. Facade colors within the illustrated earth tone
spectrum may vary in tint and tone but are not allowed
to use the hue (pure color).
18.64.050 Building Design
Building Color and Materials.
Fenestration Color Standards.
Windows, doors, and trim shall be limited to a minimum of two (2) and a maximum of three (3) paint colors.
Windows and doors trim are permitted to utilize all the tints and tones of the full color spectrum.
Windows shall be limited to shades of black or warm colors containing deep brown.
Doors shall be permitted to utilize the tints and tones of the full color spectrum.
Prohibited Colors. Trim, Doors and Windows are prohibited from utilizing the hue of any color.
Color Sources. Building shall use the hex color palettes identified as earth tones in Hexcolorpedia equivalent on-line color
tool that provides information about earth tone color. Buildings shall be limited to:
Primary Building Façade Colors. The primary hex color tints, tones and shades.
Primary Color Blending. Blending two hex color values to create a gradual transition.
Secondary Color Schemes. Complementary, analogous, triadic, tetradic, aesthetic, hue rotation and monochromatic hex colors
schemes.
18.64.050 Building Design
Building Color and Materials.
Prohibited Façade Materials.
The following materials shall not be used
for mult family residential building façade.
Cladding shall include the following
prohibited materials: vinyl siding,
corrugated fiberglass siding, chain link
fencing parapet or mechanical
equipment screens, crushed colored
rock veneer panel siding, corrugated
metal, engineered oriented OSB
sheathing panels, tongue and groove
and T1-11 plywood siding.
18.64.050 Building Design
Building Color and Materials.
No more than five (5) percent of a façade may be of reflective vision and/ or
spandrel glazing, tumbled glass tiles, ceramic tiles or architectural metal
paneling. MDO or CDX grade or better weather protected painted or stained
plywood panels used for board and batten cladding is permitted. No cladding
shall have exposed or unfinished edges.
Windows. True divided lite window types are permitted. Simulated divided lite
windows with decorative grilles embedded or applied to window glass glazing
is prohibited. Window tinting is prohibited.
Doors. Fifty (50) percent minimum transparent glass doors for multiple unit
lobby entrances shall be required but shall not be required for individual
residential unit entries.
18.64.050 Building Design
Building Color and Materials.
At-Grade Parking Lots and Individual Residential Unit Parking
Garages/Carports. In addition to the requirements of Chapter 18.60
(Off-Street Parking), multifamily residential sites with at-grade parking
lots, or where units are served by individual residential unit
garages/carports, shall be designed in accordance with the following:
Location.
At-grade parking lots, parking spaces, or loading zones shall not be
located between the building frontage and public streets. If a site
consists of multiple buildings, this standard only applies to the
building(s) fronting public streets.
At grade parking lots shall only be located behind street fronting
buildings.
18.64.060 Site Design
18.64.060 Site Design
Pedestrian Access.
Publicly accessible six (6) foot minimum width sidewalks shall
be provided through at-grade parking lots at a minimum of every
four rows of parking or at a minimum of every one hundred thirty
(130) feet, whichever is less.
Publicly accessible sidewalks shall be aligned to connect to
buildings with consolidated entries and linked to other public
sidewalks, and publicly accessible sidewalks within the site.
All such pathways shall be clearly marked and differentiated
from at-grade parking lot drive lanes areas by colored and or
surface textured asphalt, unit pavers, or stamped concrete
pavement treatment.
Public accessible sidewalks shall meet the right-of-way
established in the Grand Terrace, Circulation Element and shall
include the required street landscape, per Municipal Code,
Chapter 12.28-Street and Parkway Trees.
18.64.060 Site Design
Motor Vehicle Access.
At-grade parking lot motor vehicle access shall be taken from an any existing
alley.
For sites without an alley, at-grade parking lot motor vehicle access shall be
from a public street curb cut and driveway with the lowest roadway classification
as identified in the Grand Terrace Circulation Element.
Alleys shall be considered part of the multi-family site and shall be maintained by
the property owner as a condition of use.
18.64.060 Site Design
At-grade parking lot motor
vehicle access shall be taken
from an any existing alley.
For sites without an alley, at-
grade parking lot motor vehicle
access shall be from a public
street curb cut and driveway with
the lowest roadway classification
as identified in the Grand
Terrace Circulation Element.
Alleys shall be considered part of
the multi-family site and shall be
maintained by the property
owner as a condition of use.
18.64.060 Site Design
Garage Door Setback.
Individual residential unit parking garage doors that front the street
shall be setback a minimum of five (5) feet behind the front primary
façade of the multi-family building or the front façade of a covered
porch or stoop that projects in front of the primary façade.
5. Garage/Carport Design.
Individual residential unit parking garages and/or carports shall
include equivalent façade design elements, fenestration, material
and color application as those of the residential buildings within the
site.
18.64.060 Site Design
Structured Parking.
In addition to the requirements of Chapter 18.60 (Off-Street Parking),multifamily residential buildings
that include structured parking shall be designed in accordance with the following standards:
Screening.
Where multifamily building fronts public streets, structured parking shall not comprise more than fifty
(50) percent of the first floor building width subject to the following:
Any two hundred (200) square feet or greater facade shall include required façade articulation,
landscaping, and/or other requirements of C. Architectural Elements 5. Blank Walls.
Ventilation.
Façade natural exhaust ventilation openings shall be screened with wrought iron grilles and/or
landscaping. Ventilation openings shall not exceed twenty (20) percent of any street fronting first floor
façade.
Control and Access.
Mechanically or manually-controlled structured parking doors or gates shall be setback a minimum of
forty (40) feet behind the back of a public sidewalk.
18.64.060 Site Design
Site Access and Connectivity.
Multifamily residential site streets, sidewalks, and multiuse pathways shall include:
Internal Sidewalks. Sites shall provide unobstructed American with Disabilities … compliant
five (5) foot minimum width surface separated by a minimum three (3) foot wide planting bed
where fronting any building.
Site Design. For multi-family sites, the following standards shall apply as illustrated
Internal Circulation. Multi-family sites that include internal streets or driveways shall
provide uninterrupted continuous vehicle and walking connections through the site and a
minimum of two (2) access points to fronting public streets or alleys and sidewalks.
All site internal streets, driveways, alleys, sidewalks, and multi-use pathways shall align
with all existing and planned streets, alleys, sidewalks, and multi-use pathways external
and fronting to the site..
18.64.060 Site Design
Any internal site cul-de-sac or other dead-end street longer than three hundred (300) feet
shall provide sidewalk or multi-use pathway connections between internal or external
streets sidewalks or multi-use pathways.
…sites shall not be greater than six hundred (600) feet in length, measured from any
fronting cross-street centerline, alley center line, or side property line.
Walking and biking midblock access connections shall be provided at distances no greater
than three hundred fifty (350) feet measured from a cross-street center line, alley center
line, or side property line to the midblock sidewalk or multi-use pathway center line.
All connecting midblock sidewalks or multi-use pathways shall have a ten (10) feet
minimum width.
18.64.060 Site Design
18.64.060 Site Design
Site Access and Connectivity
Landscaping and Common Open Space Amenities.
… shall comply with all open space requirements of each zoning district and the following
additional site design standards:
Minimum Requirements.
Sites shall include live landscape plant and/or mulch materials throughout except where
paved parking lots, streets, driveways, sidewalks, patios, service or utility structures/ pads,
recreation facilities, or water elements occur. Live landscape planting will comprise a
minimum of seventy-five (75) percent coverage and planted at fifty (50) percent (minimum) at
installation.
Minimum Size. All site trees and shrubs shall be planted at a minimum of twenty five (25)
percent of full growth maturity. Trees within landscaped areas shall be provided at a minimum
size of 36-inch box, or a minimum 48-inch box if tree specimen has a 20-foot canopy.
18.64.060 Site Design
Concrete Surface Standards.
Multi-use pathways adjacent to common open
space areas that include flat work concrete
surfaces greater than ninety-six (96) square feet
shall be poured in place concrete.
A minimum of fifty (50) percent shall be a
stamped, salt, or exposed aggregate finish or
utilize multiple colors of concrete with
no individual section having more than ninety-
six (96) square feet of one color or texture.
Stamped, or aggregate finish shall be used in
high traffic areas.
18.64.060 Site Design
Other Landscape Requirements.
Landscape requirements not specifically stated on this Ordinance shall comply with the
Municipal Code, Chapter 18.61-Landscape Requirements
Walls and Fences
Walls and fences within the front setback shall not exceed 3 feet in height.
Concrete or Concrete Masonry Unit (CMU) Will be constructed with split faced or shot blast
CMU; or stone veneer over precision block; or monolithic poured concrete with surface
resembling either stone veneer, or split face finish; or monolithic poured concrete with
raised or depressed patterns of at least one half inch (1/2”) covering 50% of the surface.
Fences must be constructed of cedar or vinyl materials. All posts must have caps.
18.64.060 Site Design
18.64.060 Site Design
Other fences include:
Wrought iron or decorative iron, must have twelve (12) inches by twelve (12) inches
pilaster a minimum of every ten (10) feet
Brick, stone, or brick or stone veneer over precision block.
Glass fencing panels
Columns of brick, stone, stone veneer or CMU as above no more than ten (10) feet
apart with any of allowed fencing materials between the columns
18.64.060 Site Design
Common Open Space Standards.
Common open space resident amenities areas shall have a minimum dimension
of 15 feet in depth and width and shall be contiguous to accommodate passive
individual or group active recreational activity areas.
Common Open Space Siting Criteria.
Equal distance or less to no less than fifty (50) percent of all residential units
within the multifamily building or site.
Solar orientation. Preferred Option-oriented no more than thirty (30) degrees
off of a true south facing axis line. Prohibited-oriented off a north facing axis
line.
18.64.060 Site Design
Screening.
Visually obstructed from first floor windows, streets, service areas and
parking lots with a minimum five (5) wide landscaped planting bed and/or
fencing excluding chain link materials.
All fencing shall be subject to the height limitations of the zoning
district and requirements of Chapter 18.73.070 (Fences and Wall
Height).
18.64.060 Site Design
Required Common Open Space Amenities.
Common open space areas shall be designed to provide specific
amenities as shown in Table 18.64.060A based upon the number of units
within a multifamily residential development.
The required amenities outlined in Table 18.64.060B are additive and
require that the Base Amenity Type and Minimum Size of Amenity be
satisfied for the applicable number of units threshold, plus all preceding
Base Amenity Type and Minimum Size of Amenity Type, plus any
additional increase in number or size of the amenity based upon the
Additive Amenity Ratio.
18.64.060 Site Design
Amenities
72
Table 18.64.060A
Multifamily Residential Development Amenity Standards
# Of
Units
Base Amenity Type
And Minimum Size of Amenity
Additive Amenity Ratio
4 Barbecue with table seating 1/10 Units
8 32 sf Community Garden 8 sf/4 Units
12 1200 sf Outdoor Active Use Area 50 sf/1 Unit
16
Provide One of Two:
•Business Center with 2 Work Stations
•250 sf of Gym
•1 Workstation/8 Units
•5sf/I Unit
24
Provide Two of Three:
•Business Center with 3 Work Stations
•290 sf Gym
•Clubhouse with 400 sf Kitchen
•1 Workstation/8 Units
•5sf/I Unit
•5sf/I Unit
32
Provide all of the following:
•Business Center with 4 Work Stations
•290 sf Gym
•Clubhouse with 440 sf Kitchen
•1 Workstation/8 Units
•5sf/I Unit
•5sf/I Unit
Amenities
73
Table 18.64.060B
Multifamily Residential Development Amenity Standards
# Of
Units
Base Amenity Type
And Minimum Size of Amenity
AdditiveAmenity Ratio
40
Provide allAmenities listed as the Base for 32 Units, and: Provide
•One 36 SF In-Ground Outdoor Spa
Same rate as 32 Units 1.5 sf Increase/1 Unit >
100 Units
65
Provide allAmenities listed as the Base for 40 Units,and: Provide One of Two:
•800 sf Pool
•1000 sf Children's Play Area1
Same rate as 40 Units
•10sf/I Unit
•10sf/I Unit
80 All Amenities Listed as the Base for 65 Units Same Rate as 65 Units
100
AllAmenities2 Listed for 80 Units and Provide one of two3:
•One full sized Basketball Court
•One full sized Tennis Court •1 Court +75 Units
•1 Court +100 Units
150 All Base Amenities2 Listed for 100 Units Same Rates for All Apply
Notes:
1.Substitute 400 sf Wellness Facility 55+Age Restricted Development, with an Additive Amenity Ratio calculated at 5 sf/1 Unit.
2.Allows Wellness Facility Substitution for 55+Age Restricted Development
3.For 55+Age Restricted Development May Substitute the Basketball Court with a Bocce Ball Court and/or replace the tennis Court with
a Pickleball Court
As an example, a multifamily residential development consisting of 16
units shall provide
a business center with at least two work stations or a 250 square foot gym,
plus an outdoor active use area or facility, 1200 + (4*50) = 1400sf
plus 48 square feet of community garden area, 32 + (8*2) = 48sf
and two barbecue areas with seating. 1 + 1 = 2
18.64.060 Site Design
Illumination.
Common Area/Private Open Space
Service areas and vehicular traffic areas: minimum two tenths (0.2) fc, maximum four
(4) fc.
Sidewalks and building entries: minimum one (1) fc, maximum five (5) fc, with an
average of two (2) fc.
Parking lot and area: minimum one (1) fc, maximum four (4) fc.
Sidewalks.
Sidewalk lighting shall have a maximum light pole and fixture height of fifteen (15)
feet.
18.64.060 Site Design
Parking Lots.
Fixtures shall be fully shielded, and dark sky rated.
The light pole and fixture height shall be no greater than
eighteen (18) feet above the parking lot finished grade.
Accent Lighting.
Glare-free direct accent light fixtures with an illumination
ratio of less than thirty to one (30:1) shall be permitted
to highlight façade articulation, artwork and landscape
specimen plantings.
The extent of light coverage of all site light installations
shall not exceed two (2) foot candle maximum
illuminance impact on any fronting residential or
commercial sites.
18.64.060 Site Design
Equipment and Service Areas.
All service connections and on-site utilities including wires, cable, and
pipelines and equipment shall be installed underground.
All exterior mechanical and electrical equipment, which includes, but is
not limited to roof-mounted, façade-mounted, or ground-mounted
heating, venting, and cooling (HVAC) units, gas and electric utility
meters, telecommunication equipment, backflow preventions,
assemblies, irrigation control valves boxes, electrical transformers, pull
boxes, and all HVAC ducting shall be screened.
18.64.060 Site Design
Roof -mounted equipment shall not be visible from eye
level at five (5) feet above grade of fronting streets
centerlines and/or first floors of buildings within twenty (20)
feet of the multi-family site property lines
Screen façades shall utilize the same façade design elements, colors and
materials of the building.
All roof mounted equipment shall be screened from public view by screening
materials of the same nature as the building.
Mechanical equipment shall be located below the highest vertical element of
the building.
Ground mechanical equipment units shall be screened in a manner consistent with
the building façade.
18.64.060 Site Design
Ground-mounted Screening.
All ground-mounted mechanical equipment, shall not be visible from eye level at five
(5) feet above grade from any publicly accessible open space (rights-of-way, public
trails, and parks).
Screen façades shall utilize the same design elements, colors and materials of the
building. 4
18.64.060 Site Design
Refuse Standards.
Refuse collection and storage areas shall comply with the requirements of the City’s
service provider and the following standards:
Individual dwelling unit refuse containers shall be limited to buildings of four (4) units or
less.
The containers shall be stored within an unobstructed area of each resident’s assigned
parking garage space or within a common enclosed refuse container structure that utilizes
the same façade design elements, materials, and colors of the residential building.
18.64.060 Site Design
buildings consisting of five (5) or more units, common container areas shall be provided
and comply with the following standards:
An enclosed refuse container structure that utilizes the same façade design elements,
materials, and colors of the residential building(s).
Enclosed structure(s) shall be separated by a minimum of twenty (20) feet from any
dwelling unit
The enclosed structures shall be located a maximum of one hundred (100) feet distance
from the dwelling units served.
Trash enclosures shall be completely sheltered by a roof.
No minimum distance from dwelling units is required if the containers are located within
a fully enclosed refuse room of a residential building. The enclosed refuse room shall be
located a maximum of seventy (75) feet from the dwelling units served.
Refuse container structures shall comply with Burrtec requirements.
18.64.060 Site Design
A. Electric Vehicle Charging Stations (EVCS)
A minimum of one (1) Electric Vehicle Supply Equipment (EVSE) per
garage,
and one (1) EVSE per five parking spaces will be required on a multi-
family building site.
Parking spaces shall be exclusively dedicated for Electric Vehicle (EV)
charging use.
Where undedicated/guest parking is provided at least one EV space shall
be located in the common use parking area and shall be available for use
by all residents or guests.
All EV spaces shall be located under a weather protected carport, within a
parking structure, or private garage.
18.64.070 Additional Standards
A. Electric Vehicle Charging Stations (EVCS)
EV parking spaces shall comply with at least one of the following options:
The EV space shall be located adjacent to an accessible parking space
The EV space shall be located on an accessible route,
Electric Vehicle Charging Space (EV Space) Dimensions. Cons=istent with standard
parking space criteris
Smart Metering. Separate or sub-metering that allows electricity used to be isolated
from the rest of the building’s energy use.
All EV parking spaces shall be identified as EV ONLY
A minimum of ten (10) percent of electricity generated from solar panels installed on
carports over EV spaces shall be credited to low income tenants for EVSE use.
18.64.070 Additional Standards
Public Art Standards.
All multi-family development(s) greater than twenty (20) million dollars in
value shall incorporate permanent public art installations into the planning,
design, and construction of the multi-family residential building or site.
The public art shall be an original, site-specific work of art, constructed of
durable materials such as, but not limited to, metal, glass, stone, light, or
mosaic.
art siting locations
The artwork shall be sited as to provide the greatest visibility and accessibility from
the public realm.
Proximity to high pedestrian and cyclist activity areas, including lobbies, common
areas, building and site ingress and egress points. The site must be ADA
assessable.
18.64.070 Additional Standards
Bicycle Parking Standards.
ensure that required bicycle parking is designed so people of all ages and
abilities can access the bicycle parking and securely lock their bicycle.
The standards allow for a variety of bicycle types, including but not limited
to standard bicycles, tricycles, hand cycles, tandems, electric motor
assisted cycles and cargo bicycles.
Minimum Bicycle Parking Requirements.
Long-term bicycle parking shall be provided in secure, weather protected facilities for
multi-family building residents who need bicycle parking for several hours or longer…
and shall be located in publicly accessible, highly visible locations that serve the
main entrance of a multi-family building.
Short-term bicycle parking shall be visible to bicyclists on the street and is intended
for visitors.
18.64.070 Additional Standards
18.64.070 Additional Standards
Bicycle Parking Standards
Long Term Parking -(1) space per unit for Multi-family buildings with 5
or more units.
20 units or fewer, up to 100 % parking is permitted in the dwelling units
20 units or more, up to 20% of parking is permitted in dwelling units
Elderly or disabled multi-family uses shall provide (1) parking/10 units
Short Term Parking –(1) space per 20-units
86
18.64.080 Additional Mixed-Use Standards
Conformance with Standards and Requirements.
Mixed-use sites and buildings that include residential dwelling units shall comply with
both development standards of the zoning district and all applicable multi-family
design standards of this Chapter.
Low Income Units. Developments proposing twenty (20) residential units or more are
required to provide
ten (10) percent low income units or
five (5) percent very-low income units.
No in-lieu fee shall be accepted.
Off-street Parking. Mixed use sites shall comply with all requirements of the Municipal
Code Chapter 18.60–Off-Street Parking
87
18.64.080 Additional Mixed-Use Standards
Ground Floor Use and Height
First floor residential units are prohibited along street facing
frontages
First floor height shall be a minimum of 14-feet
Upper floor height shall not exceed 14-feet
First Floor Window and Door Transparency
Commercial or retail uses: minimum 75% first floor façade
Office, Hotel, and other non-residential uses: minimum 75% first
floor façade
Tinted, mirrored, grazed material preventing view to the interior is
prohibited
88
18.64.080 Additional Mixed-Use Standards
Storefront Treatment
Awnings and Canopies
Not lower than 8-feet height
Signage or graphics are prohibited
Base Panels
Maximum 24-inches in height
Signage
Compliance with the Municipal
Code, Chapter 18.80-Signs
18.64.090 Permits and Approvals
Ministerial Action
Compliance with all ODS requirements
Compliance with the development standards of Title 18
Submittal requirements established on Chapter 18.63
No Minor Deviation or Variance is supported
Building Permit
Fees
Permit Applications
90
91
Allowed Under Current Standards
92
93
No Action Required Tonight
City Council Meeting Public Hearing
First reading –March 14, 2023
Second reading –March 28, 2023
WHAT IS NEXT?
QUESTIONS?