(A) Purpose. Site design and architectural standards are established consistent with general plan policy to promote quality design of new residential structures and additions. San Benito County recognizes that quality design promotes longer life of structures, improves the appearance and maintenance of neighborhoods, and increases value in the housing stock countywide.
(B) Applicability. The site design and architectural standards set forth in this chapter shall apply to all new residential structures, additions to residential structures, and accessory structures (including garages) which require development review per this code in the following zones: R-1, PUD, RM, and C-2.
(C) Architectural styles.
(1) ARCHITECTURAL STYLE as used in this section refers to a set of features that make a building or other structure notable and historically identifiable. ARCHITECTURAL STYLE may include such elements as form, method of construction, building materials, and regional character.
(2) All references to “architectural style” refer to widely accepted definitions used in the architectural profession. Where there is disagreement about the particulars of a given style, the Director shall make the final determination.
(D) Standards for all residential zones.
(1) Architecture.
(a) For any new structure or addition, all façades visible from a public right-of-way shall incorporate features that eliminate blank, unarticulated walls; add visual interest; avoid clutter; and display a distinctive architectural style. Varied modulation for exterior façade surfaces is encouraged.
(b) Additions to residential structures and new accessory structures shall be designed and constructed to match the architectural style and building form of the structure to which they are added, including similar or complementary bulk, color, roof design, and other key architectural features. It is permitted for new structures or additions to be of a higher quality of design and/or materials compared to existing structures.
(c) Rooflines and roofing materials shall be compatible with the architectural style of the residential structure. Varying, uncoordinated rooflines and roofing materials shall be avoided.
Varying rooflines consistent with the architectural style are required.
(d) Window and door design and placement shall be consistent with the overall architectural style of the structure and consistent with all windows/doors visible from the public right-of-way.
(e) Materials and finishes shall be of a consistent theme, shall match the architectural style of the residential structure, and shall be consistently applied to all façades.
(f) Roof-mounted mechanical equipment, where permitted, shall be screened from view from public rights of-way and adjacent properties using materials that are architecturally compatible with the structure they serve.
(g) Accessory structures and additions to residential structures shall be designed and constructed to match the architectural style and building form of the structure or structures to which they are added.
(2) Equipment screening.
(a) Mechanical equipment on the ground shall be screened from view from adjacent properties and the public right-of-way with an enclosure designed as part of the building, a separate enclosure compatible with the building, or by landscaping.
(b) Water heaters, electrical boxes, gas meters, landscape irrigation equipment, and similar utility boxes shall be painted to match the structure or be appropriately screened from view or shall be integrated into the floor plan of the structure.
Screening of equipment (in this case, gas meters) is required.
(c) Where feasible, appurtenant equipment, plumbing, and related solar energy fixtures shall be installed in the attic, or if infeasible, flush mounted or ground mounted. Appurtenant equipment, plumbing, and related solar energy fixtures shall comply with the setback requirements of this code and shall be screened from public view.
(3) Landscaping. Landscaping shall be provided consistent with the requirements of the landscaping standards in § 25.07.011.
(4) Scale and massing. A combination of second- and upper-story balconies, decks, window fenestrations, and similar features shall be used on front and street side façades to provide articulation and further reduce massing effects and shall also be compatible with the overall architectural and mass/scale balance of the original structure, as well as the character of mass/scale in the immediate neighborhood.
Example of the use of a variety of architectural features to reduce the “mass” of a single family home.
(5) Site design and structure orientation.
(a) Front entries shall be clearly identifiable and generally oriented toward the street.
(b) Driveways shall be placed in a manner that avoids conflict with pedestrian access from the sidewalk.
(E) Standards for single-family and two-family (duplex) structures.
(1) Architecture.
(a) Design of structures shall be consistent with local and regional architectural styles.
(b) Exterior materials and finishes shall be appropriate to the architectural style of the structure.
(c) The overall style of single-family and two-family structures shall be consistent on all sides of the building as well as among all portions of the roof. Particular attention should be taken that building elevations and roof elements visible from streets and other public or quasi-public spaces are stylistically consistent.
(2) Scale and mass.
(a) The bulk and mass of new single-family residential structures or additions shall be compatible to the scale of existing structures in the immediate neighborhood.
(b) Garages shall be designed or located in a manner that minimizes the prominence of the garage within the front façade.
Example of a garage recessed from the front of the home.
(F) Standards for multi-family structures.
(1) Architecture.
(a) Design of structures shall be consistent with local and regional architectural styles.
(b) The overall style of multi-family structures shall be consistent on all sides of the building as well as among all portions of the roof. Particular attention shall be taken that building elevations and roof elements visible from streets and other public or quasi-public spaces are stylistically consistent.
(c) Balconies, where provided, shall utilize railing or similar materials that are compatible with the overall architectural style of the development.
(2) Service facilities and equipment screening.
(a) Architectural screening of trash and storage enclosures shall be constructed of materials and finishes compatible with the adjacent building and shall be designed and placed to complement the style of development.
(b) Accessory structures such as community rooms, pool houses, gazebos, maintenance equipment sheds shall include architectural design that complements primary structures. See development standards for accessory structures.
(c) Storage areas shall be completely screened from ground level view using appropriate materials and shall be designed for maximum security.
(d) Storage areas shall be accessible to residents at all times. Storage areas within multi-family residential developments shall be conveniently located to the dwellings that they are intended to serve.
(e) Recyclable materials and green waste storage areas shall be conveniently located adjacent to solid waste disposal areas, or near one another, or combined. They may only be located inside a specially designated structure, on the outside of a structure in an approved fence or wall enclosure, a designated interior court or yard area with appropriate access, or in rear or interior side yards. Exterior storage areas shall not be located in a required front yard, street side yard, parking space, landscaped area, or open space areas.
(f) Driveways or aisles shall provide unobstructed access for collection vehicles and personnel with at least the minimum clearance required by the collection methods and vehicles utilized by the designated collector.
(3) Circulation and access.
(a) Common parking areas shall be located on the site to minimize their visibility from public rights-of-way and to be easily accessible to all residents of the development. See parking design standards in § 25.07.010.
(b) Interior pedestrian paths shall be provided to individual units and to link units to common open space areas and parking areas.
(c) Pedestrian and vehicular entrances shall be clearly identified and easily accessible to minimize pedestrian/vehicle conflict.
(d) The parking area shall be designed in a manner which links it to the building and street sidewalk system, as an extension of the pedestrian environment. This can be accomplished by using design features such as walkways with enhanced paving, trellis structures for shade and/or landscaping treatment.
(e) Carports shall be architecturally consistent with the style of the residence.
(f) Non-motorized transportation shall be accommodated by providing bicycle storage, seating areas, and transit stop, if required. Vehicular traffic shall be adequately separated from bicycle and pedestrian circulation.
(4) Landscaping.
(a) Landscaping shall be provided consistent with the requirements of the landscaping section in § 25.07.011.
(b) Parking shall be screened from streets through combined use of berming, walls, and landscaping.
(c) Common open space areas shall be landscaped appropriate to their function.
(5) Scale and massing.
(a) The bulk and mass of new multi-family structures and additions shall be sensitive to the scale of buildings in the immediate neighborhood.
(b) Multi-family residential structures must incorporate architectural design details and elements which provide visual character and interest, avoiding flat planar walls and “box”-like appearances through the use of courtyards, balconies, offset planes and levels, deeply recessed or projecting windows, sloping roofs, and landscaped yards.
(6) Site design and structure orientation.
(a) The main entry to the multi-family development shall be clearly delineated and identifiable, and easily accessible for pedestrians from the public street.
(b) Entrances to individual residential units shall be accessible from the street or from common open space areas within the development.
(c) Windows, balconies, and similar openings shall be oriented to preserve privacy of individual units within the development.
(d) Loading and refuse/recycling collection areas shall be located to provide easy access to collection vehicles and to minimize noise impacts on residents.
(Ord. 1043 § 3 (part), 2022)