19.58.460 Objective design standards for qualifying multifamily residential and mixed-use projects.
A. Intent. To provide the public, professionals, and decision-makers with the City’s objective criteria for approval of multifamily residential and mixed-use projects containing two or more residential units that meet the applicable requirements of California Government Code Section 65913.4. Subject to California Government Code Sections 65915(d) and (k) as applicable, these objective design standards, which involve no personal or subjective judgment as further specified in California Government Code Section 65913.4(a)(5), shall be interpreted as requirements rather than general guidelines. All multifamily residential and mixed-use projects applying under the Housing Accountability Act (California Government Code Section 66300) protections and other ministerial project review under state law shall comply with the provisions under this section. Projects must also comply with all applicable objective zoning code requirements within this title including but not limited to height, setbacks, and floor area ratio, and any applicable California Building Code requirements.
B. Building Architecture.
1. Through the verification of colors and materials on architectural plans or drawings, buildings shall be designed with the same approach to form and massing, roof design, wall and window design, and materials and colors on all elevations. No particular architectural style is required; however, high-quality architecture is encouraged.
2. Buildings at and over three stories tall must have walls that recess a minimum of three feet, at least every 100 feet of wall length, to provide relief along the wall plane.
3. Entirely blank walls are not allowed. A minimum of two architectural details from the following list shall be provided on all building facades at a minimum of every 50 feet of street frontage:
a. Windows;
b. Trellises;
c. Balconies;
d. Differentiation in exterior material;
e. Awnings.
4. All street corners shall be enhanced to provide a tower element or an additional architectural detail (list above) to make it distinct from the rest of the building.
5. Where buildings are proposed adjacent to a single-family residential zone, windows, balconies or similar openings shall be oriented so as not to have a direct line-of-sight into adjacent units or onto private patios or back yards adjoining the property line. This can be accomplished through one of the following techniques:
a. Upper story stepback;
b. Window placement;
c. Use of glass block or opaque glass;
d. Placement of mature landscaping, or vertical landscaping (such as the use of columnar-shaped plants) within the rear or side setback areas.
6. Roof design shall be of a single style and slope throughout the project. On a building with a pitched roof, no portion of the main roof shall be flat.
7. Roof lines shall be vertically articulated, at least every 50 feet along the street frontage, through the use of one or more of the following architectural elements:
a. Parapets;
b. Varying cornices;
c. Reveals;
d. Clerestory windows;
e. Varying roof height and/or form.
8. Affordable units in the development project shall have the same bedroom and bathroom count ratio as the market rate units, be equitably distributed within the project, and have the same type or quality of appliances, fixtures, and finishes.
C. Site Design.
1. Where buildings front along a street, residential units shall have a ground-level primary building entry facing the primary street. Along buildings not located facing a primary street, front entryways of units shall be oriented to face a common open space areas such as landscaped courtyard, plaza, or paseo.
a. For mixed-use projects, commercial/office unit entrances shall be oriented to the street, a parking area, or an interior common space. Additionally, community leasing offices do not count towards the commercial requirements. For the purposes of this section, commercial uses are also open to unit residents and the general public.
2. Covered and uncovered parking areas, as well as parking structures, shall be screened from public street frontages. Screening may be accomplished through building placement, landscaping, fencing, or some combination thereof. Where landscaping is used for screening purposes, it shall be no less than four feet tall. Fencing shall comply with subsection (H) of this section.
3. All pedestrian walkways shall be a minimum of four feet in width.
D. Affordable Housing. If providing affordable units, the Project shall comply with the applicable requirements set forth within Chapter 19.90 CVMC. Additionally, projects with 50 or more residential units shall comply with the CVMC 19.90.080.
E. Open Space.
1. Common open space are amenities to the surrounding community in addition to required public parkland, and shall meet the following criteria:
a. Developed with recreational uses, including both passive (landscaping) and active amenities (tot lots, picnic areas, etc.)
b. Consist of large areas that are not fragmented by unrelated uses or improvements.
c. A minimum of 200 square feet of usable open space per dwelling unit shall be provided. In addition, it shall have a linear dimension no less than 10 feet.
2. Private open space for residential units can take the form of yard area, porches, verandas, courtyards, patios, and balconies. The total amount provided shall be in accordance with the following, based on unit sizes:
a. Multifamily with one bedroom: 60 square feet;
b. Multifamily with two bedrooms: 80 square feet;
c. Multifamily with three or more bedrooms: 100 square feet;
d. Each additional bedroom over three: 20 additional square feet.
F. Parking.
1. The Project shall comply with the off-street parking requirements set forth in CVMC 19.62.010 through 19.62.130.
2. Parking shall not be located between the building frontage and a public sidewalk.
3. Additionally, parking areas for more than five vehicles shall be effectively screened by a minimum of 10-foot-wide landscaped strip and a masonry wall or fence of acceptable design between the parking area and the public right-of-way. This strip shall effectively screen the parking lot from the public right-of-way to a minimum height of three-and-a-half feet. Any approved combination of planting mounds, walls, and/or decorative features, which are visually compatible with the proposed development and the surrounding neighborhood, may be utilized.
a. Every 10 parking stalls shall include a landscaped area with one tree and a minimum width of five feet.
4. Any carports adjacent to a single-family residential zone, parking lot areas and carports shall not be located along the single-family neighborhood street frontages. Additionally, the design of carports shall match the Project’s overall design theme.
5. Bike Parking. The minimum number of spaces provided shall be 10 percent of the total residential units. Additionally, an inverted “U” bike rack shall be the type of space provided and shall not be separated from building entrances by a road, parking area, or structure.
G. Walls and Fences.
1. The following standards apply to walls and fences:
a. Walls shall be architecturally treated on both sides and incorporate landscaping.
b. Brick, slump stone, tile, textured concrete, stucco on masonry or steel framing, wrought iron, tubular steel fencing, solid decorative walls, or other material walls which require little or no maintenance are required.
c. Wall caps are to be incorporated as a horizontal design element at the top of walls and should not exceed four inches vertical.
d. Plain concrete block walls and chain link fencing are not permitted.
H. Landscaping. All landscaping shall conform to the requirements as specified in the City’s Landscaping Manual, Design Manual, Shade Tree Policy, and Water Conservation Ordinance, and as approved by the Director of Development Services, or designee.
I. Lighting.
1. All structures, entries, parking areas, refuse enclosures, active outdoor/landscape areas, and pedestrian pathways shall include overnight lighting for safety and security.
2. Lighting shall be recessed or hooded, downward directed, and located to illuminate only the intended area. It shall not spill beyond the intended area and shall not extend across a property line.
3. Timers and sensors shall be incorporated to avoid unnecessary lighting and avoid unnecessary energy use.
J. Utilities and Trash Enclosure Areas.
1. Utilities, utility vaults, and all mechanical equipment (ground and roof-mounted) shall be screened or hidden from view from the public street.
2. Trash enclosure areas shall be provided in accordance with CVMC 19.58.340.
3. Trash enclosures shall be constructed of the same primary wall material and color as the most adjacent building within the development.
4. Enclosures shall be located in convenient but unobtrusive areas, well screened with landscaping and positioned so as to protect adjacent uses from noise and odors. (Ord. 3559 § 1, 2023).