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HomeMy WebLinkAbout05-02-16 Item 2 GENP-1876-2015 (ARC Study Session for Neighborhood Compatibility) ARCHITECTURAL REVIEW COMMISSION (ARC) SUBJECT: Study Session to review progress and provide feedback on implementation of General Plan Land Use Element Program 2.13 regarding Neighborhood Compatibility (new homes proposed to be within existing neighborhoods). PROJECT ADDRESS: Citywide BY: Marcus Carloni, Associate Planner Phone Number: 781-7176 e-mail: mcarloni@slocity.org FILE NUMBER: GENP-1876-2015 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Consider staff report discussion, public testimony, and Commission discussion and provide feedback to staff on the best strategy to improve neighborhood compatibility. 1.0 PROJECT DESCRIPTION The Community Development Department has been tasked with implementation of General Plan Land Use Element Program 2.13 which aims to deal with the issue of incompatible homes proposed to be within existing neighborhoods. Land Use Element Program 2.13: “The City will consider new regulations, for Low-Density and Medium-Density Residential areas, to require special review for (1) incompatibly large houses, (2) replacement or infill homes in existing neighborhoods, and (3) accessory buildings with plumbing facilities allowing easy conversion to illegal second dwellings1. The City will periodically update Community Design Guidelines for larger homes, infill housing and accessory single-story buildings.” In June of 2015 the City Council deemed earlier implementation of Program 2.13 a priority and amended the Neighborhood Wellness Work Program to add a work task for staff to move up the implementation timeline for LUE Program 2.13. Staff was directed to explore amendments to the Zoning Regulations, Subdivision Regulations, Community Design Guidelines, or other pertinent documents (or other means) to address neighborhood compatibility. The concern revolved around scale and density of infill projects leading to incompatibility with existing residences in established neighborhoods. Staff is presenting the project to the Architectural Review Commission to obtain feedback on staff’s research (see case studies in section 3.2 below) and to discuss the best strategy (e.g. update to existing regulations) to improve neighborhood compatibility in San Luis Obispo. 1 Item 3 (conversions) was implemented in the July 2014 Zoning Regulations amendments which established new regulations for accessory spaces (specifically accessory structures and guest quarters) in order to prevent the easy conversion of such spaces into illegal dwelling units Meeting Date: May 2, 2016 Item Number: 2 ARC2 - 1 GENP-1876-2015 Neighborhood Compatibility Study Session Page 2 2.0 BACKGROUND 2.1 Public Workshop On April 6, 2016 staff conducted a Neighborhood Compatibility Workshop at the Teach Elementary/SLO Classical Academy elementary school campus for the purpose of obtaining public feedback and ideas on the subject. The format included a presentation of staff research followed by “break-out sessions” to discuss which approaches (including new ideas) should be used to improve neighborhood compatibility. Each table reported their discussions back to the main group while staff facilitated and took notes on the deliberations; said notes are provided in Attachment 1. 3.0 DISCUSSION 3.1 Existing Regulations/Guidelines The City’s existing regulations include the Zoning Regulations’ maximum /minimum requirements for the R-1 (Low Density) and R-2 (Medium Density) zones and the Community Design Guideline recommendations. 3.1.1 Zoning Regulations: The below table provides a summary of the Zoning Regulations’ requirements for the R-1 and R-2 zones. The Zoning Regulations do not include standards for maximum Floor Area Ratio2, nor specific setbacks for upper floors, as is utilized by some of the other communities researched by staff. Zone Max Density Max Height Max Coverage Parking Side & Rear Setbacks Min. Lot Size R-1 7 du/acre 25 feet 40% of lot area 2 spaces 5' - 10.5' 6,000 sf R-2 12 du/acre 35 feet 50% of lot area See footnote* 5' - 15' 5,000 sf *R-2 Zone Parking Requirements: 1.5 spaces for 1st bedroom +.5 spaces for each additional bedroom in a unit 3.1.2 Community Design Guidelines (CDG): Sections that provide guidance for compatible infill residential projects include Chapter 5.3 “Infill Development,” Chapter 5.4 “Multi-Family and Clustered Housing Design,” and Chapter 5.5-C “Additions and Alterations in Older Neighborhoods.” 2 Floor Area Ratio: The gross floor area of a building or buildings on a lot divided by the lot area. ARC2 - 2 GENP-1876-2015 Neighborhood Compatibility Study Session Page 3 Chapters 5.3 and 5.5-C are provided as Attachments 2 to this report. Their contents are text-based and include some of the following guidance: 1) General Principles: Infill projects should be compatible in scale and overall character with the neighborhood. 2) Building Design: Infill structures should incorporate traditional characteristics from the neighborhood 3) Building Height: Height should be consistent with existing structures in the neighborhood and upper floors should be setback from the edge of the first floor. 4) Materials/Colors: Use predominant materials and compatible colors with the neighborhood. 3.2 Case Studies Staff researched a number of communities that have experienced the issue of neighborhood compatibility. Specifically highlighted in this report are the communities of Davis, Modesto, Pasadena, and Sunnyvale who have developed regulations to address the areas of open space, structure location on the site, design, mass and scale, height and setbacks, privacy, materials/colors, and more. Staff research found that these communities have tried to address neighborhood compatibility from a regulatory basis (e.g. “second floors shall be setback 5 feet from the wall of the first floor”) and/or from a guideline basis (e.g. a “second-story addition should be located away from the front of the house to reduce its prominence”). Specific excerpts from the regulations/guidelines of Davis, Modesto, Pasadena, and Sunnyvale are provided in Attachments 3 through 6. The following highlights the different techniques that have been used to address compatibility: 3.2.1 Coverage and Floor Area Ratio The City of San Luis Obispo has a maximum coverage3 of 40% and 50% in the R-1 and R- 2 zones, respectively. The City’s coverage regulation is essentially a limitation on the size of a structures footprint, but does not regulate the square footage of a structure that can fit within that maximum footprint; often leading to two-story stacked floor plans. Other communities establish a maximum floor area ratio (the gross floor area of a building or buildings on a lot divided by the lot area) to address the maximum size of a residence. For example, a floor area ratio of 40% would allow a maximum home size of 2,400 square feet, including garage square footage (assuming a 6,000 square foot lot size); the ratio can be adjusted for compatibility with the floor area ratio of a given neighborhood. 3 Coverage: The area of a structure on or above the ground including upper level projections and living areas, as well as covered or uncovered decks, balconies, porches and similar architectural features expressed as a percentage of the total lot area. ARC2 - 3 GENP-1876-2015 Neighborhood Compatibility Study Session Page 4 3.2.2 Floor-to-Floor Height and Setbacks Some communities have established specific regulations for floor heights and upper floor setbacks as a way of addressing compatibility. 3.2.3 Design Guidelines The City of Modesto (Attachment 4) created the “Neighborhood Compatibility Guidelines” to improve compatibility of infill residences. These guidelines are intended to provide clarity to a user in indicating the types of projects that are preferred by the community through additional specificity in their guidelines. For example, some guidelines may indicate that an infill residential st ructure should “provide a sense of visual continuity with existing structures in the neighborhood”, however, more specificity is added to reduce subjectivity of the guideline; “provide a sense of visual continuity with existing structures in the neighborhood by aligning the front and sides of a new building with other structures in the neighborhood”. Additionally, some of the guidelines include: 1. Neighborhood surveys to identify neighborhood characteristics (see Attachment 6, Sunnyvale, Pages 5 – 8) 2. A clear definition of a “neighborhood” for compatibility context (see Attachment 4, Modesto, Page 3) 3. Guidelines arranged by goals with listed strategies to carry out those goals (see Attachment 3, Davis, Page 89) (Pasadena) Floor-to-Floor Height Limits. The maximum top plate height of the first story of the main structure shall not exceed ten feet. The maximum top plate height of the second story of the main structure shall not exceed 20 feet. (Pasadena) Second Story Setbacks. The second story of the main structure, and any portion of the main structure over ten feet in height, shall be set back a minimum of five feet from the existing first floor side walls. Second story additions and any portion of the main structure over ten feet in height shall be set back a minimum of 10 feet from the first floor front wall. ARC2 - 4 GENP-1876-2015 Neighborhood Compatibility Study Session Page 5 For additional clarity, the guidelines are often supported by descriptive graphics to illustrate the text, as provided in section 3.2.4 below. 3.2.4 Drawings and Photographs to Support Guidelines Many communities have used drawings and photographs to support the text. The graphics provide callouts and descriptions for additional clarity, some examples are provided below. 3.2.5 Other Methods Other methods of addressing neighborhood compatibility include the following: 1. Overlay Zone/District. Several communities (e.g. Davis, Pasadena) have used overlay zones/districts to establish specific design guidelines or zoning regulations to a given neighborhood. (Davis) The primary building face should not exceed the width of a typical single family building in a similar context. A single wall plane should not exceed the maximum façade width of a typical residence. If a building is wider overall than those seen typically, divide the large façade into subordinate wall planes that have dimensions similar to those of traditional single family buildings in the neighborhood. (Sunnyvale) Design second floors to complement first floor forms and minimize their visual impact The area of the second floor should not exceed the common standard of the neighborhood. Do This Not This (Modesto) In predominantly one- story neighborhoods, and where existing second stories are reduced in prominence, utilize an additional setback for the second floor to reduce the impact of increased massing from new second stories. Do This Not This ARC2 - 5 GENP-1876-2015 Neighborhood Compatibility Study Session Page 6 2. Design Review Threshold. Communities (e.g. Sunnyvale) have established formal design review requirements based on the size of a proposed addition or based on the overall size of proposed residence. 3. Additional Parking Requirement. The City of Davis requires additional parking spaces once a residence (in their Low Density Zone) proposes five or more bedrooms. 4.0 PHASES OF PROJECT The project has generally been divided into six steps (currently on step 3) as provided below; it is recognized that the phasing may need to be modified dependent on feedback received during the study sessions. Staff’s next step is to review the project at a study session with the Planning Commission. 1. Research Case studies and exploration of methods to address compatible infill 2. Public Workshop Obtain input on research and explore methods to address compatibility 3. Study Sessions Architectural Review Commission & Planning Commission 4. Draft Proposed Language Based on Council goals, community input, and staff input 5. Public Outreach Review & discuss draft language 6. Advisory Body Review Review project with the Architectural Review Commission, Planning Commission, and City Council 5.0 ATTACHMENTS 1. Notes from Neighborhood Compatibility Workshop – April 6, 2016 2. Community Design Guidelines Excerpt - City of San Luis Obispo 3. City of Davis guidelines/regulations 4. City of Modesto guidelines/regulations 5. City of Pasadena guidelines/regulations 6. City of Sunnyvale guidelines/regulations ARC2 - 6 City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org Neighborhood Compatibility Workshop – April 6, 2016 Notes from Breakout Session ITEM 1: What is compatibility? Work with your group to come up with a definition of neighborhood compatibility in one or two sentences. 1. It’s not about architecture, it’s about the use a. Intent of residents b. Intensity of use (density) 2. Size and scale compatibility is important a. Number of bedrooms 3. Impact of parking can be incompatible 4. Height is important 5. Landscaping can help with compatibility 6. Roof pitch relative to height 7. Floor Area Ratio could help with compatibility 8. Visual consistency…front yard rhythm, rooflines, architectural style 9. Compatibility among different zones 10. Proper size for a specific neighborhood 11. Don’t create regulations that create non-conformities 12. One definition that fits all is very difficult 13. Different uses for buildings in residential areas (density) 14. Sense of privacy by the way buildings are situated a. % of lot to be landscaped. 15. Cognizant of view shed preservation 16. Growing within our resources ITEM 2: Work with your group to discuss which case study approaches appeared successful and which approaches appeared unsuccessful? 1. Graphic were helpful (Davis was most clear) a. Modesto and Pasadena could have been better 2. Overlay Districts 3. Roofline example photos 4. Material examples are helpful 5. Encroachment plane 6. Specific setback for second story 7. Mass and size was clear in Pasadena Attachment 1 ARC2 - 7 8. Notification enhancements 9. Gross Floor Area…percentage increase to growth 10. Davis example showed compatibility 11. (This group identified project’s they felt were not compatible with the neighborhood) Incompatibility Large Homes a. Mission lane (off of Broad Street) b. Henderson and McCollum c. Buena Vista (Proposed) d. Palomar (Proposed) 12. (This group identified project’s they felt were not compatible with the neighborhood) Compatible Projects a. Anderson Hotel (one of a kind, historic) i. Can we create these types of projects today? b. Johnson/Palm project c. Serrano Circle 13. (Adaptive re-use opportunity) a. Pacific Bell Building ITEM 3: What approaches (new ideas or ideas from the case studies) should be used to improve neighborhood compatibility in San Luis Obispo? 1. Diverse architectural style while respecting mass scale and relative size of neighborhood 2. Addition or new home can’t be larger than 20% of the average of homes within a certain radius 3. Design excellence and neighborhood integrity protection…attention to detail is important. a. “You know it when you see it” 4. Make every building go through ARC? a. Threshold for design review b. Quickly take projects through the ARC 5. Clarify process for the public…residents and developers. 6. Expand notice to neighbors a. More time to review projects 7. Clear/transparent communication from staff to the public 8. Incorporate social media into notification 9. Establish overlay zones 10. Clarify our existing design guidelines (wording) and provide graphics 11. Provide better guidelines for landscape types 12. Deed restrictions for owner occupancy? 13. Better definition of neighborhood boundaries 14. Minimum landscape requirements (especially when replacing tree removals) Attachment 1 ARC2 - 8 15. Contact with nature and views of the hills need to be better represented in the design guidelines 16. Parking overlay zones with higher onsite parking requirements 17. More use of S-overlay zoning 18. Second story setback requirement 19. More undergrounding of utility lines 20. Timing of a project…projects being pushed through when residents are out of town. 21. Define the neighborhoods by starting with that neighborhoods ’ “neighborhood group” to perform a neighborhood walking survey to characterize their neighborhood. The information would then be compiled by the City but the neighborhood would critique the prototype prior to finalization. 22. Lot coverage and FAR may be useful 23. Possibly consider form based code? 24. Encourage more basements Attachment 1 ARC2 - 9 San Luis Obispo Community Design Guidelines 5.3 - Infill Development Chapter 5 – Residential Project Design June 2010 55 3. Where multiple garages are located together, landscaped tree wells should be placed between every two garage doors. Each tree well should be a minimum of 10 square feet. 4. Carports and detached garages should be designed as an integral part of a project. Their materials, color, and details should be the same as the principal structures. Carports may have flat roofs but should not project above the exterior walls of any buildings adjacent to streets. Prefabricated metal or canvas tent-like carports should not be used. Where garages are utilized, doors should appear set into walls rather than flush with the exterior wall. 5. The use of quality materials, windows, and features with horizontal and vertical relief are encouraged to add interest and character to the design of garage doors and to coordinate their design with the architecture of the primary residence. 5.3 - Infill Development The following guidelines apply to “infill development.” That is, multi-family structures or individual houses that entirely replace existing units or are constructed on vacant parcels between existing units. The guidelines are intended to provide for infill projects of high architectural quality that are compatible with existing development. They are also intended to promote the conservation and reuse of existing older houses, and to preserve the historical character of the City’s older neighborhoods. Preservation and rehabilitation efforts in the older neighborhoods should protect the architectural features of a home that identify its individual style and contribute to the character of the area. A. General principles. Infill residential development should: 1. Be compatible in scale, siting, detailing, and overall character with adjacent buildings and those in the immediate neighborhood. This is crucial when a new or remodeled house is proposed to be larger than others in the neighborhood. When new homes are developed adjacent to older ones, the height and bulk of the new construction can have a negative impact on adjacent, smaller scale buildings. 2. Continue existing neighborhood patterns. For example, patterns such as front porches and entries facing the street, finished floor height, and garages located at the rear of lots. B. Building design. An infill residential structure should incorporate the traditional architectural characteristics of existing houses in the neighborhood, including window and door spacing, exterior materials, roof style and pitch, ornamentation and other details. C. Visual impacts from building height. The height of infill projects should be consistent with of surrounding residential structures. Where greater height is desired, an infill structure should set back upper floors from the edge of the first story to reduce impacts on adjacent smaller homes, and to protect solar access. D. Outdoor living areas. The use of balconies, verandas, porches, and courtyards within the building form of infill structures is strongly encouraged. E. Exterior finish materials. The thoughtful selection of building materials can enhance desired neighborhood qualities such as compatibility, continuity, and harmony. The design of infill residential structures should incorporate an appropriate mixture of the predominant materials found in the Attachment 2 ARC2 - 10 San Luis Obispo Community Design Guidelines 5.4 – Multi-Family & Clustered Housing Design Chapter 5 – Residential Project Design June 2010 56 neighborhood. Common materials in San Luis Obispo are smooth, troweled, or sand-finished stucco, wood, horizontal clapboard siding, shingles, brick, and stone. F. Exterior colors. Color schemes for infill residential structures should consider the colors of existing houses in the neighborhood, to maintain compatibility. 5.4 - Multi-Family and Clustered Housing Design Multi-family and clustered housing projects are generally more dense than single-family developments, and tend to generate larger parking areas and provide less private open space. If not properly designed, parking can dominate a multi-family site, and open space may only be provided as “left over” areas, unrelated to other project features, that are not usable for outdoor activities, and expose residents to uncomfortable noise levels. Multi-family projects that are surrounded by high walls, parking lots and/or rows of carports along streets are inappropriate in San Luis Obispo and should be avoided. These guidelines address the problems associated with higher density developments through appropriate site planning, parking layout, circulation patterns, building design, and landscaping. A. Site planning. Site planning for a multi-family or clustered housing project should create a pleasant, comfortable, safe, and distinct place for residents, without the project "turning its back" on the surrounding neighborhood 1. The placement of new units should consider the existing character of the surrounding residential area. New development should respect the privacy of adjacent residential uses through appropriate building orientation and structure height, so that windows do not overlook and impair the privacy of the indoor or outdoor living space of adjacent units. 2. Multi-family units should be clustered. A project of more than 10 units outside the Downtown should separate the units into structures of six or fewer units. See Figure 5-1. Figure 5-1 – Clustered units, ground floor entrances facing the street Attachment 2 ARC2 - 11 San Luis Obispo Community Design Guidelines 5.4 – Multi-Family & Clustered Housing Design Chapter 5 – Residential Project Design June 2010 57 3. Multi-family structures should be set back from adjacent public streets consistent with the prevailing setback pattern of the immediate neighborhood. 4. Lower density multi-family projects should be comprised of "walk-up" rather than "stacked" units, with each unit adjacent to a street having its primary pedestrian entrance from the street sidewalk. Higher density projects should be designed either with ground floor units having individual sidewalk entrances, or as courtyard projects with at least one significant pedestrian entrance from the street sidewalk. Where individual units have access to the street sidewalk, private "front yard" outdoor space may be differentiated from the public right-of-way by a porch, or small yard enclosed by a low fence. See Figures 5-1 and 5-2. 5. Residential units and activity areas not adjacent to a street should be accessible via pedestrian walkways and bikeways separate from vehicle parking areas and driveways. See Figure 5-3. Figure 5-2 – Most ground floor units should have entrances facing the street Figure 5-3 – Walkways separate from vehicle access Attachment 2 ARC2 - 12 San Luis Obispo Community Design Guidelines 5.4 – Multi-Family & Clustered Housing Design Chapter 5 – Residential Project Design June 2010 58 B. Parking and driveways. Individual closeable garages are the preferred method for providing parking for residents in multi-family projects. If garages within the residential structures are not provided, dispersed parking courts are acceptable. 1. Long, monotonous parking drives and large, undivided parking lots are discouraged. 2. The main vehicle access into a multi-family site should be through an attractive entry drive. Colored and textured paving treatment is encouraged outside of the public street right-of-way, and within the project. 3. Parking areas should be visible from the residential units to the extent possible. 4. Safe and protected bicycle parking should be located convenient to each dwelling unit. 5. Parking courts, with or without carports, should not consist of more than two double-loaded parking aisles (bays) adjacent to each other. The length of a parking court should not exceed the width of eight adjoining stalls. 6. Parking courts should be separated from each other by buildings within the project or by landscape or natural open space areas at least 30 feet wide. 7. Large scale multi-family projects (i.e., more than 20 units) with internal streets should have the streets designed as if they were pleasant public streets, with comprehensive streetscapes including sidewalks, and planting strips between curb and sidewalk with canopy trees. C. Multi-family project architecture. The exterior design of multi-family projects should be derived from architectural styles in the surrounding neighborhood. Often, these types of projects are adjacent to single family neighborhoods, and care in design should ensure that the height and bulk of the higher density projects do not impact adjacent lower density residential areas. 1. Facade and roof articulation. A structure with three or more attached units should incorporate significant wall and roof articulation to reduce apparent scale. Changes in wall planes and roof heights, and the inclusion of elements such as balconies, porches, arcades, dormers, and cross gables can avoid the barracks-like quality of long flat walls and roofs. Secondary hipped or gabled roofs covering the entire mass of a building are preferable to mansard roofs or segments of pitched roof applied at the structure's edge. Structures (including garages and carports) exceeding 150 feet in length are discouraged. See Figures 5-2 and 5-4. 2. Scale. Because multi-family projects are usually taller than one story, their bulk can impose on surrounding uses. The larger scale of these projects should be considered within the context of their surroundings. Structures with greater height may require additional setbacks at the ground floor level and/or upper levels (stepped-down) along the street frontage so they do not shade adjacent properties or visually dominate the neighborhood. Large projects should be broken up into groups of structures, and large single structures should be avoided. See Figure 5-4. Attachment 2 ARC2 - 13 San Luis Obispo Community Design Guidelines 5.5 – Single-Family Housing Design Chapter 5 – Residential Project Design June 2010 59 3. Balconies, porches, and patios. The use of balconies, porches, and patios as part of multi-family structures is encouraged for both practical and aesthetic value. These elements should be used to break up large wall masses, offset floor setbacks, and add human scale to structures. Multi-family units with individual access to the street sidewalk should have individual covered porches. See Figure 5-4. 4. Dwelling unit access. The use of balconies and corridors to provide access to five or more units should be avoided. Access points to units should instead be clustered in groups of four or less. To the extent possible, main entrances to individual units should be from adjoining streets. Distinctive architectural elements and materials should be used to highlight primary entrances. 5. Exterior stairways. Stairways providing access to the upper levels of multi-family structures should be located mostly within the buildings themselves. Where exterior stairways are necessary, they should provide residents and visitors protection from weather, and should be of stucco, plaster or wood, with accent trim to match the main structure. Thin-looking, open metal, prefabricated stairs that are not integrated with the design of the structure are discouraged. 6. Accessory structures. Accessory structures should be designed as an integral part of a project. Their materials, color, and details should be the same as the principal structures on the site. 5.5 - Single-Family Housing Design A. Houses in new subdivisions. The site planning of lots and the design of houses constructed in new subdivisions should help create neighborhoods that are oriented more toward pedestrians than automobiles. Subdivisions of new homes should comply with the following guidelines. 1. Subdivisions should provide variety in the architectural detailing, size, and massing of houses on each block. Figure 5-4 – Articulation, scale, covered porches for units at street level Attachment 2 ARC2 - 14 San Luis Obispo Community Design Guidelines 5.5 – Single-Family Housing Design Chapter 5 – Residential Project Design June 2010 60 2. Houses should be located no further from the street than the minimum setback allowed by the Zoning Ordinance, except to provide variations in the alignment of houses along a block. Developers are encouraged to have variable setbacks approved along with their tentative subdivision maps in compliance with Zoning Ordinance Section 17.16.020 E.2.b. 3. All houses should have their primary entrance facing and clearly visible from the street, with a front porch or verandah encouraged to provide a transition between the public space of the streetscape and the indoor private space of the house. 4. When viewed from the street, a garage should be visually subordinate to the living space within the house that addresses the street. Ideally, a garage should be detached from the house, located at the rear of the lot, and accessed by an alley, or a shared driveway from the street fronting the lot. Where this arrangement is not appropriate, the front of an attached garage should be set back from the front of the house (at least 15 feet is recommended where the lot area permits). B. Infill development. New single-family homes proposed on infill lots should comply with the guidelines for infill residential development in Section 5.3 (page 56) C. Additions and alterations in older neighborhoods. The following guidelines apply to additions and the rehabilitation, remodeling, or alteration of existing single-family houses in San Luis Obispo’s older neighborhoods. While these guidelines apply to all houses, those that are designated as cultural resources may be subject to more strict standards. 1. Additions. Additions to residential structures built before 1950 should respect the architectural style, detailing, scale, and composition of the original building so that they look integrated with the original structure, rather than a tacked-on afterthought. Modifications (e.g., additions, seismic strengthening, replacement of windows or siding material, and new entrances) should not compromise the integrity of historically authentic features, materials, or finishes. Additions should also be designed with consideration for the design and massing of adjacent residences, to promote neighborhood compatibility. a. Roof changes. The roof features of a residential structure, especially its style, materials and pitch, are important architectural elements that must be considered when planning an addition. The roof style, pitch and materials on the addition should match the original. b. Additional floors. Adding a story to an existing house will change the building proportions and should be carefully designed to follow similar multi-story examples of the particular architectural style found in the neighborhood. In some cases, integrating the new story addition may require that it be set back or "stepped" back from the front facade so that it is less noticeable from the street. 2. Alterations - Restoration and remodeling. The rehabilitation of older buildings should aim to retain and restore their original elements. If damage or deterioration is too severe, the element should be recreated using original materials to match the design, color, texture and any other important design features. When replacement is necessary and materials similar to or consistent with original materials cannot be obtained, substitute materials should incorporate design, colors and textures that convey the traditional appearance of the original material. Attachment 2 ARC2 - 15 San Luis Obispo Community Design Guidelines 5.5 – Single-Family Housing Design Chapter 5 – Residential Project Design June 2010 61 3. Exterior materials. Original exterior building materials should be retained whenever possible. Mismatched materials of different sizes, shapes, textures, or finishes should be avoided. a. Wood siding. Residential buildings with original wood clapboard siding should not be stuccoed in an attempt to "modernize" their appearance. b. Brick surfaces. Brick surfaces should not be sandblasted to remove old paint, nor should they be covered with stucco or other siding materials. Sandblasting will damage the natural fired surface of the brick and cause it to lose its water repellent qualities. Paint should be removed by chemical stripping. Brick that was not intended to be painted as part of a building’s original design should not be painted over. 4. Windows. Most older residential structures have wood-framed windows that are either fixed, double hung, or casement. Window replacements or additions should also use the original type of window. It is strongly recommended that aluminum frame windows not be used as replacements in any residential structure unless they were part of the original design. 5. Doors. Many of San Luis Obispo’s older homes have solid wood doors consistent with the particular architectural style of the building. The front door is typically the most ornate, with secondary doors usually more utilitarian in appearance. The size, shape and style of doors is an important feature of all historical architectural styles, and the original type and design should continue to be used. If the original door is missing, an appropriate design should be selected through the study of the doors of similar residential structures in the neighborhood, or by consulting books on architectural styles. Some older-style panel doors can be obtained from material suppliers, and may closely match original doors. 6. Porches and stairs. During rehabilitation efforts, the design integrity of the front porch should be maintained. The installation of wrought iron or aluminum railings should be avoided, as a change in the structural or decorative elements of the front porch will usually compromise the architectural integrity of the entire building. Restoring an older building’s architectural integrity may require “undoing” previous porch alterations. 7. Ornamentation and trim. The authentic decoration and trim of a residential structure lends character and identifies the building with a particular architectural style. Care should be taken in handling these materials during renovation because they are critical components. Attachment 2 ARC2 - 16 Davis Downtown and Traditional Residential Neighborhoods Design Guidelines July 2001 Updated June 2007 Prepared by: City of Davis With assistance by: RACESTUDIO Winter & Company A t t a c h m e n t 3 A R C 2 - 1 7 Ta b l e o f C o n t e n t s In t r o d u c t i o n P a g e 1 Pa r t 1 : U r b a n D e s i g n F r a m e w o r k P a g e 1 1 In t r o d u c t i o n P a g e 1 3 Bu i l d i n g o n E x i s t i n g P o l i c i e s P a g e 1 4 Pr i n c i p l e s P a g e 1 8 Pa r t 2 : D o w n t o w n C o r e C o m m e r c i a l a n d M i x e d U s e P a g e 3 1 In t r o d u c t i o n P a g e 3 3 Do w n t o w n C o r e C o m m e r c i a l D e s i g n C o n t e x t P a g e 3 5 Do w n t o w n C o r e C o m m e r c i a l D e s i g n G u i d e l i n e s P a g e 3 6 Do w n t o w n C o r e C o m m e r c i a l C h a r a c t e r A r e a s P a g e 4 6 Mi x e d U s e D e s i g n G u i d e l i n e s P a g e 5 4 Mi x e d U s e C h a r a c t e r A r e a s P a g e 6 6 Sp e c i a l C h a r a c t e r A r e a s P a g e 7 8 Pa r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s P a g e 8 5 In t r o d u c t i o n P a g e 8 7 Si t e D e s i g n P a g e 8 8 Pr i m a r y B u i l d i n g S c a l e a n d F o r m P a g e 9 7 Se c o n d a r y S t r u c t u r e s P a g e 1 0 4 Ap p l y i n g t h e G u i d e l i n e s P a g e 1 0 9 Ap p e n d i x P a g e 1 1 9 De s i g n R e v i e w P r o c e s s P a g e 1 2 0 Su b m i t t a l R e q u i r e m e n t s P a g e 1 2 3 De s i g n R e v i e w C h e c k l i s t P a g e 1 2 5 Re s i d e n t i a l B u i l d i n g T y p e s i n T r a d i t i o n a l D a v i s P a g e 1 2 9 Gl o s s a r y P a g e 1 3 2 Li s t o f P u b l i c P r o c e s s P a r t i c i p a n t s P a g e 1 3 6 Attachment 3 ARC2 - 18 P a g e 8 5 P a r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s P a r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s I n t r o d u c t i o n P a g e 8 7 S i t e D e s i g n S t r e e t s c a p e P a g e 8 8 O p e n S p a c e P a g e 8 9 - 9 0 B u i l d i n g L o c a t i o n P a g e 9 1 - 9 2 D r i v e w a y s a n d P a r k i n g P a g e 9 3 - 9 4 L a n d s c a p i n g P a g e 9 5 A l l e y s a n d S e r v i c e A r e a s P a g e 9 6 P r i m a r y B u i l d i n g S c a l e a n d F o r m M a s s a n d S c a l e P a g e 9 7 - 9 8 B u i l d i n g F o r m s P a g e 9 9 B u i l d i n g M a t e r i a l s P a g e 1 0 0 A d d i t i o n s : C h a r a c t e r E l e m e n t s P a g e 1 0 1 - 1 0 2 A d d i t i o n s : M a s s a n d S c a l e P a g e 1 0 3 S e c o n d a r y S t r u c t u r e s S i t e D e s i g n P a g e 1 0 4 - 1 0 5 M a s s a n d S c a l e P a g e 1 0 6 - 1 0 7 B u i l d i n g M a t e r i a l s P a g e 1 0 8 A p p l y i n g t h e G u i d e l i n e s O l d E a s t N e i g h b o r h o o d P a g e 1 0 9 - 1 1 2 O l d N o r t h N e i g h b o r h o o d P a g e 1 1 3 - 1 1 6 U n i v e r s i t y A v e n u e / R i c e L a n e N e i g h b o r h o o d P a g e 1 1 7 - 1 1 8 A t t a c h m e n t 3 A R C 2 - 1 9 P a g e 8 6 D o w n t o w n a n d T r a d i t i o n a l R e s i d e n t i a l D e s i g n G u i d e l i n e s A t t a c h m e n t 3 A R C 2 - 2 0 P a g e 8 7 P a r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s O l d E a s t N e i g h b o r h o o d B o u n d a r i e s N o r t h : F i f t h S t r e e t S o u t h : R a i l r o a d t r a c k s E a s t : L S t r e e t W e s t : G e n e r a l l y t h e a l l e y p a r a l l e l t o I S t r e e t , o n e - h a l f b l o c k e a s t o f t h e r a i l r o a d t r a c k s . O l d N o r t h N e i g h b o r h o o d B o u n d a r i e s N o r t h : S e v e n t h S t r e e t S o u t h : F i f t h S t r e e t E a s t : B S t r e e t W e s t : R a i l r o a d t r a c k s U n i v e r s i t y A v e n u e / R i c e L a n e N e i g h b o r h o o d B o u n d a r i e s N o r t h : F i f t h S t r e e t S o u t h : F i r s t S t r e e t E a s t : B S t r e e t W e s t : A S t r e e t O l d E a s t O l d N o r t h U n i v e r s i t y / R i c e B o r d e r i n g D a v i s ’ d o w n t o w n c o m m e r c i a l a n d m i x e d - u s e a r e a s a r e t h r e e t r a - d i t i o n a l r e s i d e n t i a l n e i g h b o r h o o d s : O l d E a s t , O l d N o r t h a n d U n i v e r s i t y A v - e n u e / R i c e L a n e . W h i l e t h e s e n e i g h b o r h o o d s d i f f e r f r o m e a c h s o m e w h a t b y v a r i a t i o n s i n l o t l a y o u t , s t r e e t s c a p e d e s i g n a n d a r c h i t e c t u r e , t h e y a l l h a v e i n c o m m o n a t r a d i t i o n a l r e s i d e n t i a l c h a r a c t e r f o r w h i c h g e n e r a l r e s i d e n t i a l g u i d e - l i n e s c a n b e a p p l i e d i n c o n t e x t . I d e n t i f y i n g a n e i g h b o r h o o d a s p a r t o f a c o n s e r v a t i o n d i s t r i c t r e c o g n i z e s t h a t t h e r e i s a n i d e n t i f i a b l e v i s u a l a n d e m o t i o n a l c h a r a c t e r t o a n a r e a t h a t s h o u l d b e r e s p e c t e d . T h e s e g u i d e l i n e s a t t e m p t t o i d e n t i f y t h e b a s i c f u n d a m e n t a l c h a r a c t e r i s t i c s o f t h e t r a d i t i o n a l r e s i d e n t i a l n e i g h b o r h o o d s a n d p r o v i d e g u i d a n c e w i t h r e s p e c t t o n e i g h b o r h o o d c o n t e x t a n d b a s i c d e s i g n e l e m e n t s . C h a r a c t e r i s t i c s u p o n w h i c h t o d r a w i n c l u d e t h e w a y i n w h i c h a b u i l d i n g i s l o c a t e d o n i t s s i t e , t h e m a n n e r i n w h i c h i t r e l a t e s t o t h e s t r e e t , a n d i t s b a s i c m a s s , f o r m a n d m a t e r i a l s . W h e n t h e s e d e s i g n v a r i a b l e s a r e a r r a n g e d i n a n e w b u i l d i n g t o b e c o m p l e m e n t a r y t o t h o s e s e e n t r a d i t i o n a l l y i n t h e a r e a , v i s u a l c o m p a t i b i l i t y r e s u l t s . T h e l a s t s e c t i o n i n P a r t 3 , i n c l u d e s s p e c i f i c n e i g h b o r h o o d d e s c r i p t i o n s , a s w e l l a s p o i n t s t o c o n s i d e r w h e n a p p l y i n g t h e g u i d e l i n e s a n d c a s e s t u d i e s t h a t i l l u s t r a t e h o w t h e g u i d e l i n e s c a n b e u s e d t o d e v e l o p n e w , c o m p a t i b l e p r o j e c t s . N o t e : r e f e r t o t h e M i x e d U s e D e s i g n G u i d e l i n e s , M i x e d U s e C h a r a c t e r A r e a G u i d e l i n e s a n d S p e c i a l C h a r a c t e r A r e a G u i d e l i n e s i n P a r t 2 f o r d e s i g n g u i d e - l i n e s a p p l i c a b l e t o m i x e d u s e , c o m m e r c i a l o r a t t a c h e d r e s i d e n t i a l i n f i l l d e v e l - o p m e n t w i t h i n t h e s e a r e a s . S e e p a g e 3 3 f o r M i x e d U s e C h a r a c t e r A r e a a n d S p e c i a l C h a r a c t e r A r e a b o u n d a r i e s . P a r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s I n t r o d u c t i o n A B C D E F G I 5 t h 3 r d 4 t h 2 n d S p e c i a l C h a r a c t e r A r e a s A t t a c h m e n t 3 A R C 2 - 2 1 P a g e 8 9 P a r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s S T R E E T S C A P E O P E N S P A C E B U I L D I N G L O C A T I O N D R I V E W A Y S & P A R K I N G L A N D S C A P E A L L E Y S & S E R V I C E A R E A S S i t e D e s i g n : O p e n S p a c e 1 M a i n t a i n t h e e s t a b l i s h e d p r o g r e s s i o n o f p u b l i c t o p r i v a t e s p a c e s . T h e h i e r a r c h y o f p u b l i c a n d p r i v a t e s p a c e s i s a p r o g r e s s i o n t h a t : b e g i n s a t t h e s t r e e t , w h i c h i s t h e m o s t “ p u b l i c ” s p a c e ; p r o c e e d s t h r o u g h t h e f r o n t y a r d , w h i c h a p p e a r s “ s e m i - p u b l i c ” ; c o n t i n u e s t o a p o r c h w h i c h i s “ s e m i - p r i v a t e ” ; a n d e n d s a t t h e f r o n t d o o r , w h i c h l e a d s t o t h e “ p r i v a t e ” s p a c e . T h i s s e q u e n c e e n h a n c e s t h e p e d e s t r i a n e n v i r o n m e n t a n d c o n t r i b u t e s t o t h e c h a r a c t e r o f t h e n e i g h b o r h o o d s ; i t s h o u l d b e m a i n t a i n e d . A P r o v i d e a f r o n t y a r d t h a t i s s i m i l a r i n c h a r a c t e r t o n e i g h b o r i n g p r o p e r t i e s . • A p a t h w a y s h o u l d b e p r o v i d e d l e a d i n g f r o m t h e s i d e w a l k t o t h e e n t r y . P e r p e n d i c u l a r w a l k w a y s a r e e n c o u r a g e d i n o r d e r t o m a i n t a i n t h e h i s t o r i c p a t t e r n . • T h e f r o n t y a r d s h a l l b e p r e d o m i n a n t l y l a n d s c a p e d w i t h p l a n t s . H a r d s u r f a c e p a v i n g f o r p a t i o s , t e r r a c e s o r d r i v e s s h a l l b e m i n i m i z e d . • M u l t i - u n i t h o u s i n g ( w h e r e a l l o w e d b y z o n i n g ) s h a l l b e o r i e n t e d t o t h e s t r e e t i n a m a n n e r s i m i l a r t o t h a t o f t r a d i t i o n a l s i n g l e f a m i l y r e s i d e n c e s . B F e n c e s o r h e d g e s m a y b e u s e d t o h e l p d e f i n e t h e y a r d . • A f r o n t y a r d f e n c e s h o u l d b e s h o r t a n d / o r t r a n s p a r e n t . A m a x i m u m h e i g h t o f 4 2 i n c h e s i s a p p r o p r i a t e i n t h e a r e a b e t w e e n t h e s t r e e t a n d t h e h o u s e . • M a s o n r y a n d s o l i d f e n c e s a r e d i s c o u r a g e d . • C h a i n l i n k f e n c e s a r e p r o h i b i t e d i n f r o n t y a r d s . • C o n t e m p o r a r y i n t e r p r e t a t i o n s o f t r a d i t i o n a l f e n c e s s h o u l d b e c o m p a t i b l e w i t h i n t h e n e i g h b o r h o o d c o n t e x t . • L a n d s c a p i n g a l o n g s i d e a n d r e a r f e n c e s c a n s o f t e n e d g e s a s w e l l a s p r o t e c t p r i v a c y . A s e q u e n c e o f s p a c e s l e a d s f r o m t h e s t r e e t t o t h e p o r c h o f a t r a d i t i o n a l h o u s e . T h i s f e a t u r e s h o u l d b e c o n t i n u e d . R e s p e c t t h e e s t a b l i s h e d h i e r a r c h y o f p u b l i c a n d p r i v a t e s p a c e s . S e m i - P r i v a t e S p a c e P u b l i c S p a c e P r i v a t e S p a c e S e m i - P u b l i c S p a c e O P E N S P A C E A t t a c h m e n t 3 A R C 2 - 2 2 P a g e 9 0 D o w n t o w n a n d T r a d i t i o n a l R e s i d e n t i a l D e s i g n G u i d e l i n e s S T R E E T S C A P E O P E N S P A C E B U I L D I N G L O C A T I O N D R I V E W A Y S & P A R K I N G L A N D S C A P E A L L E Y S & S E R V I C E A R E A S 2 P r e s e r v e a s e n s e o f o p e n s p a c e i n f r o n t , s i d e a n d r e a r y a r d s . T r a d i t i o n a l D a v i s h o u s e s w e r e t y p i c a l l y s m a l l a n d c e n t e r e d o n a l o t w i t h g e n e r o u s f r o n t a n d s i d e y a r d s , r e s u l t i n g i n t h e v i s u a l i m p r e s s i o n o f a s e n s e o f o p e n n e s s . A p p l i c a t i o n o f t h e s e g u i d e l i n e s m a y r e s u l t i n a s m a l l e r f o o t p r i n t t h a n z o n i n g a l l o w s t o e n s u r e a s e n s e o f o p e n n e s s o n t h e l o t w i t h i n t h e c o n t e x t o f t h e n e i g h b o r h o o d . A P r e s e r v e t h e s e n s e o f p u b l i c a n d p r i v a t e o p e n s p a c e t h r o u g h t h e s e n s i t i v e p l a c e m e n t o f b u i l d i n g a d d i t i o n s a n d n e w s t r u c t u r e s . • S i t e t h e m a s s o f t h e s t r u c t u r e t o t h e r e a r o f t h e l o t t o p r e s e r v e a s e n s e o f o p e n n e s s b e t w e e n i t a n d a n e i g h b o r i n g p r o p e r t y . • S e c o n d a r y s t r u c t u r e s s h o u l d b e p l a c e d o n t h e r e a r p o r t i o n o f a l o t a l o n g a n a l l e y t o m a x i m i z e v i s i b l e o p e n s p a c e o n a l o t . • A r r a n g e b u i l d i n g f o r m s o n a l o t t o p r e s e r v e a n d d e f i n e p r i v a t e o p e n s p a c e . A p p r o p r i a t e : A S e p a r a t e s e c o n d a r y s t r u c t u r e m a i n t a i n s a s e n s e o f o p e n s p a c e . A p p r o p r i a t e : A s m a l l e r a d d i t i o n i s l i n k e d w i t h a c o n n e c t o r . U n a c c e p t a b l e : A l a r g e m a s s o c c u p i e s m o s t o f t h e r e a r y a r d . A l t e r n a t i v e m a s s i n g a p p r o a c h e s . O P E N S P A C E T r a d i t i o n a l D a v i s h o u s e s w e r e t y p i c a l l y s m a l l a n d c e n t e r e d o n a l o t . A t t a c h m e n t 3 A R C 2 - 2 3 P a g e 9 1 P a r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s S T R E E T S C A P E O P E N S P A C E B U I L D I N G L O C A T I O N D R I V E W A Y S & P A R K I N G L A N D S C A P E A L L E Y S & S E R V I C E A R E A S S i t e D e s i g n : B u i l d i n g L o c a t i o n 1 O r i e n t t h e f r o n t o f a p r i m a r y s t r u c t u r e t o t h e s t r e e t . T r a d i t i o n a l l y t h e f r o n t e n t r y o f a b u i l d i n g f a c e d t h e s t r e e t a n d w a s s h e l t e r e d b y a o n e - s t o r y p o r c h . T h i s h e l p e d e s t a b l i s h a s e n s e o f s c a l e a n d “ a n i m a t e ” t h e s t r e e t . I n s o m e n e i g h b o r h o o d s , e n t r y w a y s a r e f a i r l y e v e n l y s p a c e d a l o n g a b l o c k , c r e a t i n g a r h y t h m t h a t c o n t r i b u t e s t o t h e s e n s e o f v i s u a l c o n t i n u i t y . T h e f r o n t p o r c h s e r v e s a s a t r a n s i t i o n a r e a f r o m t h e s t r e e t t o h o u s e a n d i s a n e s s e n t i a l e l e m e n t o f t h e s t r e e t s c a p e ; i t p r o v i d e s h u m a n s c a l e t o t h e h o u s e ; i t o f f e r s i n t e r e s t t o p e d e s t r i a n s ; i t i s a c a t a l y s t f o r p e r s o n a l i n t e r a c t i o n . A O r i e n t t h e p r i m a r y e n t r y o f a p r i m a r y b u i l d i n g t o t h e s t r e e t . • A l l s t r u c t u r e s s h o u l d h a v e o n e p r i m a r y e n t r y t h a t f a c e s t h e s t r e e t . • A d d i t i o n a l e n t r a n c e s m a y b e l o c a t e d t o t h e s i d e o r r e a r . • M u l t i - u n i t s t r u c t u r e s ( w h e r e a l l o w e d b y z o n i n g ) s h o u l d b e s t r e e t o r i e n t e d . B C l e a r l y d e f i n e t h e p r i m a r y e n t r a n c e b y u s i n g a r a i s e d f r o n t p o r c h o r s t o o p . • O r i e n t t h e f r o n t p o r c h t o t h e s t r e e t . • T h e f r o n t p o r c h s h o u l d b e f u n c t i o n a l , u s e d a s a m e a n s o f a c c e s s t o t h e e n t r y . • T h e m i n i m u m d e p t h f o r a u s a b l e f r o n t p o r c h i s t y p i c a l l y 6 t o 8 f e e t . • S t o o p s s h o u l d b e c o v e r e d a n d g e n e r o u s l y s i z e d t o p r o v i d e a t r a n s i t i o n a r e a . B U I L D I N G L O C A T I O N C l e a r l y d e f i n e f r o n t e n t r a n c e b y u s e o f r a i s e d f r o n t p o r c h . P r e f e r r e d A p p r o p r i a t e D i s c o u r a g e d A l t e r n a t i v e a p p r o a c h e s f o r p r i m a r y e n t r a n c e s . A t t a c h m e n t 3 A R C 2 - 2 4 P a g e 9 2 D o w n t o w n a n d T r a d i t i o n a l R e s i d e n t i a l D e s i g n G u i d e l i n e s S T R E E T S C A P E O P E N S P A C E B U I L D I N G L O C A T I O N D R I V E W A Y S & P A R K I N G L A N D S C A P E A L L E Y S & S E R V I C E A R E A S 2 P r o v i d e a s e n s e o f v i s u a l c o n t i n u i t y b y a l i g n i n g t h e f r o n t a n d s i d e s o f a n e w b u i l d i n g w i t h o t h e r s t r u c t u r e s i n t h e n e i g h b o r h o o d . A f r o n t y a r d s e r v e s a s a t r a n s i t i o n a l s p a c e b e t w e e n t h e “ p u b l i c ” s i d e w a l k a n d t h e “ p r i v a t e ” b u i l d i n g e n t r y . I n m a n y b l o c k s f r o n t y a r d s a r e s i m i l a r i n d e p t h , r e s u l t i n g i n a r e l a t i v e l y u n i f o r m a l i g n m e n t o f b u i l d i n g f r o n t s , w h i c h c o n t r i b u t e s t o a s e n s e o f v i s u a l c o n t i n u i t y . S e t b a c k p a t t e r n s m a y v a r y w i t h i n e a c h n e i g h b o r h o o d a n d t h e s e d i s t i n c t i o n s s h o u l d b e r e s p e c t e d . I n t h e O l d E a s t n e i g h b o r h o o d , f o r e x a m p l e , s e t b a c k s a r e m o r e v a r i e d . T h e r e f o r e , m a i n t a i n i n g t h e e s t a b l i s h e d r a n g e o f s e t b a c k s t h a t i s c h a r a c t e r i s t i c o f e a c h n e i g h b o r h o o d i s a n o b j e c t i v e . A W h e n c o n s t r u c t i n g a n e w b u i l d i n g o r a d d i t i o n , l o c a t e i t t o f i t w i t h t h e p r e d o m i n a n t p a t t e r n o f y a r d d i m e n s i o n s s e e n o n t h e b l o c k . • T h e s e i n c l u d e f r o n t , s i d e a n d r e a r s e t b a c k s . • I n s o m e a r e a s s e t b a c k s v a r y , s u c h a s i n O l d E a s t , b u t g e n e r a l l y f a l l w i t h i n a n e s t a b l i s h e d r a n g e . • S t r u c t u r e s s h a l l b e l o c a t e d w i t h i n a n a v e r a g e r a n g e o f s e t b a c k s a l o n g t h e s t r e e t . N e w N e w B u i l d i n g P r e f e r r e d U n a c c e p t a b l e N e w B u i l d i n g P r e f e r r e d B U I L D I N G L O C A T I O N T h e h o u s e i n t h e b o t t o m d r a w i n g i s s e t t o o f a r f o r w a r d o n i t s l o t , o u t s i d e o f t y p i c a l r a n g e o f s e t b a c k s i n t h e n e i g h b o r h o o d . I n m a n y b l o c k s b u i l d i n g f r o n t s a r e r e l a t i v e l y u n i f o r m l y a l i g n e d . A t t a c h m e n t 3 A R C 2 - 2 5 P a g e 9 3 P a r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s S T R E E T S C A P E O P E N S P A C E B U I L D I N G L O C A T I O N D R I V E W A Y S & P A R K I N G L A N D S C A P E A L L E Y S & S E R V I C E A R E A S 1 D r i v e w a y s a n d p a r k i n g a r e a s s h a l l b e s u b o r d i n a t e t o a d j a c e n t r e s i d e n t i a l b u i l d i n g s a n d s h a l l b e a c c e s s e d f r o m a n a l l e y w h e n e v e r f e a s i b l e . I n m a n y p a r t s o f t h e t r a d i t i o n a l r e s i d e n t i a l n e i g h b o r h o o d s , p a r k i n g i s a c o n c e r n . T r a d i t i o n a l l y , a u t o m o b i l e s t o r a g e a n d p a r k i n g a r e a s w e r e s u b o r d i n a t e t o r e s i d e n t i a l c h a r a c t e r a n d a c c e s s e d f r o m t h e r e a r o f a l o t . P a r k i n g p a t t e r n s i n t h e r e a r o f l o t s s h o u l d b e m a i n t a i n e d w h e n e v e r f e a s i b l e . A A c c e s s p a r k i n g f r o m a n a l l e y w h e r e f e a s i b l e , a n d m a i n t a i n t r a d i t i o n a l p a r k i n g p a t t e r n s . T h r e e t y p e s o f o n - s i t e p a r k i n g l o c a t i o n s a r e p e r m i t t e d . • F o r a l o t o n a n a l l e y , l o c a t e p a r k i n g i n a d e t a c h e d g a r a g e o r c a r p o r t n e a r t h e a l l e y e d g e a n d a c c e s s e d f r o m t h e a l l e y , o r • F o r a l o t o n a n a l l e y , l o c a t e p a r k i n g a d j a c e n t t o a s e c o n d a r y s t r u c t u r e a n d a c c e s s e d f r o m a n a l l e y . A t r e l l i s m a y b e u s e d t o c o v e r t h e p a r k i n g a r e a . • F o r a l o t n o t a c c e s s i b l e f r o m a n a l l e y , l o c a t e p a r k i n g t o t h e r e a r o f t h e l o t w i t h a d r i v e w a y a c c e s s e d f r o m t h e s t r e e t . A d e t a c h e d g a r a g e i s p r e f e r r e d . T a n d e m ( f r o n t t o b a c k ) p a r k i n g i n a d r i v e w a y i s a c c e p t a b l e . B R e q u i r e d p a r k i n g i n a f r o n t y a r d i s i n a p p r o p r i a t e . • R e q u i r e d p a r k i n g s p a c e s s h o u l d b e l o c a t e d i n t h e r e a r h a l f o f a b u i l d i n g l o t . • P a r k i n g s h o u l d n o t b e l o c a t e d i n t h e f r o n t s e t b a c k . R e q u i r e d p a r k i n g s p a c e s s h o u l d n o t e x t e n d b e y o n d t h e f r o n t p l a n e o f t h e p r i m a r y b u i l d i n g . C A n e x c e p t i o n i n t h e r e q u i r e d n u m b e r o f p a r k i n g s p a c e s m a y b e c o n s i d e r e d i n o r d e r t o p r e s e r v e a f e a t u r e o f p u b l i c s i g n i f i c a n c e . • P a r k i n g f o r t h e p r i m a r y r e s i d e n c e s h a l l c o m p l y w i t h e x i s t i n g c o d e r e q u i r e m e n t s . • C o n s i d e r a t i o n m a y b e g i v e n t o w a r d a l l o w i n g a n e x c e p t i o n t o p a r k i n g r e q u i r e m e n t s f o r s e c o n d u n i t s i n o r d e r t o p r e s e r v e a f e a t u r e o f p u b l i c s i g n i f i c a n c e , s u c h a s a L a n d m a r k T r e e o r T r e e o f S i g n i f i c a n c e , a h i s t o r i c s t r u c t u r e o r a s u b s t a n t i a l m a t u r e h e d g e . S i t e D e s i g n : D r i v e w a y s & P a r k i n g A l l e y A c c e s s o r y P r i m a r y S t r u c t u r e S t r e e t F o r a l o t l o c a t e d o n a n a l l e y , l o c a t e p a r k i n g i n a d e t a c h e d g a r a g e o r c a r p o r t l o c a t e d n e a r t h e a l l e y e d g e a n d a c c e s s e d f r o m t h e a l l e y . P a r k i n g S p a c e s D R I V E W A Y S & P A R K I N G A t t a c h m e n t 3 A R C 2 - 2 6 P a g e 9 4 D o w n t o w n a n d T r a d i t i o n a l R e s i d e n t i a l D e s i g n G u i d e l i n e s S T R E E T S C A P E O P E N S P A C E B U I L D I N G L O C A T I O N D R I V E W A Y S & P A R K I N G L A N D S C A P E A L L E Y S & S E R V I C E A R E A S 2 D e s i g n n e w d r i v e w a y s a n d p a r k i n g a r e a s i n a w a y t h a t m i n i m i z e s t h e i r v i s u a l i m p a c t . L a r g e e x p a n s e s o f p a r k i n g e r o d e o p e n s p a c e , a l t e r t h e c h a r a c t e r o f f r o n t a n d r e a r y a r d s a n d d i m i n i s h t h e “ p e d e s t r i a n f r i e n d l y ” c h a r a c t e r o f s i d e w a l k s a n d a l l e y s . A G a r a g e s s h o u l d n o t d o m i n a t e t h e s t r e e t s c e n e . • M i n i m i z e t h e v i s u a l i m p a c t o f a g a r a g e b y l o c a t i n g i t t o t h e r e a r o f a b u i l d i n g l o t , o r a l o n g a n a l l e y . T r a d i t i o n a l l y , a g a r a g e w a s s i t e d a s a s e p a r a t e s t r u c t u r e a t t h e r e a r o f t h e l o t . • D e t a c h e d g a r a g e s a r e p r e f e r r e d . • I f a g a r a g e m u s t b e a c c e s s e d f r o m t h e s t r e e t , s e t i t b a c k b e h i n d t h e p r i m a r y b u i l d i n g s u c h t h a t p a r k i n g w i l l n o t e x t e n d b e y o n d t h e f r o n t p l a n e o f t h e p r i m a r y b u i l d i n g . B P l a n p a r k i n g a r e a s a n d d r i v e w a y s i n a m a n n e r t h a t m i n i m i z e s t h e n u m b e r o f c u r b c u t s o n t h e b l o c k . • A v o i d n e w c u r b c u t s w h e n e v e r p o s s i b l e . • S h a r e d d r i v e w a y s a n d c u r b c u t s a r e e n c o u r a g e d , b o t h w i t h a d j a c e n t p r o p e r t i e s a n d f o r m u l t i - u n i t h o u s i n g . • C i r c u l a r d r i v e w a y s a r e n o t a p p r o p r i a t e . • F o r m u l t i - u n i t s t r u c t u r e s ( w h e r e a l l o w e d b y z o n i n g ) p a r k i n g i n a i n t e r i o r c o u r t y a r d w i t h a s i n g l e a c c e s s p o i n t i s p r e f e r r e d t o m u l t i p l e d r i v e w a y s . C M i n i m i z e t h e v i s u a l i m p a c t o f a d r i v e w a y . • M i n i m i z e t h e w i d t h o f a d r i v e w a y a n d r e l a t e d c u r b c u t s w h e n i t i s n e c e s s a r y t o a c c e s s p a r k i n g f r o m t h e s t r e e t . • C u r b c u t s s h o u l d a c c o m m o d a t e s i n g l e - c a r a c c e s s . • M a i n t a i n s i n g l e - c a r w i d t h ( 1 0 f t . m a x i m u m ) u n t i l t h e d r i v e w a y e x t e n d s b e y o n d t h e r e a r o f t h e p r i m a r y s t r u c t u r e . • T u r f b l o c k s o r p a r k i n g s t r i p s a r e e n c o u r a g e d t o m i n i m i z e t h e a m o u n t o f p a v e d s u r f a c e . D R I V E W A Y S & P A R K I N G A c c e p t a b l e P a r k i n g l o c a t i o n s f o r l o t s w i t h o u t a l l e y a c c e s s a r e r e c o m m e n d e d t o t h e r e a r o f a b u i l d i n g , i n a d r i v e w a y o r d e t a c h e d g a r a g e a c c e s s e d f r o m t h e s t r e e t . T h e p r e f e r r e d l o c a t i o n f o r p a r k i n g o n t h e s e l o t s i s a t t h e r e a r , c l o s e t o t h e r e a r l o t l i n e . U n a c c e p t a b l e T h e d r i v e w a y l o c a t i o n a n d f r o n t y a r d p a r k i n g s p a c e s i n a p p r o p r i a t e l y a l t e r s t h e c h a r a c t e r o f t h i s r e s i d e n c e A t t a c h m e n t 3 A R C 2 - 2 7 P a g e 9 5 P a r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s S T R E E T S C A P E O P E N S P A C E B U I L D I N G L O C A T I O N D R I V E W A Y S & P A R K I N G L A N D S C A P E A L L E Y S & S E R V I C E A R E A S S i t e D e s i g n : L a n d s c a p i n g 1 P r e s e r v e , t o t h e e x t e n t f e a s i b l e , e x i s t i n g m a t u r e t r e e s a n d i n s o m e c a s e s s h r u b s . O n e o f t h e m o s t c h a r a c t e r d e f i n i n g f e a t u r e s o f t h e t r a d i t i o n a l D a v i s r e s i d e n t i a l n e i g h b o r h o o d s i s t h e p r e s e n c e o f s i g n i f i c a n t , m a t u r e t r e e s a n d l u s h l a n d s c a p i n g . E f f o r t s h o u l d b e m a d e t o t h e e x t e n t p o s s i b l e t o p r e s e r v e e x i s t i n g s i g n i f i c a n t v e g e t a t i o n . A T h e d e s i g n a n d s i t i n g o f a b u i l d i n g , i m p e r v i o u s s u r f a c i n g , a n d r e l a t e d c o n s t r u c t i o n a c t i v i t y s h o u l d t a k e i n t o c o n s i d e r a t i o n a l l e x i s t i n g t r e e s . • P r o p e r t y o w n e r s s h a l l c o m p l y w i t h t h e C i t y ’ s T r e e P r e s e r v a t i o n O r d i n a n c e w i t h r e g a r d t o L a n d m a r k T r e e s o r T r e e s o f S i g n i f i c a n c e . A C i t y p e r m i t i s r e q u i r e d f o r r e m o v a l o r s u b s t a n t i a l t r i m m i n g . • P r o t e c t r o o t s y s t e m s o f e x i s t i n g t r e e s b y f e n c i n g p r i o r t o c o n s t r u c t i o n a n d a v o i d i n g t r e n c h i n g o r s o i l c o m p a c t i o n w i t h i n t h e d r i p l i n e . • W h e n f e a s i b l e , l o c a t e a n e w s t r u c t u r e o u t s i d e t h e d r i p l i n e o f a n e x i s t i n g t r e e . • P r e s e r v e e x i s t i n g m a t u r e t r e e s t o t h e e x t e n t f e a s i b l e w h e n c o n s i d e r i n g a l o t m e r g e r , c o n s t r u c t i o n o f a s e c o n d a r y s t r u c t u r e o r m a j o r a d d i t i o n . A s i g n i f i c a n t t r e e i s p r e s e r v e d b y p o s i t i o n i n g a n a d d i t i o n a l o n g o n e s i d e o f t h e y a r d . A s i g n i f i c a n t t r e e i s l o s t b y p o s i t i o n i n g a n a d d i t i o n i n t h e c e n t e r o f t h e y a r d . A p p r o p r i a t e U n a c c e p t a b l e L A N D S C A P E A t t a c h m e n t 3 A R C 2 - 2 8 P a g e 9 6 D o w n t o w n a n d T r a d i t i o n a l R e s i d e n t i a l D e s i g n G u i d e l i n e s S T R E E T S C A P E O P E N S P A C E B U I L D I N G L O C A T I O N D R I V E W A Y S & P A R K I N G L A N D S C A P E A L L E Y S & S E R V I C E A R E A S 1 M a i n t a i n t h e t r a d i t i o n a l c h a r a c t e r o f t h e a l l e y s . A l l e y s a c c o m m o d a t e s e r v i c e f u n c t i o n s ( m e c h a n i c a l e q u i p m e n t , t r a s h c o n t a i n e r s , a n d u t i l i t y b o x e s ) a n d p r o v i d e p e d e s t r i a n c o n n e c t i o n a n d s e c o n d a r y v e h i c l e a c c e s s . I n t r a d i t i o n a l D a v i s , a n d p a r t i c u l a r l y O l d N o r t h , e x i s t i n g a l l e y s f u n c t i o n a s n a r r o w s e c o n d a r y p a t h w a y s t h a t h a v e a r u r a l c h a r m , e v o c a t i v e o f a c o u n t r y l a n e . T h i s i s d u e i n l a r g e p a r t t o t h e t y p i c a l l y u n p a v e d s u r f a c i n g , t h e m i x o f s m a l l , o l d e r s t y l e b u i l d i n g s a n d v a r i e t y o f f e n c i n g t y p e s l o c a t e d a l o n g t h e a l l e y e d g e s . T h e c h a r a c t e r o f t h e a l l e y s i s f u r t h e r e n h a n c e d a s a r e s u l t o f t h e e x t e n s i v e l a n d s c a p i n g a t t h e e d g e s , a s w e l l a s v i s i b l e g l i m p s e s o f o p e n s p a c e o n l o t i n t e r i o r s . A M a i n t a i n t h e t r a d i t i o n a l s c a l e a n d w i d t h o f a n a l l e y . • L o c a t e b u i d i n g s a n d f e n c e s n e a r t h e a l l e y e d g e s t o d e f i n e t h e n a r r o w w i d t h . • U s e p l a n t i n g s , d e c o r a t i v e p a v i n g a n d f e n c e s t o p r o v i d e v i s u a l i n t e r e s t . • W h e r e p o s s i b l e , a d a p t i v e r e u s e o f e x i s t i n g a c c e s s o r y s t r u c t u r e s i s e n c o u r a g e d . B S c r e e n p a r k i n g f r o m p u b l i c v i e w . • U s e a f e n c e , h e d g e o r o t h e r l a n d s c a p e d e v i c e t o s c r e e n p a r k i n g w h e n e v e r p o s s i b l e . • T r e l l i s e s m a y b e u s e d t o c o v e r p a r k i n g a r e a s . • U s e l a n d s c a p i n g t o p r o v i d e v i s u a l r e l i e f t o t h e “ a l l e y - s c a p e ” . C A c c o m m o d a t e s e r v i c e a r e a s a n d m i n i m i z e t h e i r v i s u a l i m p a c t s . • P r o v i d e a r e a s f o r t h e p l a c e m e n t a n d s t o r a g e o f t r a s h c o n t a i n e r s . • A r e a s f o r m e c h a n i c a l e q u i p m e n t a n d s e r v i c e s s h o u l d n o t b e v i s u a l l y o b t r u s i v e . D e c o r a t i v e f e n c i n g , f e n c e c u t o u t s , a n d / o r l a n d s c a p i n g c a n b e u s e d t o s c r e e n s e r v i c e a r e a s . S i t e D e s i g n : A l l e y s a n d S e r v i c e A r e a s L o c a t i n g b u i l d i n g s a n d f e n c e s a l o n g a n a l l e y e d g e w i l l h e l p t o m a i n t a i n i t s n a r r o w s c a l e , a n d p l a n t i n g s w i l l h e l p c o n v e y a " r u r a l " c h a r a c t e r . A l l e y s a c c o m m o d a t e s e r v i c e f u n c t i o n s a n d p r o v i d e p e d e s t r i a n c o n n e c t i o n s a n d s e c o n d a r y v e h i c l e a c c e s s . P r o v i d e f o r t h e i r a p p r o p r i a t e p l a c e m e n t a n d s c r e e n i n g . A L L E Y S & S E R V I C E A R E A S N o t e : r e f e r t o M i x e d U s e S p e c i a l C h a r a c t e r D i s t r i c t : C o r e T r a n s i t i o n W e s t , a n d C e n t r a l P a r k a n d 3 r d S t r e e t S p e c i a l C h a r a c t e r A r e a s f o r g u i d e l i n e s r e l a t e d t o a l l e y l o c a t e d w e s t o f B S t r e e t p a r c e l s . A t t a c h m e n t 3 A R C 2 - 2 9 M A S S & S C A L E B U I L D I N G F O R M S B U I L D I N G M A T E R I A L S A D D I T I O N S : C H A R A C T E R E L E M E N T S A D D I T I O N S : M A S S & S C A L E P a g e 9 7 P a r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s 1 T h e m a s s a n d s c a l e o f a n e w p r i m a r y b u i l d i n g s h o u l d a p p e a r s i m i l a r t o t h a t o f s i n g l e f a m i l y s t r u c t u r e s i n t h e n e i g h b o r h o o d . T h e m a s s a n d s c a l e o f a n e w b u i l d i n g i s a n i m p o r t a n t d e s i g n i s s u e i n t h e n e i g h b o r h o o d s o f t r a d i t i o n a l D a v i s . T h e t r a d i t i o n a l s c a l e o f s i n g l e f a m i l y h o u s e s e n h a n c e s t h e “ p e d e s t r i a n - f r i e n d l y ” c h a r a c t e r o f t h e s t r e e t s . T o t h e g r e a t e s t e x t e n t p o s s i b l e , n e w c o n s t r u c t i o n s h o u l d m a i n t a i n t h i s s m a l l e r m o r e i n t i m a t e ( h u m a n ) s c a l e a n d m i n i m i z e n e g a t i v e i m p a c t s o n a b u t t i n g p r o p e r t i e s . W h i l e n e w b u i l d i n g s m a y b e l a r g e r t h a n m a n y o f t h e e a r l y h o u s e s , t h e n e w c o n s t r u c t i o n s h o u l d n o t b e s o l a r g e t h a t t h e v i s u a l c o n t i n u i t y o f t h e n e i g h b o r h o o d i s c o m p r o m i s e d . I t s h o u l d b e n o t e d t h a t i n s o m e c i r c u m s t a n c e s i n o r d e r f o r a p r o j e c t t o c o m p l y w i t h t h e f u l l i n t e n t a n d p r o v i s i o n s o f t h e s e g u i d e l i n e s i t m a y n o t b e p o s s i b l e t o b u i l d t o t h e m a x i m u m s e t b a c k s a n d f o o t p r i n t c o v e r a g e a l l o w e d i n t h e b a s e z o n i n g . A D e s i g n a f r o n t e l e v a t i o n t o b e s i m i l a r i n s c a l e t o t h o s e s e e n t r a d i t i o n a l l y o n t h e b l o c k . • T h e p r i m a r y p l a n e o f t h e f r o n t s h o u l d n o t a p p e a r t a l l e r t h a n t h o s e o f t y p i c a l r e s i d e n t i a l s t r u c t u r e s i n t h e n e i g h b o r h o o d . • T h e b a c k s i d e o f a b u i l d i n g m a y b e t a l l e r t h a n t h e f r o n t a n d s t i l l a p p e a r i n s c a l e i f a p p r o p r i a t e l y d e s i g n e d a n d c o m p a t i b l e w i t h t h e p r i m a r y s t r u c t u r e . • A n e w m u l t i - u n i t s t r u c t u r e ( w h e r e a l l o w e d ) s h o u l d n o t o v e r w h e l m e x i s t i n g s i n g l e f a m i l y s t r u c t u r e s . B M i n i m i z e t h e p e r c e i v e d s c a l e o f a b u i l d i n g b y s t e p p i n g d o w n i t s h e i g h t t o w a r d t h e s t r e e t a n d n e i g h b o r i n g s m a l l e r s t r u c t u r e s . • T h e f r o n t w a l l o f a b u i l d i n g s h o u l d n o t e x c e e d t w o s t o r i e s i n h e i g h t . • W a l l h e i g h t s o f 1 t o 1 ½ s t o r i e s a r e p r e f e r r e d a l o n g a s t r e e t . • P r o v i d e a o n e s t o r y p o r c h o r s i m i l a r e l e m e n t , w h i c h w i l l d e f i n e a f r o n t d o o r o r e n t r a n c e a n d b e o r i e n t e d t o t h e s t r e e t . • L i v a b l e b a s e m e n t s a r e e n c o u r a g e d p r o v i d e d t h a t t h e y a r e c o n s i s t e n t w i t h o t h e r a r e a s o f t h e g u i d e l i n e s a n d t h e y d o n o t u n d e r m i n e t h e t r a d i t i o n a l c h a r a c t e r o f t h e n e i g h b o r h o o d . P r i m a r y B u i l d i n g S c a l e a n d F o r m : M a s s a n d S c a l e A n e w b u i l d i n g s h o u l d b e w i t h i n t h e r a n g e o f h e i g h t s s e e n t r a d i t i o n a l l y i n t h e n e i g h b o r h o o d . T h e b o t t o m s k e t c h i l l u s t r a t e s a s t r u c t u r e t o o m a s s i v e f o r i t s n e i g h b o r s . I n a p p r o p r i a t e M A S S & S C A L E U s e r o o f f o r m s a n d r o o f p i t c h e s t h a t a r e c o m p a t i b l e w i t h o t h e r e s t a b l i s h e d s t r u c t u r e s . A t t a c h m e n t 3 A R C 2 - 3 0 P a g e 9 8 D o w n t o w n a n d T r a d i t i o n a l R e s i d e n t i a l D e s i g n G u i d e l i n e s M A S S & S C A L E B U I L D I N G F O R M S B U I L D I N G M A T E R I A L S A D D I T I O N S : C H A R A C T E R E L E M E N T S A D D I T I O N S : M A S S & S C A L E C T h e p r i m a r y b u i l d i n g f a c e s h o u l d n o t e x c e e d t h e w i d t h o f a t y p i c a l s i n g l e f a m i l y b u i l d i n g i n a s i m i l a r c o n t e x t . • A s i n g l e w a l l p l a n e s h o u l d n o t e x c e e d t h e m a x i m u m f a ç a d e w i d t h o f a t y p i c a l r e s i d e n c e . I f a b u i l d i n g i s w i d e r o v e r a l l t h a n t h o s e s e e n t y p i c a l l y , d i v i d e t h e l a r g e f a ç a d e i n t o s u b o r d i n a t e w a l l p l a n e s t h a t h a v e d i m e n s i o n s s i m i l a r t o t h o s e o f t r a d i t i o n a l s i n g l e f a m i l y b u i l d i n g s i n t h e n e i g h b o r h o o d . D B r e a k u p t h e p e r c e i v e d m a s s o f a b u i l d i n g b y d i v i d i n g t h e b u i l d i n g f r o n t i n t o “ m o d u l e s ” o r i n t o s e p a r a t e s t r u c t u r e s t h a t a r e s i m i l a r i n s i z e t o b u i l d i n g s s e e n t r a d i t i o n a l l y i n t h e n e i g h b o r h o o d . • U s e a r a t i o o f s o l i d t o v o i d ( w a l l t o w i n d o w ) a s s e e n f r o m t h e p u b l i c w a y t h a t i s s i m i l a r t o t h a t f o u n d o n t r a d i t i o n a l s i n g l e f a m i l y s t r u c t u r e s . • D i v i d i n g t h e t o t a l b u i l d i n g m a s s i n t o s e p a r a t e s t r u c t u r e s i s e n c o u r a g e d . • I n c l u d e l a n d s c a p e e l e m e n t s , s u c h a s f e n c e s a n d w a l k w a y s , s i m i l a r i n s c a l e t o t h o s e s e e n t r a d i t i o n a l l y . E I f a g a r a g e d o o r i s t o b e i n c o r p o r a t e d , d e s i g n i t t o m i n i m i z e i t s v i s u a l i m p a c t s . • I n g e n e r a l , t h e d o o r p a t t e r n s h o u l d b l e n d w i t h t h e f a ç a d e a n d a r c h i t e c t u r a l e l e m e n t s . • C o n s i d e r u s i n g p a t t e r n s ( h o r i z o n t a l b a n d s ) o r w i n d o w s t h a t a r e c o m p a t i b l e w i t h t h o s e u s e d o n t h e p r i m a r y s t r u c t u r e . F L o c a t e d o o r s a n d w i n d o w s t o r e s p e c t t h e p r i v a c y o f n e i g h b o r i n g p r o p e r t i e s t o t h e e x t e n t p o s s i b l e . • W i n d o w s a n d d o o r s s h o u l d n o t b e l o c a t e d o n e l e v a t i o n s t h a t a r e d i r e c t l y a d j a c e n t t o a n e i g h b o r i n g p r o p e r t y w h e n p o s s i b l e . • W h e r e w i n d o w s m a y o v e r l o o k a n e i g h b o r s p r o p e r t y m e a n s t o p r e s e r v e p r i v a c y s h o u l d b e u t i l i z e d s u c h a s l o c a t i n g w i n d o w s a b o v e t y p i c a l e y e l e v e l , o r u t i l i z i n g a n o p a q u e o r g l a z e d t y p e o f c o a t i n g ( g l a s s ) . • C a r e s h o u l d b e t a k e n t h a t l o c a t i o n o f a n e x t e r i o r l a n d i n g a n d e n t r y d o o r d o e s n o t s i g n i f i c a n t l y i m p a c t t h e p r i v a c y o f n e i g h b o r i n g p r o p e r t i e s . D i v i d i n g t o t a l b u i l d i n g m a s s i n t o s e p a r a t e s t r u c t u r e s i s e n c o u r a g e d . T h e t o p i l l u s t r a t i o n s h o w s i n a p p r o p r i a t e m a s s i n g w h i l e t h e b o t t o m s h o w s h o w b u i l d i n g m a s s c a n b e b r o k e n i n t o s e p a r a t e e l e m e n t s . M A S S & S C A L E T h e p r i m a r y f a c e o f a s t r u c t u r e s h o u l d n o t e x c e e d t h e w i d t h o f a t y p i c a l r e s i d e n c e . I n a p p r o p r i a t e m a s s i n g D i s c o u r a g e d A t t a c h m e n t 3 A R C 2 - 3 1 P a g e 9 9 P a r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s M A S S & S C A L E B U I L D I N G F O R M S B U I L D I N G M A T E R I A L S A D D I T I O N S : C H A R A C T E R E L E M E N T S A D D I T I O N S : M A S S & S C A L E 1 U s e b u i l d i n g a n d r o o f f o r m s t h a t a r e s i m i l a r t o t h o s e s e e n t r a d i t i o n a l l y . A s i m i l a r i t y o f b u i l d i n g a n d r o o f f o r m s c o n t r i b u t e s t o a s e n s e o f v i s u a l c o n t i n u i t y a l o n g a b l o c k . I n o r d e r t o m a i n t a i n t h i s f e a t u r e , a n e w b u i l d i n g s h o u l d h a v e a b a s i c r o o f a n d b u i l d i n g f o r m s t h a t a r e s i m i l a r t o t h o s e s e e n i n t h e n e i g h b o r h o o d . “ E x o t i c ” b u i l d i n g a n d r o o f f o r m s t h a t w o u l d d i s r u p t t h i s p a t t e r n a r e i n a p p r o p r i a t e . A U s e b u i l d i n g f o r m s t h a t a r e s i m i l a r t o t h o s e s e e n t r a d i t i o n a l l y . • S i m p l e r e c t a n g u l a r s o l i d s a r e t y p i c a l l y a p p r o p r i a t e . • R a i s e d f o u n d a t i o n s a r e p r e f e r r e d . F i n i s h e d f l o o r h e i g h t s s h o u l d b e w i t h i n t h e r a n g e t y p i c a l l y s e e n i n t h e n e i g h b o r h o o d . • “ E x o t i c ” b u i l d i n g a n d r o o f f o r m s t h a t w o u l d d e t r a c t f r o m t h e v i s u a l c o n t i n u i t y o f t h e s t r e e t s c a p e a r e d i s c o u r a g e d . E x a m p l e s i n c l u d e g e o d e s i c d o m e s a n d A - f r a m e s . B U s e r o o f f o r m s t h a t a r e s i m i l a r t o t h o s e s e e n i n t h e n e i g h b o r h o o d . • S l o p i n g r o o f s s u c h a s g a b l e d a n d h i p p e d a r e p r e f e r r e d f o r p r i m a r y r o o f f o r m s . • S h e d r o o f s a r e a p p r o p r i a t e f o r s o m e a d d i t i o n s . P r i m a r y B u i l d i n g S c a l e a n d F o r m : B u i l d i n g F o r m s T h e r e p e t i t i o n o f s i m i l a r b u i l d i n g a n d r o o f f o r m s c o n t r i b u t e s t o a s e n s e o f v i s u a l c o n t i n u i t y . E x o t i c r o o f s h a p e s t h a t w o u l d d i s r u p t t h i s f e a t u r e a r e i n a p p r o p r i a t e . I n a p p r o p r i a t e A p p r o p r i a t e S l o p i n g r o o f s s u c h a s g a b l e , h i p p e d a n d s h e d r o o f s a r e p r e f e r r e d . B U I L D I N G F O R M S A t t a c h m e n t 3 A R C 2 - 3 2 M A S S & S C A L E B U I L D I N G F O R M S B U I L D I N G M A T E R I A L S A D D I T I O N S : C H A R A C T E R E L E M E N T S A D D I T I O N S : M A S S & S C A L E P a g e 1 0 0 D o w n t o w n a n d T r a d i t i o n a l R e s i d e n t i a l D e s i g n G u i d e l i n e s 1 T h e m a i n b u i l d i n g m a t e r i a l s h o u l d a p p e a r s i m i l a r t o t h a t u s e d t r a d i t i o n a l l y o n s i n g l e f a m i l y h o u s e s . B u i l d i n g m a t e r i a l s o f n e w s t r u c t u r e s a n d a d d i t i o n s s h o u l d c o n t r i b u t e t o t h e v i s u a l c o n t i n u i t y o f t h e n e i g h b o r h o o d . W h i l e n e w m a t e r i a l s m a y b e c o n s i d e r e d , t h e y s h o u l d n o t v a r y e x t e n s i v e l y f r o m t h o s e s e e n t r a d i t i o n a l l y s o a s t o c r e a t e a j a r r i n g j u x t a p o s i t i o n . A B r i c k , s t u c c o a n d p a i n t e d w o o d a r e s u g g e s t e d p r i m a r y b u i l d i n g m a t e r i a l s . • P a i n t e d w o o d l a p s i d i n g a n d s h i n g l e s a r e a p p r o p r i a t e . • S t u c c o m a y b e c o n s i d e r e d w h e n i t i s d e t a i l e d , s u c h a s w o o d t r i m a r o u n d w i n d o w s a n d d o o r s . • A m u c h w i d e r r a n g e o f s e c o n d a r y a n d t r i m m a t e r i a l s c a n o c c u r ( w o o d , g l a s s , m e t a l , s y n t h e t i c s , e t c . ) • I n n o v a t i v e o r " g r e e n " m a t e r i a l s a r e e n c o u r a g e d p r o v i d e d t h a t t h e y c o n t r i b u t e t o t h e v i s u a l c o n t i n u i t y o f t h e n e i g h b o r h o o d . B R o o f m a t e r i a l s s h o u l d a p p e a r s i m i l a r i n s c a l e a n d t e x t u r e t o t h o s e f o u n d t r a d i t i o n a l l y . • W o o d , h i g h - q u a l i t y c o m p o s i t i o n s h a k e s a n d t i l e a r e a p p r o p r i a t e r o o f i n g m a t e r i a l s . • M e t a l r o o f s a r e n o t a p p r o p r i a t e o n p r i m a r y s t r u c t u r e s . P r i m a r y B u i l d i n g S c a l e a n d F o r m : B u i l d i n g M a t e r i a l s B r i c k S t u c c o W o o d B r i c k , s t u c c o a n d p a i n t e d w o o d a r e a p p r o p r i a t e p r i m a r y b u i l d i n g m a t e r i a l s . B U I L D I N G M A T E R I A L S P a i n t e d w o o d l a p s i d i n g a n d w o o d s h i n g l e s a r e a p p r o p r i a t e m a t e r i a l s . A t t a c h m e n t 3 A R C 2 - 3 3 M A S S & S C A L E B U I L D I N G F O R M S B U I L D I N G M A T E R I A L S A D D I T I O N S : C H A R A C T E R E L E M E N T S A D D I T I O N S : M A S S & S C A L E P a g e 1 0 1 P a r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s 1 D e s i g n a n a d d i t i o n t o c o m p l e m e n t t h e e x i s t i n g c h a r a c t e r o f a b u i l d i n g . A d d i t i o n s t o e x i s t i n g h o u s e s a r e a n t i c i p a t e d . W h e n t h e y o c c u r , t h e y s h o u l d b e d e s i g n e d t o r e s p e c t t h e c h a r a c t e r o f t h e m a i n b u i l d i n g a n d t o m i n i m i z e i m p a c t s o n a b u t t i n g p r o p e r t i e s . W h e n c o n s t r u c t i n g a n a d d i t i o n , u s e m a t e r i a l s , w i n d o w s a n d d o o r s t h a t a r e c o m p a t i b l e w i t h t h o s e o f t h e o r i g i n a l b u i l d i n g . A l l g u i d e l i n e s u n d e r " M a s s & S c a l e " a n d " B u i l d i n g F o r m s " a p p l y f o r a d d i t i o n s . S p e c i a l g u i d e l i n e s i n t h e t w o s u b - s e c t o n s o n " A d d i t i o n s " a r e i n t e n d e d t o h i g h l i g h t t h e s p e c i f i c i s s u e s t h a t m u s t a l s o b e c o n s i d e r e d w h e n a d d i n g o n t o a n e x i s t i n g b u i l d i n g . A A d a p t i v e r e u s e o f e x i s t i n g b u i l d i n g s i s s t r o n g l y e n c o u r a g e d . B A n a d d i t i o n s h o u l d n o t s t r o n g l y a l t e r t h e p e r c e i v e d c h a r a c t e r o f t h e o r i g i n a l b u i l d i n g . • U s e m a t e r i a l s , w i n d o w s a n d d o o r s , t h a t a r e c o m p a t i b l e w i t h t h o s e o f t h e o r i g i n a l b u i l d i n g , c a p a b l e o f e x i s t i n g t o g e t h e r w i t h o u t c o n f l i c t o r d e t r i m e n t a l e f f e c t s . • U s e a r o o f f o r m o n a n a d d i t i o n t h a t i s c o m p a t i b l e w i t h t h e p r i m a r y s t r u c t u r e . C T h e r o o f f o r m o f t h e n e w a d d i t i o n s h o u l d b e i n c h a r a c t e r w i t h t h a t o f t h e o r i g i n a l b u i l d i n g . • I n s o m e c a s e s , a d d i n g v e r t i c a l l y t h r o u g h t h e c o n s t r u c t i o n o f d o r m e r s w i l l h e l p t o m i n i m i z e t h e i m p a c t s o f a d d i t i o n a n d p r e s e r v e r e a r y a r d s . • W h e n a d d i n g a d o r m e r t o a n e x i s t i n g r o o f , i t s h o u l d b e s u b o r d i n a t e t o t h e o v e r a l l r o o f m a s s a n d i n s c a l e w i t h t h o s e t h a t m a y h a v e b e e n u s e d o r i g i n a l l y i n t h e n e i g h b o r h o o d . P r i m a r y B u i l d i n g S c a l e a n d F o r m : A d d i t i o n s : C h a r a c t e r E l e m e n t s I n s o m e c a s e s , a d d i n g v e r t i c a l l y , t h r o u g h c o n s t r u c t i o n o f d o r m e r s , w i l l h e l p t o m i n i m i z e t h e i m p a c t s o f a d d i t i o n s a n d p r e s e r v e r e a r y a r d s . A D D I T I O N S : C H A R A C T E R E L E M E N T S A t t a c h m e n t 3 A R C 2 - 3 4 M A S S & S C A L E B U I L D I N G F O R M S B U I L D I N G M A T E R I A L S A D D I T I O N S : C H A R A C T E R E L E M E N T S A D D I T I O N S : M A S S & S C A L E P a g e 1 0 2 D o w n t o w n a n d T r a d i t i o n a l R e s i d e n t i a l D e s i g n G u i d e l i n e s D F o r a n e x i s t i n g s t r u c t u r e t h a t i s l i s t e d a s a h i s t o r i c a l l y s i g n i f i c a n t p r o p e r t y , d e s i g n a n e w a d d i t i o n s u c h t h a t t h e e v o l u t i o n o f t h e b u i l d i n g c a n b e i n t e r p r e t e d . • A n e x i s t i n g s t r u c t u r e t h a t i s l i s t e d a s a h i s t o r i c p r o p e r t y s h o u l d b e p r e s e r v e d . • A n a d d i t i o n s h o u l d b e m a d e d i s t i n g u i s h a b l e f r o m t h e h i s t o r i c b u i l d i n g i n s u b t l e w a y s , s u c h t h a t t h e c h a r a c t e r o f t h e o r i g i n a l c a n b e i n t e r p r e t e d . A c h a n g e i n s e t b a c k s f r o m t h e h i s t o r i c b u i l d i n g , a s u b t l e d i f f e r e n t i a t i o n i n s t y l e s , o r t h e a p p l i c a t i o n o f a n e w t r i m b o a r d a t t h e c o n n e c t i o n p o i n t a r e a l l t e c h n i q u e s t h a t m a y b e c o n s i d e r e d . • C r e a t i n g a j o g i n t h e f o u n d a t i o n b e t w e e n t h e o r i g i n a l a n d t h e n e w m a y a l s o e s t a b l i s h a m o r e s o u n d s t r u c t u r a l d e s i g n w h i l e h e l p i n g t o d e f i n e t h e l a t e r a d d i t i o n . A D D I T I O N S : C H A R A C T E R E L E M E N T S A l t e r n a t i v e a p p r o a c h e s t o b u i l d i n g a d d i t i o n s . A t t a c h m e n t 3 A R C 2 - 3 5 M A S S & S C A L E B U I L D I N G F O R M S B U I L D I N G M A T E R I A L S A D D I T I O N S : C H A R A C T E R E L E M E N T S A D D I T I O N S : M A S S & S C A L E P a g e 1 0 3 P a r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s 1 A n e w a d d i t i o n s h o u l d b e c o m p a t i b l e i n s i z e a n d s c a l e w i t h t h e m a i n b u i l d i n g a n d o f t h e n e i g h b o r h o o d . E x i s t i n g s t r u c t u r e s i n t h e t h r e e r e s i d e n t i a l n e i g h b o r h o o d s a r e t y p i c a l l y s m a l l i n s i z e a n d s c a l e a s c o m p a r e d t o h o m e s t h a t h a v e r e c e n t l y b e e n b u i l t i n n e w e r n e i g h b o r h o o d s . T h i s s m a l l e r s c a l e a n d t h e r e s u l t i n g s e n s e o f o p e n s p a c e a r e s i g n i f i c a n t p a r t s o f t h e c h a r m a n d a p p e a l o f t h e s e n e i g h b o r h o o d s . T h e r e f o r e , a d d i t i o n s s h o u l d b e d e s i g n e d t o p r e s e r v e t h e p e r c e i v e d s c a l e a n d p r o p o r t i o n o f e x i s t i n g s t r u c t u r e s t o t h e e x t e n t p o s s i b l e . A l s o , e f f e c t o f t h e n e w a d d i t i o n o n t h e c h a r a c t e r a n d r h y t h m o f t h e s t r e e t a s s e e n f r o m t h e p u b l i c r i g h t - o f - w a y s h o u l d s i m i l a r l y b e c o n s i d e r e d . A A n e w a d d i t i o n s h o u l d r e s p e c t t h e m a s s a n d s c a l e o f t h e m a i n b u i l d i n g . • K e e p t h e m a s s v i s u a l l y s u b o r d i n a t e t o t h e o r i g i n a l b u i l d i n g . • I f i t i s n e c e s s a r y t o d e s i g n a n a d d i t i o n t h a t i s t a l l e r t h a n t h e o r i g i n a l s t r u c t u r e , s e t i t a p a r t f r o m s i g n i f i c a n t f a c a d e s a n d u s e a “ c o n n e c t o r ” t o l i n k i t . • I n s o m e c a s e s , a d d i n g a c o m b i n a t i o n o f s p a c e s v e r t i c a l l y a n d h o r i z o n t a l l y w i l l m i n i m i z e t h e v i s u a l i m p a c t s a n d p r e s e r v e m o r e o f t h e r e a r y a r d . A n e x a m p l e w o u l d b e t o a d d d o r m e r s t o t h e r e a r , p r o v i d i n g a d d i t i o n a l f l o o r a r e a w h i l e m a i n t a i n i n g t h e o r i g i n a l s c a l e a t t h e f r o n t . B S i t e t h e a d d i t i o n t o m i n i m i z e v i s u a l i m p a c t s o n t h e s t r e e t a n d o n a d j a c e n t p r o p e r t i e s . • P l a c e a n a d d i t i o n a t t h e r e a r o f a b u i l d i n g o r s e t i t b a c k f r o m t h e f r o n t t o m i n i m i z e t h e v i s u a l i m p a c t s . • L o c a t e a r o o f t o p a d d i t i o n b a c k f r o m t h e b u i l d i n g f r o n t w h e n f e a s i b l e . • C o n s i d e r a t i o n o f t h e e x i s t i n g r h y t h m o f s e t b a c k s a n d s p a c e s ( f r o n t , s i d e , r e a r ) s h o u l d b e e v a l u a t e d w i t h a n y n e w a d d i t i o n . P r i m a r y B u i l d i n g S c a l e a n d F o r m : A d d i t i o n s : M a s s a n d S c a l e A D D I T I O N S : M A S S & S C A L E A l t e r n a t i v e a p p r o a c h e s t o b u i l d i n g a d d i t i o n s . A c c e p t a b l e : M o d e r a t e s c a l e a d d i t i o n P r e f e r r e d : S m a l l A d d i t i o n A p p r o p r i a t e : S m a l l C o n n e c t o r A t t a c h m e n t 3 A R C 2 - 3 6 P a g e 1 0 4 D o w n t o w n a n d T r a d i t i o n a l R e s i d e n t i a l D e s i g n G u i d e l i n e s M A S S & S C A L E B U I L D I N G F O R M S B U I L D I N G M A T E R I A L S A D D I T I O N S : C H A R A C T E R E L E M E N T S A D D I T I O N S : M A S S & S C A L E 1 L o c a t e a s e c o n d a r y s t r u c t u r e t o t h e r e a r o f t h e l o t , a n d a l o n g a n a l l e y w h e n f e a s i b l e . S e c o n d a r y s t r u c t u r e s i n c l u d e a r a n g e o f a c c e s s o r y b u i l d i n g s s u c h a s g a r a g e s a n d s h e d s , a s w e l l a s a c c e s s o r y u n i t s a s p e r m i t t e d b y z o n i n g . T r a d i t i o n a l l y , s e c o n d a r y s t r u c t u r e s w e r e s u b o r d i n a t e i n s c a l e a n d c h a r a c t e r t o t h e p r i m a r y s t r u c t u r e a n d w e r e l o c a t e d t o t h e r e a r o f t h e l o t . T h e u s e o f d e t a c h e d s e c o n d a r y s t r u c t u r e s t o p r o v i d e a d d i t i o n a l l i v i n g s p a c e c a n b e a p p r o p r i a t e a s a w a y t o r e d u c e t h e o v e r a l l p e r c e i v e d b u i l d i n g m a s s o n a s i t e . F o r t h e s a m e r e a s o n , d e t a c h e d g a r a g e s a r e p r e f e r r e d . A L o c a t e a s e c o n d a r y s t r u c t u r e a t t h e e d g e s o f t h e b u i l d i n g l o t i n a t r a d i t i o n a l m a n n e r w h i l e p r o v i d i n g a d e q u a t e s e t b a c k s t o m i n i m i z e i m p a c t s o n a b u t t i n g p r o p e r t i e s . • O n l o t s a c c e s s i b l e f r o m a n a l l e y , a o n e - s t o r y r e s i d e n t i a l s t r u c t u r e m a y b e l o c a t e d a t t h e a l l e y e d g e , a l t h o u g h a 5 - f o o t s e t b a c k i s p r e f e r r e d t o a l l o w f o r l a n d s c a p i n g . • O n l o t s a c c e s s i b l e f r o m a n a l l e y , g a r a g e s s h o u l d b e s e t b a c k 5 f e e t f r o m t h e a l l e y e d g e t o p r o v i d e a d e q u a t e t u r n i n g a n d b a c k i n g - o u t a r e a . A t u r n i n g r a d i u s d i a g r a m m a y b e n e c e s s a r y i n s o m e c a s e s . • O n l o t s n o t l o c a t e d o n a n a l l e y , o n e - s t o r y r e s i d e n t i a l s t r u c t u r e s a n d g a r a g e s s h o u l d b e s e t b a c k a m i n i m u m o f 5 f e e t f r o m t h e r e a r l o t l i n e . • W h e n e v e r p o s s i b l e , n e w s e c o n d a r y s t r u c t u r e s s h o u l d b e l o c a t e d n e x t t o a n a d j a c e n t s e c o n d a r y s t r u c t u r e i n o r d e r t o p r o v i d e a s e n s e o f o p e n n e s s o n t h e r e m a i n i n g p o r t i o n o f a l o t a n d a d j a c e n t l o t s . I n t h e s e c a s e s , t h e m i n i m u m s e t b a c k s p o s s i b l e b e t w e e n s t r u c t u r e s w o u l d b e e n c o u r a g e d . • W h e n c o n s i d e r i n g t w o - s t o r y s e c o n d a r y s t r u c t u r e s t h r o u g h t h e C o n d i t i o n a l U s e P e r m i t r e v i e w p r o c e s s , t h e s e c o n d s t o r y s h o u l d b e s e t b a c k a m i n i m u m o f 1 0 f e e t f r o m t h e r e a r p r o p e r t y l i n e . E v a l u a t i o n o f t h e m i n i m u m s i d e s e t b a c k w i l l b e c o n s i d e r e d i n c o n t e x t o f t h e e x i s t i n g s i t u a t i o n . S e c o n d a r y S t r u c t u r e s : S i t e D e s i g n U n a c c e p t a b l e T r a d i t i o n a l L o c a t i o n s L o c a t i n g a s e c o n d a r y s t r u c t u r e i n t h e c e n t e r o f t h e r e a r y a r d w i l l r e d u c e t h e a m o u n t o f o u t d o o r l i v a b l e s p a c e a n d i s t h e r e f o r e d i s c o u r a g e d P r e f e r r e d S I T E D E S I G N A t t a c h m e n t 3 A R C 2 - 3 7 P a g e 1 0 5 P a r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s M A S S & S C A L E B U I L D I N G F O R M S B U I L D I N G M A T E R I A L S A D D I T I O N S : C H A R A C T E R E L E M E N T S A D D I T I O N S : M A S S & S C A L E B L o c a t e d o o r s a n d w i n d o w s o n a s e c o n d a r y s t r u c t u r e i n s u c h a w a y a s t o r e s p e c t t h e p r i v a c y o f n e i g h b o r i n g p r o p e r t i e s t o t h e e x t e n t p o s s i b l e . • W i n d o w s a n d d o o r s s h o u l d n o t b e l o c a t e d o n e l e v a t i o n s t h a t a r e d i r e c t l y a d j a c e n t t o a n e i g h b o r i n g p r o p e r t y w h e n p o s s i b l e . • W h e r e w i n d o w s m a y o v e r l o o k a n e i g h b o r s p r o p e r t y , m e a s u r e s t o p r e s e r v e p r i v a c y s h o u l d b e u t i l i z e d s u c h a s l o c a t i n g w i n d o w s a b o v e t y p i c a l e y e l e v e l , o r u t i l i z i n g a n o p a q u e o r g l a z e d t y p e o f c o a t i n g ( g l a s s ) . W i n d o w t o w i n d o w o r i e n t a t i o n s s h a l l b e a v o i d e d . • C a r e s h o u l d b e t a k e n t h a t t h e l o c a t i o n o f a n e x t e r i o r l a n d i n g a n d e n t r y d o o r d o e s n o t s i g n i f i c a n t l y i m p a c t t h e p r i v a c y o f n e i g h b o r i n g p r o p e r t i e s . S I T E D E S I G N L o c a t e d o o r s a n d w i n d o w s t o t h e i n t e r i o r o f a p r o p e r t y r a t h e r t h a n o n e l e v a t i o n s t h a t a r e d i r e c t l y a d j a c e n t t o a n e i g h b o r i n g p r o p e r t y . S m a l l s e c o n d u n i t w i t h d o o r o r i e n t e d t o i n t e r i o r s i t e . A t t a c h m e n t 3 A R C 2 - 3 8 P a g e 1 0 6 D o w n t o w n a n d T r a d i t i o n a l R e s i d e n t i a l D e s i g n G u i d e l i n e s M A S S & S C A L E B U I L D I N G F O R M S B U I L D I N G M A T E R I A L S A D D I T I O N S : C H A R A C T E R E L E M E N T S A D D I T I O N S : M A S S & S C A L E S e c o n d a r y S t r u c t u r e s : M a s s a n d S c a l e 1 A s e c o n d a r y s t r u c t u r e s h o u l d b e s i m i l a r i n m a s s , s c a l e a n d h e i g h t t o t h o s e s e e n t r a d i t i o n a l l y i n t h e n e i g h b o r h o o d . I n g e n e r a l , a n a c c e s s o r y s t r u c t u r e s h o u l d b e u n o b t r u s i v e a n d n o t c o m p e t e v i s u a l l y w i t h t h e m a i n h o u s e . A A d a p t i v e r e u s e o f e x i s t i n g s e c o n d a r y s t r u c t u r e s i s e n c o u r a g e d , w h e n f e a s i b l e . • A h i s t o r i c a c c e s s o r y s t r u c t u r e s h o u l d b e r e t a i n e d t o t h e e x t e n t p o s s i b l e . B A n e w s e c o n d a r y s t r u c t u r e s h o u l d r e s p e c t t h e m a s s a n d s c a l e o f t h e p r i m a r y s t r u c t u r e . • S e c o n d a r y s t r u c t u r e s n o m o r e t h a n 1 5 f e e t i n h e i g h t a r e p r e f e r r e d i n O l d E a s t . I n t h e O l d N o r t h a n d U n i v e r s i t y A v e / R i c e L a n e n e i g h b o r h o o d s , s e c o n d a r y s t r u c t u r e s a r e l i m i t e d t o a m a x i m u m o f 1 5 f e e t i n h e i g h t a n d 4 8 0 s q . i n i n t o t a l a r e a . • S e c o n d a r y s t r u c t u r e s t a l l e r t h a n 1 5 f e e t r e q u i r e s p e c i a l d i s c r e t i o n a r y a p p r o v a l i n O l d E a s t . I m p a c t t o a l l e y c h a r a c t e r a n d / o r t o a d j a c e n t p r o p e r t i e s w i l l b e c o n s i d e r e d . • D i v i d e t h e m a s s o f a l a r g e r a l l e y s t r u c t u r e i n t o m o d u l e s t o r e d u c e i t s p e r c e i v e d s c a l e . • A s e c o n d a r y s t r u c t u r e s h o u l d h a v e a o n e - s t o r y e l e m e n t w h e r e v i s i b l e t o p u b l i c v i e w . C A s e c o n d a r y s t r u c t u r e s h o u l d r e l a t e t o t h e g e n e r a l a r c h i t e c t u r a l c h a r a c t e r o f t h e p r i m a r y b u i l d i n g i n m a s s , s c a l e , f o r m a n d m a t e r i a l . • B a s i c r e c t a n g u l a r f o r m s w i t h h i p , g a b l e o r s h e d r o o f s a r e g e n e r a l l y a p p r o p r i a t e . • C o n t e m p o r a r y i n t e r p r e t a t i o n s o f t r a d i t i o n a l a c c e s s o r y s t r u c t u r e s a r e a p p r o p r i a t e w h e n t h e y a r e c o m p a t i b l e w i t h i n t h e g e n e r a l c o n t e x t o f t h e a r e a . • W h i l e t h e r o o f l i n e d o e s n o t h a v e t o m a t c h t h a t o f t h e m a i n h o u s e , i t i s b e s t t h a t i t n o t v a r y s i g n i f i c a n t l y . N e w s e c o n d a r y s t r u c t u r e s s h o u l d b e s u b o r d i n a t e t o t h e p r i m a r y s t r u c t u r e a n d s h o u l d b e l o c a t e d a t t h e r e a r p r o p e r t y l i n e . S t r u c t u r e s o v e r 1 5 ' i n h e i g h t m a y b e c o n s i d e r e d i n O l d E a s t a n d U n i v e r s i t y A v e n u e n e i g h b o r h o o d s . C o n d i t i o n a l : U n i v e r s i t y A v e . a n d O l d E a s t o n l y 1 1 / 2 s t o r y a c c e s s o r y b u i l d i n g L o c a t i n g a o n e - s t o r y s e c o n d a r y s t r u c t u r e n e a r t h e r e a r o f t h e l o t i s e n c o u r a g e d . P r e f e r r e d M A S S & S C A L E A t t a c h m e n t 3 A R C 2 - 3 9 P a g e 1 0 7 P a r t 3 : T r a d i t i o n a l R e s i d e n t i a l N e i g h b o r h o o d s M A S S & S C A L E B U I L D I N G F O R M S B U I L D I N G M A T E R I A L S A D D I T I O N S : C H A R A C T E R E L E M E N T S A D D I T I O N S : M A S S & S C A L E D A s e c o n d a r y s t r u c t u r e i n t h e O l d N o r t h s h o u l d r e f l e c t t h e s m a l l s c a l e o f t h e n e i g h b o r h o o d a n d r u r a l c o u n t r y l a n e c h a r a c t e r o f t h e a l l e y . • A s e c o n d a r y s t r u c t u r e i n t h e O l d N o r t h n e i g h b o r h o o d i s l i m i t e d t o a m a x i m u m h e i g h t o f 1 5 f e e t . • L o w e a v e h e i g h t s p a r a l l e l t o t h e r e a r l o t l i n e a n d a l l e y i s p r e f e r r e d . • B u i l d i n g s w i t h o p e n g a b l e e n d s f a c i n g t h e r e a r a n d f r o n t l o t l i n e s a r e a l s o a c c e p t a b l e . • S e c o n d a r y b u i l d i n g s s h o u l d n o t e x c e e d 4 8 0 s q u a r e f e e t o f g r o s s f l o o r a r e a . • F e n c e s a l o n g t h e a l l e y s h o u l d n o t e x c e e d 6 - f e e t i n t o t a l h e i g h t . T h e t o p 2 4 ” i s e n c o u r a g e d t o b e a “ s e e - t h r o u g h ” e l e m e n t t h a t p r o v i d e s p a r t i a l s c r e e n i n g w h i l e a d d i n g i n t e r e s t . • S e e t h e O l d N o r t h c a s e s t u d y . M A S S & S C A L E M a n y a l l e y s h a v e a r u r a l ' c o u n t r y l a n e ' c h a r a c t e r . L o w e a v e h e i g h t s p a r a l l e l t o t h e r e a r l o t l i n e a n d a l l e y i s p r e f e r r e d . A t t a c h m e n t 3 A R C 2 - 4 0 O L D E A S T O L D N O R T H U N I V . A V E / R I C E L A N E P a g e 1 0 8 D o w n t o w n a n d T r a d i t i o n a l R e s i d e n t i a l D e s i g n G u i d e l i n e s S e c o n d a r y S t r u c t u r e s : B u i l d i n g M a t e r i a l s 1 T h e m a i n b u i l d i n g m a t e r i a l s s h o u l d a p p e a r s i m i l a r t o t h a t u s e d t r a d i t i o n a l l y o n s i n g l e - f a m i l y h o u s e s . B u i l d i n g m a t e r i a l s o f n e w s t r u c t u r e s a n d a d d i t i o n s s h o u l d c o n t r i b u t e t o t h e v i s u a l c o n t i n u i t y o f t h e n e i g h b o r h o o d . W h i l e n e w m a t e r i a l s m a y b e c o n s i d e r e d , t h e y s h o u l d n o t v a r y e x t e n s i v e l y f r o m t h o s e s e e n t r a d i t i o n a l l y s o a s t o c r e a t e a j a r r i n g j u x t a p o s i t i o n . A . B r i c k , s t u c c o a n d p a i n t e d w o o d a r e s u g g e s t e d p r i m a r y b u i l d i n g m a t e r i a l s . • P a i n t e d w o o d l a p s i d i n g a n d s h i n g l e s a r e a p p r o p r i a t e . • S t u c c o m a y b e c o n s i d e r e d w h e n i t i s d e t a i l e d , s u c h a s w i t h w o o d t r i m a r o u n d w i n d o w s a n d d o o r s . • A m u c h w i d e r r a n g e o f s e c o n d a r y a n d t r i m m a t e r i a l s c a n o c c u r ( w o o d , g l a s s , m e t a l , s y n t h e t i c s , e t c . ) • I n n o v a t i v e o r " g r e e n " m a t e r i a l s a r e e n c o u r a g e d , p r o v i d e d t h a t t h e y c o n t r i b u t e t o t h e v i s u a l c o n t i n u i t y o f t h e n e i g h b o r h o o d . B . R o o f m a t e r i a l s s h o u l d a p p e a r s i m i l a r i n s c a l e a n d t e x t u r e t o t h o s e f o u n d t r a d i t i o n a l l y . • W o o d , h i g h - q u a l i t y c o m p o s i t i o n s h a k e s a n d t i l e a r e a p p r o p r i a t e r o o f i n g m a t e r i a l s . O L D E A S T B r i c k S t u c c o W o o d B r i c k , s t u c c o a n d p a i n t e d w o o d a r e a p p r o p r i a t e p r i m a r y b u i l d i n g m a t e r i a l s . A t t a c h m e n t 3 A R C 2 - 4 1 Neighborhood Compatibility Guidelines City of Modesto Community & Economic Development Department Planning Division April 2009 Attachment 4 ARC2 - 42 Table of Contents ii Table of Contents I. Introduction A. Intent of the Guidelines B. Applicability C. How to Use the Guidelines D. Review Process E. Definition of a Neighborhood II. Guidelines A. Privacy B. Scale & Massing 1. Scale 2. Massing 3. Location of Second Story 4. Second-Story Setbacks 5. Lowering the Eave Line 6. Complexity of Roof Form 7. Solar Access 8. Sloped Properties C. Architectural Consistency 1. General Guidelines 2. Exterior Materials 3. Articulation D. Lot Pattern & Neighborhood Layout 1. Lot Size 2. Lot Configuration (Flag Lots) 3. Parking Arrangements, Garages, & Driveways 1 2 2 3 4 5 5 9 10 12 13 15 15 16 17 18 6 8 14 18 19 20 3 Attachment 4 ARC2 - 43 Attachment 4 ARC2 - 44 I. Introduction Intent of the Guidelines 1 The purpose of these Neighborhood Compatibility Guidelines (“Guidelines”) is to protect established neighborhoods and their distinctive characteristics by addressing how certain factors contribute to successful and harmonious neighborhoods. These factors include the size, shape, and form of the houses, their architecture, and the relationship of each house to the street and nearby houses, combined with a consistent lot pattern. The Guidelines are also directed toward preserving the use and enjoyment of individual home owners’ property, including yard areas. • To assess whether or not there is a prevalent pattern of design characteristics within a given neighborhood and, if there is, determine how to maintain compatibility with that pattern. • To encourage compatible design that does not deviate substantially from an established pattern, without requiring an identical design, architectural style, or material palette for every house in a neighborhood. • To minimize or reduce the impacts of increased size, scale and massing of new construction on neighboring properties, without limiting a homeowner’s ability to make improvements and expand a house to meet changing needs. • To encourage compatibility through adherence to a higher standard of design and construction, without hindering efforts to improve and upgrade neighborhoods or otherwise contribute to their viability. • To supplement and complement, but not to replace, other City regulations, such as the Zoning Code, Building Code, and Standard Specifications. The Guidelines will be used in conjunction with these and other applicable codes and policy documents by City staff, the Board of Zoning Adjustment, Planning Commission, and City Council, when reviewing any project proposals to which the Guidelines apply. The Guidelines are also intended for the use of property owners, architects and designers, neighbors, and interested community groups whenever an addition or a new residence is being considered. A. Intent of the Guidelines Figure I-1 Compatible development leads to successful, harmonious neighborhods that maintain livability and property value. Attachment 4 ARC2 - 45 I. Introduction 2 Applicability In general, the Guidelines apply Citywide to new construction (“projects”) in established residential neighborhoods, usually on a single lot, occurring subsequent to the original development of the subdivision. These projects include accessory structures (both new and additions to existing), as well as new houses and additions to existing houses. The relevant portions of the Guidelines also apply where a change in lot pattern is proposed within an existing residential neighborhood. Specifically, the Guidelines apply only to those projects identified in Modesto Municipal Code as being subject to discretionary review for compliance with the Guidelines. Currently, this authority is limited to the review of second-story additions and new two- story houses, as provided in Municipal Code. However, elements of the Guidelines also may be applied, as appropriate, to any other project requiring discretionary approval when it is located adjacent to an established residential neighborhood, such as small multi-family projects or office/retail projects, especially where privacy may be an issue. In areas that have other established design guidelines (such as a Specific Plan that includes its own design guidelines), these Guidelines may be used to supplement the other guidelines only where there is no conflict between them. The Guidelines are not intended to serve as “design guidelines” in the traditional sense. Instead, they are focused on the neighborhood compatibility issues most relevant to the Modesto community. This focus is primarily on privacy, and the scale and massing of an addition relative to surrounding homes, more than it is on architectural consistency. Nevertheless, architectural consistency may be an important consideration in a neighborhood whose character is strongly defined by its architecture. Adherence to these Guidelines will help a given project to be compatible with its neighborhood, with the following qualifications: • The Guidelines should be applied with a balanced approach, without excessive emphasis on any one guideline to the exclusion of others, particularly where some guidelines may be less applicable in certain circumstances. • In those neighborhoods with little or no established pattern or character, greater flexibility in design choices may be appropriate. • The Guidelines should not be used merely to prevent all forms of change in a neighborhood, nor should “consistency” and “compatibility” be used as an excuse to adhere to a lower standard of design or construction than is otherwise possible and appropriate. • The individual guidelines themselves contain all applicable policies. The explanatory text included to introduce a particular set of guidelines is intended to help clarify and guide the application of those guidelines, but does not have the authority of guidelines or policy by itself. • The approval of any given proposal subject to the Guidelines will depend upon the level of compliance with the Guidelines achieved by that proposal. While it should not be necessary to achieve 100% compliance with the Guidelines to gain an approval, compliance with specified guidelines typically will be required as a condition of approval. B. Applicability C. How to Use the Guidelines Attachment 4 ARC2 - 46 Figure I-2 The “neighborhood” for a project consists of all houses on both sides of the same block and immediately adjacent blocks, including those behind the subject property. X E. Definition of a Neighborhood I. Introduction Review Process 3 Proposals subject to discretionary review for compliance with the Guidelines will be processed in accordance with the procedures for Plot Plan Review described in Article 27 of the Modesto Municipal Code. Most projects subject to discretionary review for compliance with the Guidelines require only a staff level decision (without a public hearing), and this decision is final unless appealed, as specified in the Municipal Code. Normally, final approval of this discretionary review must be obtained prior to submitting plans for a building permit. It is generally recommended that anyone proposing to construct a new house, addition, or any other project within the City of Modesto, contact City Planning staff during the early stages of planning and design to ensure consideration of all applicable City standards and guidelines. For the purpose of these Guidelines, the neighborhood for any project subject to review is defined as both sides of the same block and immediately adjacent blocks, assuming that there is no clear dividing line in neighborhood character within this area. While the character of a particular neighborhood may encompass a much larger area than this, in most cases it should be possible to assess the neighborhood character within this more immediate area, though in some cases it may be necessary to consider the larger area. However, it is also possible that a particular house might be located at or near the edge of a distinct neighborhood area, and that on the other side of a street, intersection, or property line, the neighborhood character could change dramatically due to a change in lot pattern, the era in which the houses were built, or some other factors. In these instances, the definition of neighborhood may be adjusted so that the review will be focused on maintaining compatibility with only that distinct neighborhood in which the house is actually located. D. Review Process Attachment 4 ARC2 - 47 II. Guidelines 4 Privacy The Zoning Code specifies that privacy must be considered when designing second- story windows and balconies, sundecks, doors, landings, and stairways. Therefore, second-story additions and new two-story houses must be designed to maintain the privacy enjoyed by their neighbors. This can be achieved in a manner that will maintain compatibility with the architectural style of the house and the neighborhood through careful planning and the use of appropriate design solutions. However, privacy must not be compromised for the sake of architectural compatibility. a. Locate and design second stories, especially with regard to floor plan layout and window placement, to avoid direct views into private rear yard areas of neighboring properties. b. Utilize clerestory windows, fixed windows with translucent/obscured glass, or offset windows, as appropriate, at window locations that would otherwise provide direct views into private rear yard areas of neighboring properties. c. Include screening elements (such as louvers, lattice, or solid walls), as appropriate, to protect neighbors’ privacy from views that would be otherwise possible from balconies, decks, landings, stairs, and similar features. d. For all new houses and additions on sloped properties adjacent to Dry Creek and the Tuolumne River, apply the same considerations with respect to privacy and views into neighbors’ yard areas as would apply to second-story additions and new two-story houses elsewhere in the City. A. Privacy Figure II-1 Avoid placing windows that look down into neighbors’ private rear yard areas. Left: Figure II-2 The “clerestory window” defined, with its sill placed at a minimum height of 5ft-8in from finished floor. Right: Figure II-3 A “clerestory window” can provide an attractive and appropriate alternative for mitigating privacy concerns. 5 f t 8 i n m i n Clerestory Window Finished Floor B Guidelines: Attachment 4 ARC2 - 48 II. Guidelines Scale 5 The scale and massing of a new house or addition should be compatible with the scale and massing of the neighboring houses. 1. Scale: Scale refers to the size of the overall building in relation to other buildings in the vicinity; but this is a perceived size, so the compatibility of the scale of a house is relative to the perceived size of neighboring houses. Because it is relative, the scale of a house cannot be easily quantified or measured, but it is an important factor in determining how well a new house or addition will fit in with the neighborhood. Scale is related to height; however, while the Zoning Code provides maximum height limits for buildings, it does not address how the height of one house should relate to the height of adjacent houses or the character of a particular neighborhood. The following guidelines address this relationship between adjacent houses. B. Scale & Massing Figure II-4 A full height two-story house is out of scale in a neighborhood of nothing but single-story houses. Figure II-5 Methods for lowering the eave line (Section 5), such as an attic addition with dormers, help to keep the second-story addition more in scale with the neighborhood. a. Design a new or modified house so that it is of a similar scale to that of the neighboring houses: it should not appear overwhelming or disproportionate in comparison. b. If a new house or addition is proposed to be larger than the surrounding houses, utilize design techniques (as discussed in Sections 2-6 below) to reduce the apparent mass and scale in a manner that is compatible with the neighborhood. B Guidelines: Attachment 4 ARC2 - 49 6 Massing II. Guidelines 2. Massing: Massing refers to the form of a building and its various components, and how these components relate to one another and contribute to the apparent size of a building. Massing is related to scale, but it is also a function of the complexity of building form. The less complex or simpler forms tend to appear more massive, while buildings with more variety in their forms may appear less massive. The relative simplicity or complexity of the footprint of a house contributes directly to its massing. For example, basing a large two-story house on a simple rectangular footprint is likely to lead to a relatively massive looking structure, while a more intricate footprint will lend itself to greater articulation of exterior wall surfaces and a less massive appearance. The location and size of a garage relative to living areas also can impact the apparent massing and overall balance of a house. a. If there is a pattern of footprints and building forms with similar complexity contributing to a common level of massing within a neighborhood, respect the established pattern with compatible designs for new houses and additions. b. When designing an addition to an existing house, avoid making the garage appear more prominent than it was previously as viewed from the street. Avoid designs for both additions and new houses in which the garage constitutes more than half of the total width of the front façade. Figure II-6 A second-story addition, imposed over the existing house without regard to its original design, overwhelms it and its neighbors with increased mass. Figure II-7 Even an attic addition, which is normally an effective design for a second-story addition to maintain compatibility, can be too massive and out of scale with neighboring single-story houses. B Guidelines: Attachment 4 ARC2 - 50 Figure II-8 A simple rectangular footprint leads to a relatively massive looking two-story house that will appear out of scale with the neighborhood. Figure II-9 A slightly more complex footprint, together with a stepped back second story (Section 4), can provide greater articulation and reduced apparent massing, while still achieving the same functional volume of living space in the house. II. Guidelines Massing 7 Attachment 4 ARC2 - 51 II. Guidelines 8 Location of Second Story 3. Location of a Second Story: The location of a second story relative to the footprint of the house can affect the apparent massing and balance of the overall design of the house. A second story will emphasize that portion of the house over which it is located. If it is located over living areas, a second story will emphasize the habitable portion of the house; but if it is located over the garage, it will deemphasize the habitable portion and emphasize the garage. A second-story addition constructed solely over the garage will create a lopsided look, making the addition obvious and out of place in the neighborhood. In addition, the location of a second floor relative to the front or rear may affect the apparent mass of the house as viewed from the street. If located at the front, it will stand out in a neighborhood of single-story houses. a. To the extent possible, locate second-story additions over the living areas of a house rather than over the garage. Avoid second-story additions that are located exclusively over the garage. b. In predominantly single-story neighborhoods, and where existing second stories are reduced in prominence, locate a second-story addition away from the front of the house to reduce its prominence. Full height two-story front elevations are strongly discouraged in neighborhoods where there are no existing houses with full height two-story front elevations in the vicinity. Figure II-10 This second-story addition over the garage makes it look like a completely separate structure, rather than an integrated part of the house. Figure II-11 An example of an attic addition with dormers, which maintains a single- story appearance from the street. B Guidelines: Attachment 4 ARC2 - 52 Left: Figure II-12 The additional setback of the second story (stepped back) helps to reduce the apparent massing and scale of the house. Figure II-13 A house with full height two-story walls on front and both sides would appear too massive and out of scale adjacent to single-story houses. II. Guidelines Second Story Setback 9 4. Second-Story Setbacks The proximity of adjacent houses, as established by setbacks, influences the perceived scale and mass of one house relative to another. A full height two-story house especially can impose an unwelcome presence upon neighboring property if located at the minimum setback. An additional setback for the second floor, beyond the minimum required for the ground floor, can be provided so that second-story walls are stepped back from the first floor walls. This additional second-story setback will help to lessen the effect of increased massing on neighboring properties. a. In predominantly one-story neighborhoods, and where existing second stories are reduced in prominence, utilize an additional setback for the second floor to reduce the impact of increased massing from new second stories. b. A full height two-story wall may be allowed at minimum setback only where there is already an adjacent house with a full height two-story wall at minimum setback along the shared property line. B Guidelines: Attachment 4 ARC2 - 53 II. Guidelines 10 Lowering the Eave Line 5. Lowering the Eave Line Lowering the eave line refers to methods for avoiding full height two-story walls in the design of a second story, whether for an addition to an existing house or an entirely new house. Lowering the eave line can be accomplished by substituting an attic conversion or attic addition in place of a full height two-story design, by utilizing half-height walls and/or stepping the second floor back from the first floor walls (as described in Section 4), and by breaking up a single massive roof structure into smaller roof forms (as described in Section 6). Designing a second story with a lowered eave line can help to alleviate massing and compatibility concerns. a. Utilize lowered eave lines to eliminate the need for full height two-story walls where they would be adjacent to existing single-story or lowered eave line houses. b. In predominantly one-story neighborhoods, where there are no other full height two-story houses, attic conversions or attic additions with dormers are strongly encouraged instead of full height second-story additions. Figure II-14 An example of attic conversion, which maintains single-story roof line. Figure II-15 Another example of an attic addition with dormers. B Guidelines: Attachment 4 ARC2 - 54 Figure II-16 Methods for Lowering the Eave Line: (1) For comparison, a full height second-story without lowered eaves. (2) Half-height second-story walls with steeper roof pitch (windows on gable ends). (3) Second-story stepped back from first-story walls with additional setback. (4) Attic addition with dormers preserves single- story eave height. II. Guidelines Lowering the Eave Line 11 1. 2. 3. 4. Attachment 4 ARC2 - 55 Left: Figure II-17 One example of well integrated, matching primary and secondary rooflines. Right: Figure II-18 Another example of well integrated matching primary and secondary rooflines. II. Guidelines 12 Complexity of Roof Form 6. Complexity of Roof Form The apparent mass of a roof is a function of its articulation and the roof forms used in its design. Many houses have secondary roof forms, along with the primary roof, and some also have minor roof forms (for example, over a stoop, window, or decorative dormer) that help to break up and reduce the apparent mass of the roof and the house. In addition, consistency in roof slope or the consistent use of certain roofing materials may contribute to a particular neighborhood character. a. Where there is an established pattern of roof form, complexity, and style in a neighborhood (including slope, materials, and massing), the design of a new house or addition should be consistent with the pattern. b. Utilize secondary and minor roof forms to reduce the apparent massing of the house wherever appropriate and consistent with the architectural style of the house and the neighborhood. c. Added roof forms should be compatible with the slope, massing, and complexity of the primary roof. Secondary roof lines should mimic the primary roof line. d. On additions and other added roof forms, match new roofing materials to the existing roof, unless all roofing materials on the entire house are replaced. Figure II-19 An example of a simple design that effectively utilizes Secondary (S) and Minor (M) roof forms to compliment the Primary (P) roof and improve articulation of the house. S P M M B Guidelines: Attachment 4 ARC2 - 56 II. Guidelines Solar Access 13 7. Solar Access A new two-story house or addition should not adversely affect the availability of daylight falling on neighboring properties. a. Design the location, scale and massing of an addition or new house to avoid imposing an excessive amount of shadow upon neighbors’ pools or yard areas. b. Design the location, scale and massing of an addition or new house to avoid imposing shadows that are detrimental to the function of neighbors’ solar collectors. Figure II-20 Depending on sun angle, a full height two-story wall can cast a substantial shadow upon an adjacent house that could interfere with solar collectors or impose extensive shadows on a pool. Figure II-21 If reversed, the same house will not block solar access. Lowering the eave line with appropriate slope and orientation of roof planes will eliminate possibility of blockage and interference. B Guidelines: Attachment 4 ARC2 - 57 Figure II-23 Consider excavating a portion of the house into the slope and/or stepping it down with the slope instead of having a full height two-story wall. Figure II-22 On sloped properties, avoid creating the massive appearance of a tall wall. II. Guidelines 14 Sloped Properties 8. Special Considerations for Sloped Properties Along Dry Creek and Tuolumne River The development of properties along Dry Creek and the Tuolumne River involves special consideration because of the increasing slope down to the channel below and the adjacent public park lands along them. Houses on these sloped properties often have a taller exposed wall on the down slope side resulting in an appearance similar to a two-story house when seen from that side. For this reason, it is important to consider the visual impact of this tall wall on neighbors and on people viewing the house from the adjacent stream channel and park areas. a. On sloped properties adjacent to Dry Creek and the Tuolumne River, design new homes and additions to step down with the slope, and/or excavate a portion of the house into the slope. Doing so will help to avoid increasing the apparent mass with a tall wall and reduce the visual impact on neighbors and views of the house from the stream channel and public park areas. B Guidelines: Attachment 4 ARC2 - 58 II. Guidelines Architectural Consistency 15 Additions to an existing house should appear as if they were part of the original structure. They should be undetectable and seamlessly blend into the existing house and its neighborhood, without imposing undesirable impacts upon neighboring properties. This is especially true of second-story additions, because of their greater visibility and prominence in the neighborhood, so all sides of a second story deserve quality architectural treatment. Maintaining a high level of design quality on all sides of these additions may increase their acceptability within an established neighborhood. 1. General Guidelines a. The architecture of a new house should be consistent with the architectural style and era in which its neighborhood was built. b. Design the architecture of an addition to be consistent with the original architecture of the existing house. Where previous additions or modifications have been inconsistent with the original architecture, restoration of the original architecture is encouraged, particularly where it will improve compatibility with the neighborhood. c. On second-story additions and new two-story houses, maintain architectural continuity of materials and detailing around all sides of the house, especially where two-story houses back onto and are visible from adjacent streets or other public areas. Figure II-24 A second story with false front: siding does not wrap around the house and appears artificial as a result. C. Architectural Consistency B Guidelines: Attachment 4 ARC2 - 59 2. Exterior Materials Three aspects of exterior material choice contribute to whether or not a proposed addition or new house maintains compatibility with the neighborhood. These include the number and variety of materials to be used, the quality of those materials, and their consistency with the architectural style of the house and the neighborhood. Using similar materials will help an addition to blend into the existing house and appear compatible with its neighbors. a. The types of exterior materials used should be consistent with the architectural style of the house and compatible with the neighborhood. If the materials already in use on an existing house are appropriate and compatible with the neighborhood, match the materials used on an addition to the existing materials. The materials subject to review may include (but are not limited to): roofing, siding, trim, windows and doors. b. Use exterior materials that are of a comparable or better quality than those already in use on the existing house and in the surrounding neighborhood. If the original materials on a house have been replaced with lower quality materials or materials that are not compatible with the neighborhood or architectural style, replacement of the incompatible materials with the original types of materials is strongly encouraged. c. On sloped properties adjacent to Dry Creek and the Tuolumne River, use exterior materials that are visually compatible with the natural colors, vegetation, and terrain to minimize visual impact on neighbors and views of the house from the river channel or park areas. II. Guidelines 16 Exterior Materials Figure II-25 Stucco over lap-siding potentially creates incompatibility in a neighborhood of predominantly non-stucco houses that are not well suited for stucco. Figure II-26 Use of inconsistent roof material on an addition looks awkward and stands out. B Guidelines: Attachment 4 ARC2 - 60 II. Guidelines Articulation 17 3. Articulation Articulation is a factor in the apparent massing of a building, because it can break up large expanses of flat wall surface that would otherwise appear more massive; but articulation alone may not adequately compensate for incompatible scale and massing. The level and manner of articulation also contributes to the architectural character of a house, and where there is a common pattern among houses, contributes to neighborhood character. While some floor plans are well suited to complex exterior articulation, a simpler design may be more appropriate for others. a. Where changes are proposed to an existing house, avoid eliminating articulation features that reduce the apparent mass of the house into smaller components. b. Utilize design features, materials, and appropriate architectural detailing (including the placement of windows) that will increase articulation and break up the appearance of long walls in a manner that is consistent with the architectural style of the house and the neighborhood. c. The articulation of walls should relate directly back to the underlying building form and the footprint upon which it is based. Avoid decorative features that appear to be arbitrarily placed and unrelated to the underlying form of the house. Figure II-27 This attempt at articulation appears artificial and fails to reduce the massing of the house. Figure II-28 A well articulated two- story house: the different roof elements correspond logically to functional components of the house. B Guidelines: Attachment 4 ARC2 - 61 II. Guidelines 18 Lot Size There are several elements of neighborhood layout that contribute to a neighborhood’s character. These elements include the size of the lots, the manner in which they are accessed, whether or not there are alleys, and the type and location of parking. Lot pattern and street pattern are elements of neighborhood design that can influence what style of house is most appropriate for the neighborhood, but these are characteristics of a neighborhood that are determined by the initial subdivision process and are usually not easily changed. However, compatibility issues may arise where remnant parcels within established neighborhoods can be further subdivided, or where existing lots are large enough to be split, or lots may be combined to form new lots that are of a much different size than the typical lots in the neighborhood. The Subdivision Map Act (California state law) authorizes the City to regulate the design of subdivisions, and (if adopted) City of Modesto policy is aimed at preventing isolated and unplanned changes in lot pattern that may disrupt the character of an established neighborhood. Nevertheless, the authority to regulate lot size for compatibility does not preclude approval of comprehensively planned developments where increased densities may be appropriate. 1. Lot Size Modesto Municipal Code provides authority to regulate the lot size of a proposed subdivision or parcel map for compatibility with the surrounding lots in an established neighborhood (if adopted); it establishes a minimum lot size, but it does not guarantee a right to that size. The following provide specific guidelines for determining compatibility of new lots. a. The size of any new lots proposed within an established neighborhood should not vary more than twenty (20) percent from the typical existing lot. The typical lot shall be defined as that lot area, rounded to the nearest 1,000 square feet, which is most common within the “neighborhood” (as defined by the Neighborhood Compatibility Guidelines). However, consideration may be given for excluding from this evaluation those lots which, because of special circumstances, are much larger or much smaller than typical (such as the lots around a cul-de-sac, which are usually much larger than the typical lot). b. The width of any new lots proposed within an established neighborhood should be comparable to the average width of the existing lots fronting on the same street within the same block, assuming that the difference among existing lot widths is not so great that the average is unrepresentative of the neighborhood character. D. Lot Pattern & Neighborhood Layout B Guidelines: Attachment 4 ARC2 - 62 II. Guidelines Lot Configuration 19 2. Lot Configuration (Flag Lots) Modesto Municipal Code requires that, in order to approve a “flag lot” (defined as having a minimum width of only twenty (20) feet at both the front lot line and front yard setback line) as part of any subdivision or parcel map, certain findings must be made. These include the finding that “the existing parcel is of a size and shape that does not allow the creation of standard shaped lots”. The following provide specific guidelines for determining whether or not this particular finding can be made. a. A flag lot should not be allowed on property which does not have a minimum depth of 200 feet. b. A flag lot should not be allowed on property with a total width of greater than 100 feet and otherwise sufficient to accommodate two minimum width lots. This restriction may be adjusted to accommodate minimum setback requirements for an existing structure on the property. c. That portion of a flag lot occupied by the driveway and providing access to the buildable portion of the lot should not be counted toward minimum lot area, nor should it be included in total lot area for the purpose of calculating lot coverage. The buildable portion of a flag lot, not counting the driveway portion, should meet the minimum lot size requirement for the zone. Figure II-29 A typical “flag lot” arrangement illustrating the minimum dimensions and areas recommended by the guidelines. B Guidelines: Attachment 4 ARC2 - 63 II. Guidelines 3. Parking Arrangements, Garages and Driveways For single-family homes, the Zoning Code requires only that a minimum amount of parking space be provided, and that this space cannot be located within the front and street side setback areas. The Zoning Code does not specify the type, configuration, or manner of access, and yet these aspects of parking can be relevant to neighborhood compatibility. Neighborhoods with alleys often present a much different character from neighborhoods without alleys, because the alleys provide access options for parking and garages that allow for a much different streetscape compared to neighborhoods without alleys. The style of house appropriate for one type of neighborhood may not fit well into another. Even in neighborhoods where garages are all in front and accessed from the street, neighborhood character is influenced by the relative prominence of garages. a. New garages, whether part of an addition or a new house, should be consistent with the prevailing pattern in the neighborhood with respect to location of the garage relative to the house, the size and configuration of the garage, and the manner of access. b. In a neighborhood with existing alleys, utilize the alleys for new houses and additions in a manner that is consistent with the neighborhood. Where existing garages are located in back and accessed from an alley, locate new garages in back with access from the alley. c. Where garages are accessed from the street, consider design solutions for reducing prominence of the garage, for example: recess the garage behind the front of the house; use two single-width garage doors in place of one double- width door; utilize a side-entry garage, when it is located entirely in front of the house, instead of facing it toward the street; or add a porch or prominent entry feature to draw attention away from the garage. In general, garages should be reduced in prominence as much as possible, and remain subordinate to the primary function of a house as residence, according to what is compatible with the neighborhood character. d. New houses and additions in a neighborhood of garage-forward house designs do not need to maintain a garage-forward design in order to be compatible with the neighborhood, as long as they are consistent with other essential design characteristics in the neighborhood. e. Place driveways so as to minimize harm to existing street trees and preserve opportunities to add new street trees. Consider narrowing or tapering the driveway toward the street; a driveway does not need to be as wide as the garage throughout its entire length. Minimize the expanse of pavement in front yards as much as practical. 20 Garages & Driveways B Guidelines: Attachment 4 ARC2 - 64 Figure II-30 Typical garage arrangements: attached or detached, with or without alley access, and ranging from fully recessed behind the house to located entirely in front of the house. II. Guidelines Garages & Driveways 21 Left: Figure II-31 A detached garage is most appropriate where it is in keeping with neighborhood character. Right: Figure II-32 A detached single-car garage with matching roof design, materials and details looks as if it belongs there. Left: Figure II-33 The “Hollywood” drive—in keeping with some neighborhoods—may provide a viable alternative for limiting additional pavement elsewhere. Right: Figure II-34 Using two single-width garage doors in place of a single double-width door can reduce the prominence of the garage. 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