A. Applicability. All Building Types are subject to the following development standards.
B. Building Orientation and Frontage Standards.
i. Buildings shall be located in accordance with setback and orientation standards as established by the Zoning Classification.
ii. Building frontages shall comply with the standards for Frontage Types contained in Chapter 15.12 and identified as eligible for the Zoning Classification.
iii. For Building Types with ground floor dwelling units, these units shall be designed so that social areas, such as the living room, family room, dining room, rather than sleeping and bathing rooms are oriented toward the building frontage to the degree possible.
iv. On rear elevations, pedestrian entries on the same wall as a garage door shall be either set back or recessed so as not to be flush with the garage doors.
C. Residential Adjacency Standards.
i. Buildings adjacent to R-1 and R-2 Zoning Classifications (whether or not separated by an alley) shall maintain a building footprint scaled to the abutting residential neighborhood.
ii. The height of buildings adjacent to R-1 and R-2 Zoning Classifications (whether or not separated by an alley) shall be required to be compatible with the allowable height of the abutting residential neighborhood.
D. Access Standards.
i. Sites shall be designed to accommodate separate on-site vehicular and pedestrian circulation systems that provide access throughout the site, connect to the public right-of-way, and avoid conflicts between the modes.
ii. Internal streets, drive aisles, walkways and pedestrian paseos shall be designed in compliance with standards herein and in Chapter 15.16.
iii. Vehicular site access shall be designed to minimize impacts to public streets and sidewalks. Additionally, vehicular site access shall be appropriate for the Building Type and Zoning Classification.
iv. In order of priority and subject to approval by the Community Development Director and the City's Traffic Engineer, access shall be provided from (a) an alley, rear street, or perimeter drive aisle, (b) a side street, (c) an existing or relocated access point on a front street, and (d) a new access point on a front street.
v. Vehicular access may utilize on-site internal streets and/or internal drive aisles to connect a parking area to the public street. Internal streets and internal drive aisles shall be designed according to applicable standards.
vi. Clear zones are required to provide adequate line of sight for drivers, bicyclists, and pedestrians at (a) the intersection of a driveway with a street (public or internal), or alley; (b) the intersection of two streets (public or internal); and (c) the intersection of a street (public or internal) and an alley. The clear zone shall consist of an isosceles right triangle with 15 foot sides beginning with a measurement point at the property line. Site and building features, including the ground floor, utilities, mechanical equipment, walls and fences, landscaping, and signage taller than 3 feet are prohibited in the clear zone. Awning and upper floors may extend over the clear zone so long as a vertical clearance of 15 feet is maintained.
E. Service Standards.
i. Utility meters and connections, air conditioning condensers, ducting/venting, panels, roof ladders, and similar equipment shall be screened from view from the street (public and internal) and shall not be located within any required open space or setback area. Screening techniques range from the use of landscaping to placement in concealed rooms or closets for equipment on the ground. Roofs shall be of a form or height to provide screening for roof-mounted equipment. Alternatively, roof screening that is consistent with the architecture of the building may be used. Roof access should be provided from the interior of the building.
ii. No trash enclosure shall be located in any required open space or setback area, within direct view of the street (public and internal) or in traffic or pedestrian aisles.
iii. Roof and balcony drains shall be designed as an integral part of the structure and be architecturally appropriate.
iv. The outdoor storage of materials, products, supplies, and containers shall be prohibited.
F. Building Size and Massing Standards.
i. Buildings shall be designed with a varied massing approach using discrete building elements and components. Surface detailing shall not substitute for distinctive massing.
ii. Building facades greater than 2 stories shall include one or more of the following:
a. Variation in roof element or form, including but not limited to varying the number of stories along the street frontage, and/or
b. Changes in material or building articulation, such as horizontal bands, reveals, trim, awnings, eaves, overhangs, upper level setbacks or other ornamentation.
iii. Individual buildings shall be massed such that individual building planes or architectural masses do not exceed 150 feet in length. Sites shall utilize walkways, internal streets, paseos, and/or common open space to separate individual buildings and create suitably scaled buildings rather than a singular mass. Internal walkways shall be a minimum width of 8 feet with an additional 2 feet of landscaping on either side. Paseo proportions shall not be less than 1:1 ratio between the width of the paseo and height of the building. Internal streets shall be consistent with the standards in Chapter 15.16 and common open space shall be based on requirements for the specific building type.
iv. Stories and floor heights shall be in accordance with Table 15.10.030.B.
Table 15.10.030.B. Stories and Floor Heights | ||||
Building Type | Stories | Floor Height | ||
Min. | Max. | Ground Floor (ft) | Upper Floor (ft) | |
Table 15.10.030.B. Stories and Floor Heights | ||||
Building Type | Stories | Floor Height | ||
Min. | Max. | Ground Floor (ft) | Upper Floor (ft) | |
House | 1 | 2 | 10 | 9 |
Rowhouse | 2 | 3 | 10 | 9 |
Duplex/Triplex/Quadpl ex | 1 | 2 | 10 | 9 |
Bungalow Court | 1 | 2 | 10 | 9 |
Shopkeeper | 2 | 3 | 15 – 20 | 9 |
Tuck-Under | 2 | 3 | 10 | 9 |
Carriage House1 | 1 | 1 | 10 | N/A |
1 The carriage house Building Type may be located on the ground or above a garage. When located above the garage, the floor height shall be 9 feet. | ||||
G. Building Design and Materials Standards.
i. Buildings shall be composed of a cohesive design that is reflected and detailed on all elevations. While additional details may occur on the ground floor facing the street, similar and complementary massing, materials, and details shall be incorporated into side and rear facades.
ii. Building materials shall convey a sense of permanence and complement a building's architectural style. Materials shall be durable, authentic and applied with consistency. Material changes at outside corners shall be avoided, as shall any application appearing as glued on. Facade elements constructed of foam or foam molding are prohibited.
• Brick, natural stone, precast concrete, and factory-finished metal panels (heavy gauge only) are preferred.
• Alternatives to stucco are preferred. When stucco is used, seams shall be incorporated to create visual interest and the aggregate mix of the stucco shall be no less than 20/30 with a sand float finish or smooth steel-trowel finish.
• The finish, texture, and color of materials, including windows, shall be compatible with the overall architectural theme.
• Windows shall be of high quality and afford shadow line and depth. This may be achieved through inset windows with an integral frame or recessing the window into the exterior wall. Windows installed flush with the exterior building material are prohibited.
(Ord. 3229 (part), 2016).