HomeMy WebLinkAbout08-24-2016 PC Item 3 - Neighborhood Compatibility
PLANNING COMMISSION AGENDA REPORT
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, Special Projects Manager
Phone Number: 781-7151
e-mail: mcarloni@slocity.org
Steven Orozco, Planning Intern
Phone Number: 781-7596
e-mail: sorozco@slocity.org
FILE NUMBER: GENP-1876-2015 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Consider staff report discussion, workshop 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.
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: August 24, 2016
Item Number: 3
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2.0 BACKGROUND
2.1 Public Workshop #1
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.
2.2 ARC Study Session
On May 2, 2016 the ARC held a study session to review progress, provide feedback, and offer an
opportunity for public input on the project. Upon review, the ARC provided several points of
feedback which were summarized and confirmed at the end of the hearing. This feedback is
paraphrased below and provided in Attachment 2, ARC Minutes.
1. Hold an additional workshop in another neighborhood
2. Consider a design review threshold
3. Consider using overlay districts
4. Consider using Floor Area Ratio approach
5. Consider requiring specific setback standards for upper floors
6. Consider policy requiring maximum buildable area be a function of average lot size of
properties in a given radius
7. Consider guidelines with goals and supporting strategies
8. Consider use of more specific text supported by graphics
2.3 Public Workshop #2
On July 14, 2016 staff conducted the second neighborhood compatibility public workshop at the
San Luis Obispo Church of the Nazarene for the purpose of obtaining additional public feedback
and ideas from interested parties.
The format included an update on progress (including the feedback received from the ARC) and
a presentation on ways to address neighborhood compatibility. The presentation was followed by
an interactive Google Earth photo-survey where participants reviewed infill projects and provided
written feedback on whether the built project was “compatible,” “not compatible,” or “close to
compatible.” Staff compiled the results of the visual survey which are provided in Attachment 3.
The workshop concluded with a general discussion about successful and unsuccessful strategies
to address compatibility as well as discussion regarding concerns of incompatible infill homes.
Staff took on-screen notes which are provided in Attachment 4.
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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 Guidelines.
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.”
Chapters 5.3 and 5.5-C are provided as Attachments 5 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”)
2 Floor Area Ratio: The gross floor area of a building or buildings on a lot divided by the lot area.
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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 6 through 9.
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 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.
3.2.2 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
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.
(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.
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The City of Modesto (Attachment 7) 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 structure 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 9,
Sunnyvale, Pages 5 – 8)
2. A clear definition of a “neighborhood” for compatibility context (see Attachment 7,
Modesto, Page 3)
3. Guidelines arranged by goals with listed strategies to carry out those goals (see
Attachment 6, Davis, Page 89)
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.
(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
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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.
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 5) as provided below; it is
recognized that the phasing may need to be modified dependent on feedback received during the study
sessions.
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 Session
Architectural Review Commission
4. Public Workshop
Obtain input on research and explore methods to address compatibility
5. Study Session
Planning Commission
6. Draft Proposed Language
Based on Council goals, community input, and staff input
7. Public Outreach
Review & discuss draft language
(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
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8. Advisory Body Review
Review project with the Architectural Review Commission, Planning Commission, and City Council
5.0 ATTACHMENTS
1. Notes from Neighborhood Compatibility Workshop 1 – April 6, 2016
2. ARC Study Session Minutes – May 2, 2016
3. Visual Survey Results
4. Notes from Neighborhood Compatibility Workshop 2 – July 14, 2016
5. Community Design Guidelines Excerpt - City of San Luis Obispo
6. City of Davis guidelines/regulations
7. City of Modesto guidelines/regulations
8. City of Pasadena guidelines/regulations
9. City of Sunnyvale guidelines/regulations
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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
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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
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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
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Minutes
Architectural Review Commission
Regular Meeting
Monday, May 2, 2016
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Architectural Review Commission was called to
order on Monday, May 2, 2016 at 5:04 p.m. in the Council Chambers, located at 990 Palm
Street, San Luis Obispo, California, by Vice-Chair Suzan Ehdaie.
ROLL CALL
Present: Commissioners Allen Root, Amy Nemcik, Ken Curtis, Patricia Andreen,
Angela Soll and Vice-Chair Suzan Ehdaie
Absent Chair Greg Wynn
Staff Present: Deputy Community Development Director Doug Davidson, Contract Planner
Shawna Scott, Assistant Planner Kyle Bell, Associate Planner Marcus Carloni,
and Recording Secretary Brad T. Opstad
CONSIDERATION OF MINUTES
ACTION: UPON MOTION BY COMMISSIONER ANDREEN, SECOND BY
COMMISSIONER SOLL, the Minutes of March 21, 2016 were approved, as amended (Page 6,
sixth paragraph, first sentence to read: “Per maximum height of structures as it relates to building
design, Commissioner Andreen indicated she would not reject request for additional three (3)
feet out of hand, but…” on the following 5:0:1:1 vote:
AYES: Andreen, Soll, Root, Nemcik, Ehdaie
NOES: None
ABSTAIN: Curtis
ABSENT: Wynn
PUBLIC COMMENT ON NON-AGENDA ITEMS
None.
By consensus, the Commission re-ordered the Public Hearing Items such that Item 3 would
precede Item 2.
Attachment 2
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Architectural Review Commission Minutes of May 2, 2016 Page 2
PUBLIC HEARINGS
1) 1301 Calle Joaquin. ARCH-1098-2015; Continued review of a four-story, 114-unit
extended stay hotel and associated hotel amenities and Mitigated Negative Declaration of
environmental review.
Consulting Planner Shawna Scott provided background on this project, noting that this is
the third presentation to the ARC of the project, and summarized the Staff Report and
Recommendations. Deputy Director Davidson indicated that Staff wished to provide an
option to the ARC to consider a request for a sign exception in the future.
Philip Stewart, Myhre Group Architects, representing the Applicant, provided an
overview of the status of directional items provided by the ARC to the Applicant on July
7, 2014. In addition, he showed two animation-video simulations.
Commission questions followed regarding changes to the project plans. Planner Scott
indicated that the Applicant was still requesting four stories.
PUBLIC COMMENT
San Luis Obispo residents Mila Vujovich-LaBarre, Steven Marx (representing Central
Coast Grown), and Carolyn Smith voiced objections citing concerns regarding negative
impacts to water resources and traffic; and visual impacts of the hotel on various
locations of the City Farm, especially those nearest the freeway.
End of Public Comments---
Commission discussion and feedback to Staff followed.
Commissioner Curtis expressed concerns regarding traffic impacts at Los Osos Valley
Road & Calle Joaquin, including cumulative impacts; expressed concerns regarding
visual impacts of the project on views of the mountains both to the West and to the North
from Highway 101; and expressed concerns regarding the adequacy of water supply in
the long-term, given drought conditions.
Commissioner Andreen expressed difficulty in reconciling neighborhood compatibility as
defined in Finding #3 of the draft Resolution. Commissioner Curtis stated that he is not
convinced the proposed project would preserve the ability of City Farm to conduct
productive agriculture. Commissioner Nemcik suggested that the signage plan return to
ARC for further consideration. Commissioner Soll voiced concerns relating to
neighborhood compatibility with City.
Vice-Chair Ehdaie indicated support of project.
A motion was made and seconded to not approve the project and send it back to the
Applicant with directions for further revisions. Discussion ensued. Commissioners Root
Attachment 2
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Architectural Review Commission Minutes of May 2, 2016 Page 3
and Curtis discussed the options between outright denial of the project and their
preference for reinforcing directions to the Applicant for revisions to the project.
Commissioner Curtis proposed the item be continued.
ACTION: UPON MOTION BY COMMISSIONER ANDREEN, SECONDED BY
COMMISSIONER CURTIS, the Commission rejected the adoption of the resolution to approve
the new 114-unit hotel, including adoption of Mitigated Negative Declaration, and provided the
following direction to the Applicant, on a 4:2:1 roll call vote:
1. Reduce the height of the structure and provide additional vertical and horizontal
stepping to: provide more visibility of distant ridgelines and hills as seen from
offsite locations; minimize the boxy shape of the structure; and, increase the
project’s compatibility with the size, scale, height, and massing of proximate
existing structures and agricultural operations on Calle Joaquin Road and Los
Osos Valley Road (please note some Commissioners’ comments included a
request to lower the structure to three stories and/or approximately 30 feet in
height).
2. Provide more visual articulation by adding definition around windows, such as
lintels to create more shadow lines.
3. Provide a more unified exterior wall color scheme, and minimize the use of colors
to provide visual articulation.
AYES: Andreen, Curtis, Soll, Root
NOES: Nemcik, Ehdaie
ABSENT: Wynn
2) 2245 Higuera Street. ARCH-2734-2016; Review of a new mixed use building comprised
of commercial and office space with two residential units, which includes a request for a
street yard setback exception and a 30% mixed-use parking reduction, with a categorical
exemption from environmental review; C-S-MU zone; 245 Higuera, LLC, applicant.
Assistant Planner Bell passed around a materials board and provided the Staff Report.
Applicant Representative Joel Snyder, Ten Over Studio, shared the firm’s vision for
implementation of the Mid-Higuera Enhancement Plan (MHEP) and responded to
Commission questions about parking, the consistency of corrugated metal siding
appearance, and the application of a variance in this zone.
PUBLIC COMMENT
Shad Perlich, San Luis Obispo, owner of Traditional Tattoo (adjacent business to north of
project), voiced support of project but shared concern about ensuring the preservation of
his business during construction.
End of Public Comment---
Attachment 2
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Architectural Review Commission Minutes of May 2, 2016 Page 4
In response to Commissioner Andreen’s inquiry, Deputy Director Davidson indicated that
Commission could apply a condition for requiring existing businesses open during
construction signage, but would not really need to because normal inspection processes
would cover that once permits are issued.
Commission discussion ensued with a focus on the configuration of the roof and angled
walls, the space between the project’s side entrance and the entrance of Traditional
Tattoo, the length of the carport wall, and signage.
Staff confirmed that signage will be submitted for Staff review and any exceptions
requested per sign regulations will be presented to the ARC at a later date. Commissioner
Andreen commented that the project is exactly what was envisioned in the MHEP and
suggesting signage that reflects the “edgy” style of the building.
ACTION: UPON MOTION BY COMMISSIONER SOLL, SECONDED BY
COMMISSIONER CURTIS, the Commission adopted a Resolution approving the
development of the new mixed-use building, including commercial, office and residential,
including a 30% shared/mixed-use parking reduction, with a categorical exemption from
environmental review, subject to Resolution Findings, on the following 6:0:1 roll call
vote:
AYES: Soll, Curtis, Andreen, Root, Nemcik, Ehdaie
NOES: None
ABSENT: Wynn
Acting Chair Ehdaie called for short recess.
3) Neighborhood Compatibility Study Session. GENP-1876-2015; 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).
Associate Planner Carloni provided the Staff Report and update on the study session
process.
PUBLIC COMMENT
Sandra Rowley, San Luis Obispo, expressed disappointment there had been only one
workshop, which she was unable to attend, and urged Staff to develop more outreach in
another neighborhood.
End of Public Comment---
Commission discussion ensued. Deputy Director Davidson summarized the primary
points of feedback:
Attachment 2
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Architectural Review Commission Minutes of May 2, 2016 Page 5
1. Request to hold an additional workshop in another neighborhood;
2. Consideration of a design threshold;
3. Consideration of overlay districts;
4. Consideration of the Floor Area Ratio (FAR) as approach;
5.Limitations on size of residence’s second story to be smaller than the footprint;
6. Consideration of the policy or standard about any new development being tied toa
percentage of the average structure;
7.Development of “Goal Approach” with policies and bullets listed;
8.Development of Commissioner Curtis’ idea about Specifics (overlay, FAR, second-
floor setback, reduction in size) as accompanied by a set of guidelines;
9. Reinforcement of the overall premise of being more specific both in text and the
reliance on graphics telling more of the story than extensive paragraphs.
Agenda Forecast:
May 16th: Project at 2881 Broad Street; small commercial-industrial project on corner of Via
Esteban & Sacramento
June 6th: Five (5) residential-units project at 135 Ferrini; large mixed-use project in Broad Street
Area on Caudill; request by Crown Castle to replace existing traffic signals and light poles in the
right-of-way with wireless facilities
ADJOURNMENT
Acting Chair Ehdaie adjourned the Meeting at 8:18 p.m.
Respectfully Submitted,
Brad T. Opstad
Recording Secretary
APPROVED BY THE COMMISSION 06/20/2016
Attachment 2
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Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1
Property should go under design review to
respect character of the street. Setbacks and
size should be appropriapate.Style and
character is problematic, privacy issues arise.
2 1 No fence or landscaping, but needs better
articulation on the second story.
3 1
Roof lines and setbacks are comparable. Second
story is much smaller from downstairs
footprint.
4 1
Similar scale & front of house. Second story is
setback & landscaping could be addressed.
5 1
If home on the left was landscaped then
compatibility would conform, trees would add
height.
6 1
Scale looks close enough. Setback is mostly the
same. Second story is not overwhelming.
7 1
Second story seems too tall compared to the
first story house on the left.
8 1 Second story makes it slightly larger. House
needs a walkway.
9 1 Old vs. New
10 1 Second story overwhelms house on the left.
Overlooks backyard on the left.
11 1
Second story windows look into the windows of
the single story. (Loss of privacy)
12 1 Loss of privacy for other homes.
13 1 Overlooks
14 1
Second story addition is much smaller and
setback.
15 1 Setback are similar. Width is compatible.
Landscape is different.
16 1 Similar first story roof lines.
Total 5 4 7
Property 1
31%
25%
44%
Property 1
Compatible
Not Compatible
Close to Compatible
A
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6
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1
Second story should be setback from front to
break up roof plane. Addition should have
break in material or massing.
2 1
Second story is to dominating/ overhangs the
garage (In support of second story setbacks).
3 1 Similar setbacks. Addition is awkward, ugly, and
oversized.
4 1
Front Setbacks are similar. Variety in height.
Lower roof pitch would have been better.
5 1
The second floor is too massive, it overwhelms
the house. Not compatible with the
neighborhood.
6 1 Second story looms. No setback produces too
large an area on a plane.
7 1 Overhanging second story
8 1 Design not compatible. The garage setback is a
better design.
9 1 Height and style
10 1 Too tall, looks as though house on the right has
taller ceilings.
11 1 Second story could be setback for compatibility.
12 1 Loss of privacy with second story. Overhang
makes it too massive.
13 1 Massing at the front, but roof design gives
privacy to the adjacent house.
14 1 Second story is not compatible. Rooflines,
height, and setback.
15 1 Different setback. Hidden second story. Homes
are built in different time periods.
16 1 Different scale, but close enough to
architectural style.
Total 1 13 2
Property 2
6%
81%
13%
Property 2
Compatible
Not Compatible
Close to Compatible
A
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1
7
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1
Height, style, and setback looks appropriate to
house on the left. House on the right has a
deeper lot, hard to compare compatibility
because setback standards.
2 1
Home is closer to the street setbacks, has
better landscaping, front articulation and
fencing.
3 1 Different style but not a bad design.
4 1
Appears to be a transitional neighborhood.
Higher density makes sense if zoning allows.
5 1 House is set far back, but it does not clash with
its surroundings.
6 1 Scale is the same, lot use is different. Setback is
too far back for the home.
7 1 Compatible with most of the houses on the
block.
8 1 Newer house more compatible. Older home not
compatible.
9 1 Not compatible with the house on the left, but
okay with the house on the right.
10 1
Compatible with most of the neighborhood,
and looks like it improves the neighborhood.
The homes on the right are setback pretty far.
11 Lots too different to compare.
12 1 single story
13 1 Looks similar to other homes in the area.
14 1 Setbacks and two story bulk.
15 1 Matches the neighborhood but not the house
next door.
16 1 Newer home is much more appealing.
Total 10 2 3
Property 3
67%
13%
20%
Property 3
Compatible
Not Compatible
Close to Compatible
A
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8
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1 Height and scale look appropriate.
2 1
Building height varies slightly, however the
articulation, landscaping and setbacks are
similar. Two homes seem compatible.
3 1
Roof lines are compatible, colors and finish are
very close to similar.
4 1 Variety in the neighborhood are okay with
different architectural styles.
5 1
6 1 Elevation makes them compatible.
7 1
House on the left is too tall. Style conflicts as
well.
8 1 New house is nicer than older more compatible
house on the left.
9 1 Due to landscaping and design.
10 1 Older neighborhood of mixed housing styles.
11 1
Both are one story, but not the same height.
12 1 Might have been scaled back a bit.
13 1 Does not stick out.
14 1 Similar size and scale.
15 1
Grade change makes them more compatible.
Similar setbacks, but the styles are different.
16 1
Similar scale. Home on the left allows for
greater height.
Total 10 1 5
Property 4
63%
6%
31%
Property 4
Compatible
Not Compatible
Close to Compatible
A
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1
9
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1 Height, setback, colors, materials look
appropriate.
2 1
Both have similar architecture style, however
there is no driveway on the corner lot. Might be
a carport or garage.
3 1 Similar angles of rooflines. Height difference
not significant.
4 1 Completely traditional styles.
5 1 Same style, height, and scale.
6 1 Materials and architecture are compatible.
7 1 Similar setback.
8 1
9 1 Fits in okay.
10 1 Newer construction mimics older home.
Setback is similar. Driveway issues.
11 1 No driveway on the house on the right. No
garage, but close to compatible.
12 1
13 1 Size, mass, and shape are similar.
14 1 Similar size, scale, and number of stories.
15 1 Similar setbacks, styles, and almost similar roof
pitch.
16 1 very similar appearance.
Total 14 0 2
Property 5
87%
13%
Property 5
Compatible
Close to Compatible
A
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a
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3
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2
0
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1 Character and style look fine.
2 1
The corner lot seems to be dominating the one
in the middle. Good articulation on the corner
lot.
3 1 Privacy issues and style is completely different.
4 1
Second floor setback is nice. Variety is nice
when a building needs to be remodeled.
5 1 The newer home is complicated. It is hard to
match Victorian homes.
6 1 Scale is too large. Style works with older homes
in neighborhood.
7 1 Homes are incompatible.
8 1 Similar homes in the area have second stories.
9 1 Old home not compatible until remodeled or
new.
10 1
Corner house is too large, both houses next to
small house overwhelm it. But many on the
block are two story.
11 1 Different styles and setbacks.
12 1 Corner house is too massive.
13 1 Too much house for a corner lot. Massing
dominates other homes.
14 1 Articulation
15 1
Similar setbacks. The corner house is massive
and it’s a bit obtrusive. Does not match the
neighborhood because of the neighborhood it`s
in.
16 1
Reality of remodeling homes in a historic area.
Maintained overall design principles.
Total 5 7 4
Property 6
31%
44%
25%
Property 6
Compatible
Not Compatible
Close to Compatible
A
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2
1
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1 Neighborhood development style looks to be
appropriate in size, massing and style.
2 1
Angled house, do not mind the angle of the
house. The garage shouldn`t be the first thing
you see. No sidewalk in front of the angled
house.
3 1 Rooflines are compatible and architectural style
is similar.
4 1 Like variety and similar scale.
5 1
6 1 If enough homes are similar in the
neighborhood then it would work.
7 1 Setback of front yard. Angle is disruptive.
8 1 Angle of the lot allows for a longer driveway.
9 1 Angle provides better aesthetics.
10 1 Okay as neighborhood originally built.
11 1 Angled homes consistent.
12 1 Single story, privacy.
13 1 Not compatible, but if all the development
were similar then it would be compatible.
14 1 Angled house similar in size and scale. Does not
disrupt street yard.
15 1 Setbacks are similar but it visually look wrong.
16 1 Angled home adds nice aesthetics. Creates
better movement of lines.
Total 8 2 6
Property 7
50%
12%
38%
Property 7
Compatible
Not Compatible
Close to Compatible
A
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2
2
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1 size and massing look appropriate when
additions happen.
2 1
The only second story on the cul-de-sac. Great
articulation and massing. All setbacks are pretty
similar.
3 1 Very different architectural style. Larger visual
footprint.
4 1 Dominant second story homes. Value of
property dictates larger homes.
5 1 Too massive, both in height and width.
6 1 Scale is too large. Architecture and materials
are not similar.
7 1 Supersized
8 1 All other homes are single story.
9 1
10 1 Looks nice, but is too tall for the neighborhood.
11 1 Too massive in comparison. Different design.
12 1 Nice home, but it`s not compatible.
13 1 Overlooks to the right. Two story among one
story homes.
14 1 Second story home in a one story
neighborhood.
15 1 Setbacks are similar. Roof line and style are not
similar.
16 1 Newer home maintained the overall feel of the
neighborhood, its just nicer.
Total 1 12 3
Property 8
6%
75%
19%
Property 8
Compatible
Not Compatible
Close to Compatible
A
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2
3
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1 The slope makes the homes not very
compatible with the neighborhood.
2 1
The houses to the left of the corner lot are
taller and more modern in style. The elevation
change can highlight the difference.
3 1 Consistent scale nearby.
4 1 Compatible with home on the left.
5 1 Traditional neighborhood.
6 1 Other homes on the street make it compatible.
7 1 Not compatible with other homes.
8 1 Because of slope of property.
9 1 four houses of the same design.
10 1
Not compatible with corner house, but looks
appropriate with the house on the left. Styles
are very different.
11 1 Larger home shades the smaller home. Lack of
privacy and different design.
12 1 Elevation, and setbacks.
13 1 Solar access and overlooks.
14 1 Compatible with the neighborhood.
15 1 Style is very different.
16 1 Fits in with the neighborhood.
Total 5 5 6
Property 9
31%
31%
38%
Property 9
Compatible
Not Compatible
Close to Compatible
A
t
t
a
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n
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3
P
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3
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2
4
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1
Extremely unattractive. Too many different
styles. Balcony is unattractive/inappropriate.
2 1
Second story overhang is not built to human
scale and needs to be setback to match others.
3 1 Too large compared to nearby homes.
4 1 Over time older homes will need to be
remodeled.
5 1 Setback to close to sidewalk. Too high.
6 1 Too large of a footprint. Not enough setback.
7 1
8 1 Not single story and not similar setback.
9 1 Bad design
10 1 Too tall compared to older home. Too massive .
11 1 Too massive for the house next door. Privacy
loss and not setback far enough.
12 1 Too massive.
13 1 House is too massive. Massing issues all across
the front of the house.
14 1 Second story and setback line are not
compatible.
15 1
Setbacks aren't compatible to each other.
Second story is obtrusive and design is hideous.
16 1
This is a nice addition to the neighborhood.
Total 2 13 1
Property 10
13%
81%
6%
Property 10
Compatible
Not Compatible
Close to Compatible
A
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2
5
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1 Scale and massing are appropriate with homes
on the street. Its just a two story.
2 1 Seems to be a neighborhood in transition.
3 1 Very similar to nearby houses.
4 1 Compatible from cul-de-sac
5 1 Nothing is wrong.
6 1 Maintains neighborhood feel, fits with the
architecture.
7 1 Same height
8 1 New houses are nicer looking.
9 1 Foothill elevation will someday be okay.
10 1
11 1 A little too massive.
12 1 Privacy
13 1 No articulation and window placement.
14 1 Second story homes are similar.
15 1 Compatible from the cul-de-sac
16 1
Total 11 0 5
Property 11
69%
31%
Property 11
Compatible
Close to Compatible
A
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2
6
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1 Its just a two story
2 1
Needs to be stepped down and setback on the
second floor, possibly add a balcony or porch.
3 1 Very large but similar to older homes.
4 1 From foothill it`s a lot taller.
5 1 Nothing is wrong.
6 1 Towers over other homes on foothill. Could use
a smaller second story.
7 1 Same height
8 1 Don’t like the view of the back of the homes.
9 1 Foothill elevation will someday be okay.
10 1 Overwhelms neighbors below on foothill.
11 1 Too tall and no privacy for the front house on
foothill.
12 1 Privacy
13 1 Larger and more massive.
14 1 From foothill the homes are not compatible.
15 1 Not compatible from foothill.
16 1
Total 2 10 4
Property 11 (B)
12%
63%
25%
Property 11 (B)
Compatible
Not Compatible
Close to Compatible
A
t
t
a
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h
m
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n
t
3
P
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3
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2
7
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1 Tree house design is not appropriate.
2 1
Good landscaping. Second story addition looks
out of place, as if it were pushed back too
much, encourage basement.
3 1 Awkward looking, but not bad. Roof lines could
be more compatible.
4 1 Second story setback helps with scale of house.
5 1
6 1 Vertical incompatibility, but colors help with
breaking up the height.
7 1 Second story height
8 1 Compatible because of slope.
9 1 Old vs. new landscape softens the impact.
10 1 Home is okay, but the second story is a sore
thumb.
11 1
Second story is too tall, but setback is okay. If
second story was reduced then it would maybe
be compatible.
12 1 Would have been better without the addition.
13 1 House is visible from everywhere.
14 1 Second story does not look nice. Looks like a
pop-up.
15 1
Similar setback but different styles. Second
story isn't massive, but the elevation makes the
second story look larger.
16 1 Compatible
Total 5 3 8
Property 12
31%
19%
50%
Property 12
Compatible
Not Compatible
Close to Compatible
A
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t
a
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3
P
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3
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2
8
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1 Issues regarding height, scale, and massing.
2 1 Second story homes are compatible, garage
placement varies.
3 1 Oversized for neighborhood. Stuffed onto the
lot.
4 1 Compatible with sister-house but not
compatible with the neighborhood.
5 1 Size fits with other homes.
6 1 Scale and style do not fit with other homes.
7 1 Material, size, height.
8 1 House too big, setback to close to street.
9 1 New vs. old
10 1
Both are too big for the neighborhood. Style is
different from the rest of the neighborhood.
11 1 Too massive and completely different.
12 1 Too bulky with the rest of the street.
13 1 Overlooks, mass, and bulk.
14 1 Size, scale, and materials are not compatible
with the neighborhood.
15 1 Compatible to each other. Not compatible to
the rest of the neighborhood.
16 1 Adding any design restrictions is a dangerous
trend.
Total 2 12 2
Property 13
12%
75%
13%
Property 13
Compatible
Not Compatible
Close to Compatible
A
t
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a
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h
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3
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2
9
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1 As a whole it looks good. May not look
appropriate to context the neighborhood.
2 1 Different styles of architecture are okay.
Different massing/articulation necessary.
3 1
Okay by themselves, even though they do not
conform with other homes in the
neighborhood.
4 1 Current economics drives higher density, but
could be scaled back.
5 1 New neighborhood.
6 1 It`s okay to be their own height.
7 1 Massing
8 1 Houses on separate street, separate
neighborhood.
9 1 New subdivision has its own neighborhood.
10 1
Out of sync with the rest of the neighborhood.
Homes are too massive in comparison to the
rest of the street.
11 1 Design are different than the surrounding
homes.
12 1 Good transition.
13 1 Roof deck needs to be transitioned back. Solar
access overlooks.
14 1 Compatible in new development but not in the
neighborhood.
15 1
Homes in this area are very weird, and it does
blend in with the rest of the neighborhood.
16 1 Allow for new designs.
Total 7 3 6
Property 14
44%
19%
37%
Property 14
Compatible
Not Compatible
Close to Compatible
A
t
t
a
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h
m
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3
P
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3
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3
0
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1 House on the front right is compatible to
adjacent home. Larger homes in the back
respect homes on the street because they are
behind. 2 1 I like that the two story residence is in the back.
More landscaping is needed.
3 1 Architecturally consistent with each other.
4 1 Second story is okay in the rear of the
property.
5 1 Styles are very different from the house next
door.
6 1 Height and style is compatible.
7 1 Massing, height
8 1
9 1 No need to conform to old.
10 1 As a group the homes look compatible, but to
the rest of the neighborhood they are out of
scale.
11 1 Too clustered compared to the surrounding
homes.
12 1 Style and setback conflicts.
13 1 Not compatible with the neighborhood.
14 1 Second story is set back.
15 1 Similar setbacks.
16 1
Total 6 3 7
Property 15
37%
19%
44%
Property 15
Compatible
Not Compatible
Close to Compatible
A
t
t
a
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P
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3
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3
1
Survey
Participant
Compatible Not
Compatible
Close to
Compatible
Why is it compatible, not compatible, or close
to compatible?
1 1 Like it for a remodel.
2 1
One of the few second story homes.
Landscaping is necessary. Lot on the left factors
in the height.
3 1
House sticks out from all the other homes in
the neighborhood. Has a great compact design.
4 1
Second story is okay, but Spanish style would
be more compatible. Spanish style is visible
throughout the neighborhood.
5 1 The style of their house is different from all the
houses around. Too High.
6 1 Second story does not work vertically. The scale
is okay.
7
8 1
Neighborhood consists of mainly single story
design, which makes it not compatible.
9 1 Single story structures all around the
neighborhood besides this one.
10 1 Only home with second story. It looks out of
place.
11 1 Second story is too tall compared to other
homes.
12 1 Not compatible, but it is a nice home.
13 1 Side setback makes it more compatible.
14 1 Different styles and forms.
15 1
It’s a modern version of the other craftsman in
the neighborhood. There are other Spanish
styles in the neighborhood.
16 1 Nice house
Total 1 10 4
Property 16
6%
67%
27%
Property 16
Compatible
Not Compatible
Close to Compatible
A
t
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a
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3
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3
2
City of San Luis Obispo, Community Development, 919 Palm Street, San Luis Obispo, CA, 93401-3218, 805.781.7170, slocity.org
Neighborhood Compatibility Workshop – July 14, 2016
On-Screen Notes from Workshop
1. Balance protection of views with affordability and balance of smart growth
2. Consider privacy and solar access first
a. Additional setback helps be compatible
3. Consider how to address incompatible zoning
4. Incremental growth
a. How do we deal with a neighborhood that needs a “facelift?”
5. Parking is a concern for neighborhood compatibility
a. Overlay districts could be used to address parking
6. How do we address homes that are proposed to be much smaller than its
neighborhood?
a. Small home neighborhoods?
b. Consider design review threshold for minimum home size and maximum
home size (i.e. design review required for homes less than 800 square feet
and greater than 2,000 square feet).
7. Roof decks and privacy concerns
Attachment 4
PC3 - 33
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 5
PC3 - 34
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 5
PC3 - 35
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 5
PC3 - 36
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 5
PC3 - 37
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 5
PC3 - 38
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 5
PC3 - 39
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 5
PC3 - 40
Davis Downtown and
Traditional Residential Neighborhoods
Design Guidelines
July 2001
Updated June 2007
Prepared by:
City of Davis
With assistance by:
RACESTUDIO
Winter & Company
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PC3 - 42
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5
Neighborhood
Compatibility Guidelines
City of Modesto
Community & Economic Development Department
Planning Division
April 2009
Attachment 7
PC3 - 66
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 7
PC3 - 67
Attachment 7
PC3 - 68
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 7
PC3 - 69
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 7
PC3 - 70
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 7
PC3 - 71
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 7
PC3 - 72
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 7
PC3 - 73
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 7
PC3 - 74
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 7
PC3 - 75
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 7
PC3 - 76
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 7
PC3 - 77
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 7
PC3 - 78
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 7
PC3 - 79
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 7
PC3 - 80
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 7
PC3 - 81
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 7
PC3 - 82
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 7
PC3 - 83
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 7
PC3 - 84
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 7
PC3 - 85
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 7
PC3 - 86
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 7
PC3 - 87
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 7
PC3 - 88
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.
Attachment 7
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