(A) Architectural style.
(1) Building design reference guide. For the purpose of defining a known collection of architectural styles for the purposes of this section, the reference guide shall be the most currently published version of A Field Guide to American Houses: The Definitive Guide to Identifying and Understanding America’s Domestic Architecture by Virginia Savage McAlester or American House Styles: A Concise Guide by John Milnes Baker, AIA. The city may identify an alternative source or sources, provided such source is made known publicly and readily.
(2) Identification of architectural style. Using the building design reference document identified in this section, projects shall identify an architectural design style to be used. The building design shall incorporate at least five of the following features characteristic of a single specific architectural design style, including building elements of that style, with roof type and characteristic pitch and exterior building wall symmetry or asymmetry required to be at least two of the features:
(a) Roof type and characteristic pitch;
(b) Roof rake, eave overhang, and cornice detail;
(c) Building wall symmetry or asymmetry, and detail;
(d) Window type, relative proportion, shape, and detail;
(e) Door type, relative proportion, shape, and detail;
(f) Porch type, relative proportion, shape, and detail;
(g) Characteristic building materials.
(3) Transitions from street.
(a) Street-fronting common building entrances and street-fronting individual unit entrances shall have transitions from the street consisting of a covered stoop or porch that provides weather protection and is elevated from the adjacent walkway by at least 18 inches. Such entrance shall incorporate any required Americans with Disabilities Act (ADA) accommodations.
Figure 153.135.040-1: Transitions from Street
(b) For projects that front an arterial street, the street floor entrance level shall be raised at least two feet to protect the privacy of ground floor units.
(B) Roof treatments.
(1) Roof variation.
(a) Flat and low slope roof. Roof height shall be varied with a minimum two foot to maximum four foot vertical difference between a minimum 30 feet and a maximum 50 feet horizontally.
(b) Pitched roof. For a roof structure that extends more than 50 feet along any building wall, the roof line shall vary by incorporating at least two of the following architectural elements:
1. Cornices a minimum of every 30 feet;
2. Variation in roof form (orientation, pitch, height) every 50 feet;
3. Dormers a minimum of every 30 feet.
Figure 153.135.040-2: Pitched Roof
(2) Prohibited roofs. Mansard roofs and segments of pitched roofs applied only at the building’s edge shall not be permitted.
(3) Eave projection. For buildings that provide eaves, each dwelling shall have and maintain an eave projection between 18 inches and 24 inches on at least two opposing sides, except as may otherwise be prescribed by the selected architectural style referenced above in division (A)(1).
(4) Exterior roof ladders. Exterior roof ladders shall be prohibited. Roof access shall only be provided from the building interior.
(5) Vents, gutters, and drain spouts. All vents, gutters and downspouts, louvers, and exposed flashing shall be concealed within the wall or roof construction or if exterior, shall consist of materials and a style characteristic of the selected architectural design style referenced above in division (A)(1). Plastic material shall be prohibited.
(C) Exterior building walls.
(1) Articulation. All building walls facing a public or private street shall be articulated for at least 80% of each wall length to break up building mass. All other building walls shall be articulated for at least 60% of each wall length. Buildings shall have a break in massing through articulation at least every 50 feet along the wall. Articulation shall be provided through changes in wall planes that protrude and/or recess with a minimum dimension of two feet, except for balconies which shall protrude a minimum of four feet. Articulation shall also consist of at least four of the following approaches and reflect the selected architectural style of the building referenced above in division (A)(1).
(a) Recessed and/or protruding window openings that are recessed or protrude at least six inches from the building façade;
(b) Recessed or protruding entrances, including porches and patios, that extend or protrude at least 36 inches from the building façade;
(c) Balconies;
(d) Bay windows;
(e) Moldings;
(f) Recessed glazing and storefronts by at least six inches;
(g) Vertical pilasters that reflect internal building structure and/or are integral to the selected architectural style;
(h) At least two changes in color and texture along wall surfaces;
(i) Indented portions of walls;
(j) Lower wall wainscots, built-up or recessed reveals, trims, and other projections along different levels of wall surface;
(k) Cantilevers;
(l) Varied front door entry footprint within the same structure of a minimum four feet.
Figure 153.135.040-3: Articulation
(2) Massing. For any lot adjacent to an R-1 zoning district, any building façade adjacent to that R-1 zoning district shall have any floor above the second floor stepped back from the second floor a minimum of four feet starting with the second-floor building plane. Intrusion into the step-back plane is allowed for up to 25% of the horizontal wall plane.
(3) Detail articulation. Exterior building wall and window details such as trim, shutters, and posts shall be characteristic of the selected architectural design style of the building referenced above in division (A)(1).
(4) Vertical elements. Where vertical architectural elements are used based on their characteristic tie to the architectural design style selected, their vertical emphasis shall be minimized by use of a minimum of three of the following approaches.
(a) Incorporating horizontal bands, reveals, trims, and overhangs along different levels of the wall surface;
(b) Limiting towers or pilasters to a maximum height of one story;
(c) Limiting tower elements to one per building;
(d) Varying the spacing and distribution of architectural elements and details along
building walls;
(e) Limiting entry treatments to the first story of the building.
Figure 153.135.040-4: Vertical Elements
(D) Windows, doors, and balconies.
(1) Horizontal window bands. Horizontal window bands over 40 feet in length shall be prohibited.
(2) Street-facing windows. Windows shall be provided facing the street for all units adjacent to the street.
(3) Bay windows. Bay windows shall project at least two feet but no more than three feet from the exterior building wall.
(4) Security bars. Security bars shall not be mounted on the outside of an exterior wall, window or door of any dwelling unit.
(5) Operable windows. Operable windows shall have screens for ventilation.
(6) Window frames. Raw or clear anodized aluminum window frames are prohibited.
(7) Balcony depth. Balconies shall have a minimum depth of four feet.
(8) Consistency with architectural style. Door, window and balcony design, materials, and placement shall be characteristic of the chosen architectural design style of the building pursuant to the reference guide identified in division (A)(1).
(9) Window and door trims. Windows and doors shall be either trimmed or recessed. When trimmed, the trim material shall not be less than three-and-one-half inches in width by nine inches in depth when protruding from the wall. Foam trim molding shall be prohibited on the ground floor. When recessed, the primary building siding material shall cover the recessed edge faces and wrap toward the interior face of the window glazing or door face by at least three inches in depth.
(E) Garage doors.
(1) Garage door placement. Garage doors shall not face a public street but shall be oriented toward an alley, private street, or driveway internal to the project.
(2) Garage door treatments. Garage doors shall include at least one of the following detail treatments:
(a) Windows;
(b) Paneled surface;
(c) Minimum of two colors.
(3) Garage doors visible from a street shall be recessed at least three feet from the garage wall.
Figure 153.135.040-5: Garage Doors
(F) Stair well. Exterior stairways shall be designed as an integral part of the project’s architecture and shall incorporate solid wall portions, columns, and/or a decorative balustrade. Stairwells shall not be oriented to the street, but shall face interior spaces (such as plazas, gathering areas, parking areas and pedestrian paths) and shall not be separated from these areas by landscaping, fences or walls taller than three feet. The design shall be of the same materials and color of the building. Open metal and pre-fabricated stairwells shall be prohibited.
(G) Corner lot treatments. Buildings on corner lots that have two stories shall include at least one of the following features. Buildings that are three stories or more at the corner shall include at least two of the following features at the corner.
(1) Change in primary wall material and color;
(2) Change in wall plane or a minimum depth of two feet;
(3) Entry to ground floor retail or primary building entrance;
(4) Different fenestration pattern from the primary exterior building wall.
Figure 153.135.040-6: Corner Lot Treatment
(H) End unit treatments. Units at the ends of buildings shall incorporate windows on each floor and shall include at least two of the following articulation methods for every 20 feet of the exterior building wall length.
(1) At least two changes in color and texture along wall surfaces;
(2) Indented portions of walls;
(3) Lower wall wainscots;
(4) Built-up or recessed reveals, trims, and other projections along different levels of wall surface;
(5) Vertical pilasters that are load bearing and/or are integral to the selected architectural style;
(6) Cantilevers.
Figure 153.135.040-7: End Unit Treatment
(I) Building materials.
(1) Exterior building wall materials. The following table identifies permitted and prohibited exterior building wall materials. Materials not listed are prohibited unless approved through a discretionary review process.
Exterior building wall materials
|
Exterior building wall materials
| |
Brick | P |
Stone (unpainted) | P |
Stucco and plaster | P |
Finished wood, wood veneer, engineered wood, wood siding | P |
Fiber-reinforced cement siding and panels | P |
Concrete (poured in place or precast) | S |
Ceramic tile | S |
Glass (transparent spandrel) | S |
Glass (block) | A |
Metal | N |
Corrugated metal | N |
Vinyl | N |
Plastic | N |
Glass (mirrored, tinted, reflective) | N |
Gloss tiles | N |
T-111 plywood | N |
Composite wood panel | N |
Rough stucco | N |
Exterior insulation finishing system (EIFS) | N |
P: primary or secondary material S: secondary or accent material A: accent material only N: not allowed/prohibited | |
(a) Primary material. A material of the highest use percentage on the building, at least 60%;
(b) Secondary material. A material used by a lesser percent than the primary material, a maximum of 40%;
(c) Accent material. A material used for wall, window, or roof trim, or on building elements, including doors and dormers.
(2) At least two materials shall be used on any exterior building wall, in addition to glazing, railings, and trim.
(3) Sustainable materials shall be used for a minimum of 25% of the building exterior, and shall consist of a minimum of one of the following properties:
(a) Certified as zero of low volatile organic compounds (VOS) pursuant to State Green Building Code.
(b) Qualified as rapidly renewable by being harvested within ten years.
(c) Salvaged from the existing site.
(d) Produced within southern California.
(e) Containing a recycled content of 80% or above.
(4) Buildings with false exterior building walls or false fronts, exclusive of parapets used to shield rooftop equipment, are prohibited.
(5) Materials shall be characteristic of the selected architectural design style pursuant to division (A)(1).
(J) Roofing materials.
(1) General. Each structure shall have and maintain roof materials consisting of wood shake, shingle, asphalt, composition, fiber cement, or tile (slate, concrete or clay). Metal roofing and roofing of a glossy or reflective surface are prohibited.
(2) Roofing material compatibility. Roofing materials shall be compatible with the selected architectural style and design of the structure pursuant to division (A)(1).
(3) Natural barrel clay tile roof replacement. Natural barrel clay tile roofs shall be replaced with the same material and color in repairs, remodels, and additions.
(4) Roof color treatment. The colors of natural roofing materials (such as barrel tiles and slate) shall be left natural and not be altered by staining or painting. Colors of synthetic roofing materials shall simulate natural materials by use of earth tones, as defined in § 153.220.060. The blending of more than two colors on a roof is prohibited.
(K) Colors.
(1) An earth-tone color palette shall be required for all structures. Additionally permitted colors are off-whites and light grays. Within the permitted color palette, the primary exterior color of the building shall be limited to an earthen hue background color, off-white, or light gray which is integral or uniformly applied to the exterior material, while special architectural features may use brighter colors as an accent.
(2) The number of colors appearing on the entire building exterior shall be a minimum of two and a maximum of four colors (or tones of the same color), including trim and accent colors. The selection of colors shall be the same among multiple buildings within a project. Changes in color due to a change in building material are not considered an additional color.
(Ord. 1502, passed 7-5-23)