Eastern Goleta Valley Residential Design Guidelines DRAFT

Transcription

1 Eastern Gleta Valley Residential Design Guidelines DRAFT Prepared by: Cunty f Santa Barbara Lng Range & Strategic Planning Divisin Adpted (INSERT DATE HERE)

2 Available at the Planning and Develpment Department - Zning Cunter (2nd Flr), Cunty f Santa Barbara - Califrnia 123 East Anapamu St., Santa Barbara, CA (805) r

3 Eastern Gleta Valley Residential Design Guidelines Adpted by Santa Barbara Cunty Bard f Supervisrs in xxxxx Design Guidelines Bard f Supervisrs Salud Carbajal, 1st District Susan Rse, 2nd District Brks Firestne, 3rd District Jni Gray, Chairpersn, 4th District Je Centen, 5th District Suth Bard f Architecture Review Rbin Dnaldsn, 1st District Chris Rberts, 1st District Kathyrn Lee Dle, Chairpersn, 2nd District Valerie Frscher, 2nd District Jeremy Rberts, 3rd District Pamela Ettinger, 3rd District Martha Gray, 3rd District Prject Staff Terri Maus-Nisich, Assistant CEO Jhn McInnes, Directr f Lng Range and Strategic Planning Derek Jhnsn, Prject Manager Rsie Dyste, Planner Shela Fletcher, Planner Greg Wiley, Intern - Cal Ply SLO Planning Cmmissin C. Michael Cney, 1st District Cecilia Brwn, 2nd District David Smyser, 3rd District Je H. Valencia, Chairpersn, 4th District Jack Bysen, 5th District Steering Grup Cecilia Brwn David Burke, AIA Rbert Gagliard Design Cnsultant Shubin + Dnaldsn Architects, Inc. Rbin Dnaldsn, AIA Alan McLed, Prject Manager Heidi Silber i

4 References/Acknwledgements Design Guidelines Califrnia Department f Frestry and Fire Prtectin. General Guidelines fr Creating Defensible Space, Califrnia Fire Safe Cuncil & State Farm Insurance. Living with Wildfire: A Guide fr Hmewners in Santa Barbara Cunty, n date. City f Davis, Califrnia. Davis Dwntwn and Traditinal Residential Neighbrhd Design Guidelines, City f San Mate, Califrnia. R-1 Single Family Design Guidelines, City f Santa Barbara, Califrnia. Single Family Residence Design Guidelines, Draft Cunty f Marin, Califrnia. Single Family Residential Design Guidelines, Cunty f San Mate, Califrnia. Standards fr Design fr One-Family and Tw-Family Residential Develpment in the Midcast, Cunty f Santa Barbara, Califrnia. Mntecit Architectural Guidelines and Develpment Standards, ii

5 Part 1 Table f Cntents Design Guidelines 1 INTRODUCTION...1 Purpse f the Guidelines...1 Legal Authrity...1 Applicability and Use f the Guidelines...5 Organizatin f the Guidelines...6 Review Prcess...7 Review Prcess Flw Chart...7 Gd Neighbr Tips NEIGHBORHOOD COMPATIBILITY, CONTEXT AND CHARACTER...12 Eastern Gleta Valley Neighbrhds...12 Determining a Neighbrhd: its Cntext and Character SITE PLANNING AND STRUCTURE PLACEMENT...16 Integrating Structures with the Setting...16 Trees and Vegetatin...17 Grading...18 Strmwater Management and Drainage...19 Public Viewsheds ELEMENTS OF DESIGN...22 Building Mass, Shape, and Scale...22 Neighbrhd Scale...23 Secnd Stries...24 Secnd Stry Lcatin...25 Lwering the Eave Line...26 Slar Access...27 Facade Articulatin...28 Architectural Styles and Features...29 Openings...30 Entries...31 Garages and Driveways...32 Rf Design...33 Exterir Materials and Clrs...34 iii

6 5 GARAGE CONVERSIONS RESIDENTIAL SECOND UNITS HILLSIDE HOUSING LANDSCAPING, SCREENING, FENCES, AND WALLS Resurce Efficient Landscaping...44 Fences and Walls EXTERIOR LIGHTING SUPPLEMENTAL...52 Suth Bard f Architectural Review Prcess and Submittal Checklist...52 Height Standards...54 High Fire Hazard...55 Green Building Overview and Examples...57 Innvative Building Review Prgram (IBRP) fr energy efficiency + Targets and Incentives...58 Green Building Tips...59 Glssary f Terms...66 Findings Required fr Apprval...70 Suth Cunty Bard f Architectural Review Checklist...71 iv

7 1. Intrductin Design Guidelines Purpse f the Guidelines The unincrprated Eastern Gleta Valley regin f Santa Barbara Cunty (Figure 1, page 2) is well-knwn fr the scenic beauty f its muntains and seascapes and the livability f its neighbrhds. Given the imprtance f the area s visual character, these guidelines have been develped t help maintain the high quality f Eastern Gleta Valley s neighbrhds and prmte neighbrhd cmpatibility and gd architectural design. The gals f the design guidelines are: T prvide reasnable, practical, and bjective guidance t assist residents, hme-wners, and designers in identifying the key design characteristics and cmpnents that define the character f a neighbrhd in designing new r remdeled ne-family and tw-family dwellings; T guide, educate, and mtivate wners, develpers, and designers t create prjects that cntribute t cmmunity design bjectives t enhance the livability f Eastern Gleta Valley neighbrhds; and T prvide the tls needed fr staff, the Cunty s Suth Bard f Architectural Review (SBAR), ther decisin makers, and cmmunity members t prperly evaluate develpment prpsals within the cntext f these guidelines. Legal Authrity The Guidelines are a part f Sectin 35-1 f the Cunty s Land Use & Develpment Cde (LUDC) f Chapter 35 f the Santa Barbara Cunty Cde, which is authrized by Califrnia Gvernment Cde et seq. The 1993 Gleta Cmmunity Plan includes plicies and implementing strategies establishing the need t develp these Guidelines. 1 The Guidelines were prepared in respnse t a mitigatin measure identified in the 1993 Gleta Cmmunity Plan Envirnmental Impact Reprt. The Cunty s SBAR has design review authrity fr qualifying prjects lcated in the D-Design Cntrl Overlay Zne Districts (Figure 2, page 3), prjects subject t Hillside and Ridgeline Develpment Guidelines, and ther develpment as required by the LUDC within the Gleta Cmmunity Plan area Gleta Cmmunity Plan, Plicy VIS-GV-1, Prgram VIS-GV

8 Suth Cast Jurisdictins* Figure 1 Figure 1 *Excluding Gavita 2

9 Eastern Gleta Valley Residential Design Guidelines, D Overlay Zne Figure 2 3

10 This page intentinally left blank. 4

11 Applicability and Use f the Guidelines The Cunty s Husing Element reinfrces the Cunty s gal t prmte well designed husing units that are cmpatible with the character f the surrunding neighbrhd. Husing Element plicy encurages cmpatibility f new cnstructin, rehabilitatin r renvatin f existing husing units with surrunding structures and their setting in an effrt t maintain r enhance harmny and balance in the cmmunity. 1 These guidelines apply t ne-family and tw-family dwellings within the D-Design Overlay Zne (Figure 2, page 3). These guidelines shall cnstitute additinal design standards pursuant t Cunty cdes 2 fr purpses f requiring design review. The numbered guidelines in text bxes will be used by the SBAR t determine a prject s cnsistency and t make required findings fr apprval. 3 Findings are lcated in the supplemental sectin f this dcument. The fllwing elements will trigger review: New ne-family r tw-family dwellings; Demlished and recnstructed ne-family r tw-family dwellings when 50 percent r mre f the existing grss flr area is demlished; Secnd and third flr additins t existing ne-family r tw-family dwellings nt including the additin f lfts within an existing structure where there is n change in the utward appearance f the structure; Cnversins f attached r detached garages that are accessry t ne-family r tw-family dwellings that result in an increase in habitable area; Any additin f mre than 1,000 square feet f grss flr area r 50 percent r mre f the grss flr area f a principal ne-family r tw-family dwelling that existed n the lt as f [effective adptin date], whichever is less; and Any structural alteratins t ne-family r tw-family dwellings that are substantially visible frm the street frntage. Please refer t the Glssary f Terms in the supplemental sectin f this dcument fr the definitin f key terms used in the triggers. There may be certain instances when unusual prject characteristics, such as a unique lt shape r the verall character f the neighbrhd, make strict adherence t these guidelines inapprpriate. In thse cases, the reviewing bdy may determine that ther design slutins may result in a better designed structure that mre fully integrates int the neighbrhd. 1 Santa Barbara Cunty Husing Element , Plicy Santa Barbara Cunty Land Use & Develpment Cde - Chapter (F)(1)(i). 3 Santa Barbara Cunty Land Use & Develpment Cde - Chapter (F). 5

12 These design guidelines are intended t cmplement the Cunty s varius rdinances and cdes that address develpment standards. Other cunty cdes that affect the design f ne-family and tw-family dwellings include the building cde, which cvers all aspects f cnstructin, public wrks requirements (i.e. driveways, curb cuts) and wrk in the public right f way (i.e. sidewalk), the grading rdinance, and Fire, Envirnmental Health Services, Fld Cntrl, and Parks Department requirements that can affect site design as well. Organizatin f the Guidelines The rganizatin f Chapters II IX fllws a cnsistent frmat: an intrductry paragraph that describes the tpic, numbered Guidelines in bxes that prvide the intent and directin fr prject design, and descriptive sketches r phtgraphs. In sme cases the sketches r phtgraphs shw bth gd and bad examples f design t clarify the intent f the guidelines. Cmplying with the numbered guidelines will help expedite the review prcess. Gd Neighbr Tips in Chapter I are intended t prvide suggestins fr prject applicants and designers t maintain gd neighbr relatins. A prject des nt have t cnfrm with the gd neighbr tips fr SBAR apprval. 6

13 Review Prcess The purpse f the review prcess is t encurage develpment that exemplifies the best prfessinal design practices; benefits surrunding prperty values and neighbrhd character; enhances the visual quality f the envirnment; and prevents pr design quality. The fllwing Review Prcess Flw Chart depicts the basic steps an applicant wuld fllw when submitting an applicatin fr a prject that triggers SBAR review under the Eastern Gleta Valley Residential Design Guidelines (see page 5 fr prject triggers). Planning & Develpment (P&D) staff can assist the applicant in determining whether r nt the prject wuld require SBAR review. As nted belw, an applicant can, but is nt required t, submit the prject fr ne Cnceptual Review befre the SBAR prir t submitting the applicatin t P&D. The advantage f ding s lies in the applicant s ability t btain gd directin frm the SBAR early in the prcess t avid spending unnecessary time and mney develping a design cncept that may be incnsistent with the guidelines. Once the applicatin is submitted, Cnceptual Review can ccur as ften as needed. Review Prcess Flw Chart 7

14 Gd Neighbr Tips The Cunty recmmends that very early in the design prcess f a new r remdeled huse an applicant shuld think abut what cncerns might arise fr the neighbrs. Early cmmunicatin with neighbrs will lead t mutually agreeable prject utcmes. Tips belw n infrming the neighbrs regarding privacy, views, nise, and cnstructin impacts shuld help t facilitate applicatin apprval and building f the prject. Tip#1 Pre-design Cnsideratins The lk and feel f a new dwelling r additin is f primary cncern t neighbrs. Prir t filing an applicatin, talk with the neighbrs and shw them the prpsed design. Once an applicatin has been submitted, neighbrs will receive a ntice f the applicatin submittal including a ntice f design review hearing at the SBAR if the prject includes elements that trigger SBAR review (see page 5 fr prject triggers). Reslving any design issues befre this hearing will expedite the hearing prcess. 8

15 Tip #2 Privacy Privacy is a majr cncern f neighbrs and shuld be addressed in the initial design stages. Figure 3 Lcate structures and additins t increase the visual distance between buildings. Orient secnd stry windws t prtect neighbr s privacy. Mutual privacy makes a hme mre livable (Figure 3). Orient balcnies and decks away frm verlking neighbring backyards (Figure 3). Use translucent r high windws t allw illuminatin while prtecting privacy (Figure 3). Use landscaping t screen living areas and cnsider apprpriate trees and shrubs t prvide year-rund privacy; maintain existing vegetatin that currently gives privacy between neighbring hmes. Use rf-tp decks nly when they are (a) designed t avid direct views int neighbring huses and utdr decks/patis, (b) accessed by interir means, and (c) integrated int the rf design. Windws verlk neighbring backyard. Windws and utdr deck is arranged t maximize privacy. High windws allw light inside with minimal privacy impacts. Windws are arranged and ffset frm neighbrs t maximize privacy. 9

16 Tip#3 Views The Cunty des nt have a plicy that prtects private views; they are an issue between neighbrs. Hwever, be sensitive t neighbrs views and wrk with them t minimize impacts n their views. Design Guidelines Visit neighbring huses t see hw the building will affect their views t accmmdate their cncerns. Cnsider neighbrs views in the placement and architectural appearance f the huse (Figure 4). Relcate higher prtins f the structure t minimize view bstructin. Screen slar panels, satellite dishes, radi antennae, and ther equipment frm neighbrs views t the maximum extent pssible. Figure 4 Massing is sited t maximize ne view and is nt cnsiderate t neighbr. Large massing and pr site placement is nt sensitive t neighbr. Massing is held back n the site t maximize everyne s views. Smaller massing is sited t maximize everyne s views. 10

17 Tip#4 Nise While these guidelines cannt d anything abut scial gatherings and required mechanical systems, the fllwing tips will cntribute t verall neighbrhd peace and quiet. Orient utdr areas away frm frequently used neighbring rms r bedrm windws. Place nise surces (i.e., pl, air cnditining equipment, garbage can areas, etc.) at the rear f small lts and away frm neighbring windws f frequently used rms r bedrms. Cnsider insulating nisy equipment that perates n a regular basis and is attached t a structure (i.e., air cnditining equipment). Tip#5 Reducing Cnstructin Impacts Cnsider the impacts during the cnstructin prcess n neighbrs and the neighbrhd. Infrm neighbrs when wrk will begin, the apprximate cmpletin date, and wh they shuld cntact if any prblems r cncerns arise. Schedule dumpster remval as sn as they are full and nly keep them when they are needed. Maintain a clean cnstructin site, s as nt t affect neighbring prperties; have materials drpped ff in the driveway r yard, nt n the street. Remind cntractrs t be sensitive when parking vehicles and cnfine them as much as pssible t the prject side f the street. Cnfine site preparatin and assciated nisy exterir cnstructin activities frm 7:00 AM - 4:30 PM weekdays. Only niseless cnstructin activities (i.e., painting) can ccur n weekends and state hlidays. 11

18 2. Neighbrhd Cmpatibility, Cntext, and Character Design Guidelines Varius develpment standards within the Cunty s Husing Element prmte husing units in keeping with the character f surrunding neighbrhds by identifying the neighbrhd s best qualities and using them as effectively as pssible t be cmpatible with adjining prperties. There are many factrs which cntribute t a new r remdeled huse being cmpatible in its neighbrhd, but generally it is when vlume and bulk are at an apprpriate scale. When a change is made in an existing neighbrhd, it is imprtant t balance new develpment, whether in a remdeled dwelling r a new hme, in an existing neighbrhd. But fr all neighbrhds, frm the ldest t the newest, neighbrhd cmpatibility respects the unique features and characteristics f established neighbrhds. In this way, new develpment will help t maintain r even enhance the harmny and balance f each neighbrhd and ensure cntinued enjyment f the cmmunity s quality f life. Eastern Gleta Valley Neighbrhds T a large degree, the evlutin f Eastern Gleta Valley neighbrhds is the key t understanding the architectural character f thse neighbrhds. Generally, Eastern Gleta Valley is made up f tracts r subdivisins f hmes, largely develped after the creatin f Lake Cachuma in the late 1950s. The predminant characteristic f these first subdivisins were huses f mdest prprtins and scale. Later, as the tracts develped westward and the increasing cst f land dictated land-use efficiency, higher density tracts with smaller lts f single family hmes and cndminiums were built. Hwever, custm built hmes n larger lts have generally been lcated in the fthills and n parcels clser t the cean. Many f the subdivisins f tract hmes bast distinct architectural qualities that set these neighbrhds apart frm each ther. The architecture f mid-20th century Eastern Gleta Valley subdivisins reveals varius interpretatins f the Califrnia ranch-style huse. Other styles include Clnial Revival, the Prairie Schl, Mdernism, Asian, and styles frm Mediterranean and Spanish Clnial architectural traditins. Hwever, it is the lw, hrizntal scale and unpretentius architecture f these early subdivisins that are characteristic f the Eastern Gleta Valley. The mre recently built planned unit develpments, which share a develpment plan fr the subdivisin, are f a far different character with secnd stries and bigger prprtins reflecting the trend in mre generus living spaces. The streetscape f Gleta Valley neighbrhds has evlved as well. In lder subdivisins, brad streets were lined with trees, lawns, and sidewalks. Individual landscape designs within the frnt yard areas are dictated by wner preference. In newer planned unit develpments, streetscape amenities are ften cnsistent in character acrss frnt yards. Landscaped areas are an asset and attribute t all these neighbrhds. 12

19 Determining a Neighbrhd: its Cntext and Character The term neighbrhd refers t an area that is identifiable frm its gegraphic lcatin r bundaries and the elements characteristic t that specific neighbrhd. These design guidelines rely n the identificatin f the neighbrhd arund a prject t give directin and guidance t the design f the prpsed huse. Immediate and Neighbrhd Cntext: One f the first steps in the design phase f either building a new huse r changing an existing ne is t understand the prject s relatinship t the neighbrhd and the huses within it. A huse lcatin generally has tw cmpnents: (1) the immediate cntext, r hw a huse relates t adjacent huses and natural features (Figure 5), and (2) the neighbrhd cntext, r hw a huse relates t the visual character and scale f ther huses, landscaping, and natural features in the vicinity (Figure 6). Figure 5 Immediate Cntext: hw the huse relates t the adjacent huses. Figure 6 Neighbrhd Cntext: hw the huse relates t the visual character and scale f ther huses in the general vicinity huses that can be seen tgether and prperties which abut. 13

20 Neighbrhd Edges: There are several primary elements that define a neighbrhd and mark where it changes. The fllwing elements can determine the extent f the neighbrhd, its brders and character ( Figure 7): Figure 7 Land use: A change in density r different zning designatins such as single-family t design residential and/r cmmercial can define a neighbrhd. Buildings: A neighbrhd may be made up f relatively similar buildings ften defined by the riginal tract f hmes. A change frm ne type f architectural style r material t anther can define the edge f a neighbrhd. Neighbrhd Edges: the immediate neighbrhd f this huse. Streets and Streetscapes: A wider street r a main arterial can als frm the edge f a neighbrhd. Sme neighbrhds have sidewalks, thers d nt. Street trees might be prevalent in sme neighbrhds and nt in thers. Tpgraphic/Natural Features: Prximity t an pen space, a creek/riparian crridr, r significant changes in tpgraphy can mark the edge f a neighbrhd. 14

21 Neighbrhd Character: Once the neighbrhd is defined gegraphically, it can be further refined by its visible elements r characteristics. Sme f the mst cmmn that cntribute t the character f an individual huse and the cllective character f the neighbrhd are listed belw: Hw dwellings blend with the surrunding and natural envirnment. Hw dwellings in the vicinity f designated Histric Landmarks, Places f Histric Merit, and ther histric resurces identified by the Cunty address the histric cntext f the resurce. Scale, r appearance r prprtin, f a dwelling relative t ther buildings including any secnd stries. Architectural style: hw dwelling styles cmpare, cntrast, and cmplement each ther. Nte the styles f dwellings that were part f the riginal develpment f the neighbrhd, the style f new dwellings r additins, and the similarity and differences between the newer dwellings and additins and the riginal neighbrhd develpment. Hw dwellings are sited n their lts: the setbacks f dwellings n the street and their distance and separatin between adjacent buildings. The ways dwellings address the street: prches, frnt drs, driveways, and garages. Rf frms. Building materials and clrs. Landscaping. Neighbrhd Character Guideline 2.1 Define the neighbrhd by its bundaries and identify its characteristics. Cnsider the fllwing: Significant changes in tpgraphy. Changes in land use such as frm residential t cmmercial. Prximity t designated pen space, urban/rural bundary, r designated Histric Landmarks (i.e., Hpe Huse and Irvine-Richard Prperty), Places f Histric Merit and ther histric resurces identified by the Cunty. Changes in the land subdivisin pattern. A majr radway r natural feature such as a riparian crridr. Nticeable changes in building type, such as frm nestry t tw-stry dwellings. Visibility frm ff-site vantage pints in the vicinity f the prject. Size, bulk, scale, architectural style, and landscaping f existing dwellings. 15

22 3. Site Planning and Structure Placement Design Guidelines One f the key elements that define visual character f an individual dwelling and the neighbrhd is hw a dwelling is lcated r placed n a site. A single building, ut f cntext with its site r neighbring dwellings, can appear disruptive. Site design bjectives fr new dwellings and additins shuld reinfrce the lcal cntext f the natural and built envirnment. Figure 8 Integrating Structures with the Setting Structures are integrated with the setting when new dwellings and additins lk as if they belng n the site, have been cnstructed t blend with the natural envirnment and natural land frms f the site, and are cmplementary t adjacent neighbrhd structures. Additinally, cnsider ptential impacts f new and remdeled structures in the vicinity f designated Histric Landmarks, Places f Histric Merit, and ther histric resurces identified by the Cunty. Undevelped site Sensitive site develpment t retain vegetatin and ther natural features. 16

23 Trees and Vegetatin Large canpy trees prvide a neighbrhd its character and significantly benefit strmwater quality. During a rain event, canpy trees slw the path f rainfall t the grund and increase grund absrptin. Trees with trunk diameters greater than 6 inches shuld be cnsidered integral cmpnents f a neighbrhd and thus retained whenever feasible. When siting a new dwelling r additin n a parcel, the gal shuld be t disturb as little vegetatin as pssible, with a pririty placed n retaining healthy, native species and thse trees that, by definitin are prtected ( i.e., mature native trees that are healthy and structurally sund and have grwn int the natural stature particular t the species). 1 Fire preventin measures shuld als be cnsidered. Refer t fire hazard preventin requirements in Sectin 10, page 55. Trees and Vegetatin Guidelines: T the extent feasible, site new buildings, additins, and assciated infrastructure (wells, septic systems, water tanks, and paved areas) n a parcel in lcatins that: 3.1 Minimize tree and vegetatin remval t the extent necessary fr the cnstructin f the structures. 3.2 Retain mature trees and blend new structures and landscaping with the remaining natural vegetative cver f the site (Figure 8, page 16). 1 Gleta Cmmunity Plan Plicy BIO-GV

24 Grading As defined in the Cunty s Land Use & Develpment Cde (LUDC), grading is any excavatin r filling f earth r cmbinatin theref. 1 The fllwing grading guidelines are intended nly t address the aesthetic aspects f grading. The technical aspects f grading are regulated by the Cunty Grading Ordinance. In the interest f retaining as much f the natural character f the site as pssible, an effrt shuld be made t place structures s that grading activity and the area disturbed by grading is limited; hwever, n slping sites and where a basement is prpsed, it is recgnized that a certain amunt f excavatin may be necessary s that the end result is a huse that appears t fit naturally int the site. Figure 9 Grading Guidelines: Structure is designed t blend with the natural cnturs and features f the site. Only grading necessary fr cnstructin was used. T the extent feasible, site new buildings, additins, and assciated infrastructure (wells, septic systems, water tanks, and paved areas) unless required fr technical r engineering reasns by the Cunty, a registered civil engineer, licensed architect, r getechnical cnsultant n a parcel in lcatins that: 3.3 Minimize filling r placement f earth materials. 3.4 Avid raising the building pad fr a new dwelling r additin abve the existing grade. 3.5 Limit grading t the ftprint f the structure and its adjacent usable exterir space (Figure 9). Structure is nt suited t the terrain. Extensive grading was used t create building pad and t terrace site beynd the immediate vicinity f the structure. 3.6 Naturalize cnturs t eliminate abrupt edges. 3.7 Step dwn the hillside and blend the structure and usable exterir 1 Santa Barbara Cunty Land Use & Develpment Cde - Chapter

25 Strmwater Management and Drainage Eastern Gleta Valley neighbrhds are immediately upstream f vital wetland habitats. As a result, management f strmwater runff t existing water bdies is ne f the mst imprtant envirnmental issues affecting site develpment. Strmwater runff that cntains nn-pint surce pllutin, such as pesticides and fertilizers frm lawns, heavy metals and ils frm driveways, and pet waste pse a significant threat t the water quality f dwnstream beaches and streams. Nn-strmwater runff frm landscape irrigatin, pls, spas, and utdr shwers shuld als be cntained r minimized t prtect water quality. Biswales, infiltratin areas, vegetated filter strips, prus paving, and rainwater cisterns shuld be incrprated int site design t allw filtratin f sediment and pllutants, t slw dwn ptentially damaging flws, and t prevent runff frm entering existing wetlands during strms. Such facilities shuld be natural, rather than gemetric, in character and frm. These measures are very attractive, lw tech, lw cst, lw maintenance, and prvide significant benefits t the envirnment. Als refer t Sectin 10, Green Building Tips, Site Tips sectin, page 59. Strmwater Management and Drainage Guidelines: 3.8 Minimize strmwater and nn-strmwater runff frm the site t the street r neighbring prperties. 3.9 Site design shuld maximize water permeability by reducing paved areas (hardscape), use f permeable paving materials, and preserving pen space drainage ways when feasible Strmwater frm building rfs shuld be cnveyed t an n-site drainage system, such as french drains, detentin basins, biswales, r int planted areas (Figure 10). Figure 10 Site design incrprating a biswale. 19

26 Public Viewsheds The landscape and vistas f the Eastern Gleta Valley cntribute significantly t the cmmunity s quality f life, enhancing the desirability and livability f its neighbrhds (Figure 12). The Gleta Cmmunity Plan and Cunty plicies recgnize the imprtance f these scenic and visual resurces thrugh varius plicies and standards. Respnsible cntrl f design elements such as height, bulk, materials, clr, landscaping, and prject siting will help a prject cmplement its surrundings and prtect imprtant public visual resurces. Public Viewshed Guideline: 3.11 Setbacks, landscaping, and structural treatments shuld be emphasized alng majr radways, pen space, and castal areas t help preserve public viewsheds (Figure 11). Figure 12 Figure 11 Cntrl design elements, such as height, t avid impacting public viewsheds. 20

27 The Mre Mesa Neighbrhd Fr the privately-wned Mre Mesa parcels, the Gleta Cmmunity Plan states that develpment shall be clustered t minimize disruptin f significant views frm areas f high public use.... Further, t reduce impact t viewsheds and streetscapes, natural building materials and clrs cmpatible with the surrunding terrain (Figure 13) shall be used n exterir surfaces f all structures, including water tanks and fences. 1 Figure 13 1 Gleta Cmmunity Plan Develpment Standards LUDS GV-1.7 &

28 4. Elements f Design Design Guidelines The shape, height, envirnmental character, and size f a dwelling, its architectural style, building materials, and landscaping are all elements that define the character f a building and cntribute t the cllective appearance f the neighbrhd. A single building ut f cntext with its neighbrs can appear disruptive. The fllwing elements f design prvide the basis fr achieving cmpatibility. Using these elements will help t maintain and enhance the neighbrhd s mst imprtant visual qualities. Building Mass, Shape, and Scale The apparent mass f a building is determined by the actual size f the building, and whether r nt the building shapes and facades are simple r brken int mre varied frms. Simple frms ften appear mre massive and larger, while huses with mre variety in their frms appear less massive and ften mre interesting (Figure 14). Likewise, lng, blank walls appear mre massive, while walls with spaces and crners that create shadws and architectural interest appear less massive. Finally, a huse shuld appear t be prprtinal, r in scale, with ther buildings in the neighbrhd. Figure 14 Figure A Figure B Figure C Imagine the nine squares in Figures A thrugh C are actually three-dimensinal cubes. The nine squares in Figure A appear bulkier than Figure B even thugh Figure B is wider. Figure A als appears bulkier than Figure C, even thugh Figure C is wider than Figure A. 22

29 Neighbrhd Scale Neighbrhd scale refers t the appearance f a dwelling in relatin t ther buildings in the neighbrhd; is it prperly related in: Size, bulk, height, r ther characteristics, Shape, r Level f architectural and building details? Whether r nt a dwelling appears prprtinal t adjacent dwellings is determined by the size and height f the dwelling and whether r nt the building shapes and facades are simple r brken int mre varied frms. Fr example, large dwellings generally lk less massive if they have mre varied, rather than simple building frms. As such, even dwellings f different sizes can be in scale with ne anther if they share ther architectural characteristics including building shape, simplicity r cmplexity f building frm, and architectural styles and details. Where existing adjacent dwellings were nt built in cnfrmance with these design guidelines (e.g., they have little articulatin and appear ut f prprtin, bxy, r massive), prject designers shuld avid repeating such mistakes in an effrt t be in scale with the neighbrhd. Figure 15 Bttm example prvides fr neighbrhd scale. Neighbrhd Scale Guidelines: 4.1 Design new and remdeled dwellings t be cnsistent with the existing scale f the neighbrhd. The dwelling shuld appear prprtinal and cmplementary t ther dwellings in the neighbrhd (Figure 15). 4.2 Site and design new and remdeled structures in relatinship t existing structures and take int accunt the impacts n the neighbring sites (Figure 15). 4.3 Minimize mass, bulk, and scale thrugh the use f apprpriate rf pitch and type, and windw and dr lcatins. Break up the mass in rder t create interplay between varius building elements (Figure 15). 4.4 In neighbrhds that are transitining frm ne style t anther, structures that differ in size, bulk, scale, height, r architectural style frm adjacent develpments may be allwed if the transitinal design is cnsistent with design gals fr the larger neighbrhd. Such structures shall be held t an exceptinally high standard f design, since they will be highly visible and distinguishable examples fr the design f surrunding develpments. Tp example is ut f scale because f simple frm. 23

30 Secnd Stries Single-stry designs are strngly encuraged in areas where ne-stry hmes are predminant; hwever, many hmes built tday are tw stry, and a cmmn way t increase the size f existing hmes is t add a secnd stry. This presents a challenge, when the parcel being built n is surrunded primarily by nestry hmes, r where a new tw-stry hme r secnd-stry additin has the ptential t impact the privacy and views f existing hmes. The fllwing sectins describe hw tw-stry hmes and secnd-stry additins can be designed t be cmpatible with, and have minimal impact n, existing ne-stry hmes. Figure 16 Secnd-Stry Guidelines: 4.5 In designing a secnd stry, cnsider the neighbrhd cntext, size, bulk, and scale. 4.6 Set the highest pint f the secnd stry back frm the prperty lines and t the center f the first stry (Figure 16). 4.7 Avid lcating the secnd stry nly ver the garage r any ne prtin f the dwelling. 4.8 Where new dwellings r additins are t be lcated between ne and tw-stry dwellings, cnsider split level designs with the tw-stry prtin f the dwelling riented tward ther tw-stry dwellings. 24 The tp example has a secnd stry additin whse architectural style is acknwledged thrugh cntinuing the existing building materials, rf slpe, and windw design. The bttm example has an inapprpriate rf frm.

31 Secnd Stry Lcatin Since a secnd stry ver a prtin f a huse will visually emphasize that area f the hme, placing the secnd stry ver just ne prtin f the hme can make it appear unbalanced. Placing the secnd stry ver the entire first stry can make the hme appear bxy. Lcating the secnd stry twards the center f the first stry and away frm prperty lines results in a mre balanced, less bxy appearance and preserves natural sunlight, r the slar access, t neighbring prperties (Figure 17). Figure 17 Secnd-Stry Guidelines Cntinued: 4.9 Develp designs that minimize large areas, lengths f upper-stry wall verhangs, r cantilevers ut ver lwer-stry walls (Figure 17) Design plate heights t be cnsistent with the existing structure and neighbrhd (Figure 17) Minimize creatin f a vertical canyn effect between dwellings. When a twstry dwelling is prpsed adjacent t a ne-stry dwelling, the setback between them shuld increase. Dark area represents flr area in 2nd stry and its placement relative t the 1st flr Design secnd-stry additins with the same r cnsistent architectural style, building materials, rf slpe, and windws as the principle structure. 25

32 Lwering the Eave Line One way t make a tw-stry hme mre cmpatible with its single-stry neighbrs is t lwer the eave line f the secnd-stry rf. Lwering the eave line (i.e., bringing sme prtins f the rf dwn t the gutter r eave line f the first-stry rf) als ties the tw stries f a huse tgether. Setting secnd stries back int the area f rf lines is ften a slutin t avid impacting sunlight access, and it generally will lwer the apparent height f the hme (Figure 18). Lwering the eave line f the secnd-stry rf can als reduce the apparent building mass, which may result in the scale f the building being mre cmpatible with its neighbrhd. Eave Line Guideline: 4.13 Bring sme prtins f the rf dwn t the gutter r eave line f the first-stry rf t reduce the apparent mass f the building. Figure 18 Line f eaves Secnd flr rms in attic space allws rf line t be lwered with minimal reductin in flr area. Full height secnd stry results in tall walls and a mre massive appearance t the hme. 26

33 Slar Access Slar access refers t the ptential t receive adequate sunlight in rder fr certain areas f the prperty t enjy the benefit f sunlight. Access t sunlight is imprtant fr energy efficiency and landscaping as well as fr hmes that use slar energy fr space heating and cling, water heating, electricity, and/r day lighting. Slar access cnflicts emerge when hmewners attempt t prtect their access r use f slar radiatin frm present r future impairment frm prpsed prjects. Generally, slar access can be cmprmised by structures r vegetatin that cast excessive shadws fr an extensive perid. Slar access is referenced in setback standards that prvide pen spaces arund structures fr: access t natural light, ventilatin and direct sunlight. 1 The Land Use & Develpment Cde (LUDC) prtects slar access thrugh building height limits and setbacks. Rear first- and secndstry additin. Secnd full-stry additin. Original firstflr dwelling. Rear first-stry additin. Secnd-stry additin. Original first-flr dwelling. Figure 19 8 AM 12 PM 3 PM Slar Access Guideline: 4.14 Orient building vlumes and secnd stries away frm the prperty line when feasible t allw fr slar access f neighbring prperties (Figure 19). The secnd-stry additin is inapprpriately placed casting shadws n neighbring prperties. The secnd-stry additin is held twards the center f the prperty, allwing greater sunlight nt neighbring prperties. 8 AM 12 PM 3 PM 1 Santa Barbara Cunty Land Use & Develpment Cde - Chapter

34 Facade Articulatin Building wall gaps that articulate the walls f the huse create shadws and cntribute t the architectural character f the dwelling. These changes t the building frm can have a great affect n the apparent building mass. Lnger flat walls generally appear mre massive and less interesting. Adding steps and breaks t lng r tall walls will reduce apparent mass and add visual interest. Likewise, changes in building materials r clrs and apprpriate architectural details can help break up lng r tall walls and keep a huse frm appearing massive r bxy. Facade Articulatin Guidelines: 4.15 Encurage at least ne step r ffset extending t grade n the lng dimensin f the dwelling (Figure 20). Figure 20 Lng blank wall appears mre massive and less interesting Use prjecting r recessing architectural details (decks, bays, windws, and/r balcnies) and changes in building materials r clrs t visually break up building r walls (Figure 20) Vary the height f building segments where apprpriate t the design (Figure 20) All sides f the dwelling shuld be cnsistently articulated. Setbacks in the first and secnd stries help t break up appearance f a lnger wall. Changes in building ftprint, rf frms, and windws reduce apparent building mass and add visual interest. 28

35 Architectural Styles and Features Many architectural features can affect whether r nt a dwelling appears t be cmpatible with its neighbrhd. Imprtant elements in defining cmpatibility include architectural style and details, such as windw, dr, and garage patterns and types. When designing a new dwelling r an additin, architectural style shuld be evaluated by cnsidering what building elements define the architectural style f the dwelling (e.g., building shape, rf design, exterir materials, windw size and type, etc.), what defining elements are cmmn t ther dwellings in the neighbrhd, and what elements characterize the natural setting (i.e., vegetatin, landfrms, etc.). The applicant shuld cnsider the impacts f the prpsed prject n the neighbrhd in terms f mre than just the mass, bulk and scale. One shuld understand that gd design will enhance mre than the individual dwelling, it will enrich the streetscape and cmmunity within which it is placed. A prject designer shuld strive fr an architectural style that is nt disruptive in appearance when cmpared t adjacent dwellings, and fsters cmpatibility thrugh ther elements f design. While n particular architectural style is prhibited, a style that reflects the Eastern Gleta Valley s character will mre readily be fund t be cmplementary t the neighbrhd. Refer t A Field Guide t American Huses by Virginia and Lee McAlester fr extensive infrmatin abut building styles frm Clnial t Mdern. This guide enables the reader t identify and place huses in their histric and architectural cntext. Architectural Style Guidelines: 4.19 Architectural styles that cmplement the character f the subdivisin r tract are encuraged. Cntemprary and uncmmn styles can be cmpatible if a graceful transitin is made by chsing building shapes and materials t cmplement ther dwellings in the neighbrhd Architectural styles that cmplement the natural setting are encuraged. Finally, cnsideratin shuld als be given t the natural setting, and a cmplementary style chsen depending n whether the site is, fr example, steeply slped, wded, r mre pen in character. 29

36 Openings Drs and windws are ften the mst visually distinctive features n a huse. They are a link between private and public space and can prvide a sense f security fr bth. They als can establish an architectural rhythm and affect the apparent mass f the huse. Evaluate the penings n the huse and in the neighbrhd: Is there a prprtin t the penings vertical r hrizntal that is cmmn t the huse r the neighbrhd? What are the dminant windw materials n the huse and in the neighbrhd? Is there a windw r dr style such as an arched shape r divided windw lights cmmn n the huse r in the neighbrhd? What wuld be the effect f altering the established pattern r style f windw r dr penings? Figure 21 Openings Guidelines: 4.21 Drs and windws in an additin shuld be the same shape and size r cmpatible with the dminant types n the principle structure including prprtins, materials, and detailing (Figure 21) Dr and windws in a new dwelling shuld be cmpatible with the styles, materials, and prprtins t thse in the neighbrhd. Style and materials f new secnd-stry windws match and appear cmpatible with the riginal first stry f the huse. New secnd-stry windws have similar prprtins and are f same material as riginal first-stry windws. New secnd-stry windws have different shapes, prprtins and materials than the riginal first stry and d nt appear cmpatible. 30

37 Entries Frnt walkways and frnt drs that face the street are cmmn t mst Eastern Gleta Valley neighbrhds. Frnt drs and windws that are visible frm the street als make fr safer neighbrhds by keeping eyes n the street and by prviding pprtunities fr neighbrhd cnnectins. Evaluate the design and visibility f entries in the neighbrhd: Hw prminent are the primary huse entries in the neighbrhd? Are frnt prches cmmn, r if nt, wuld they be desirable in the neighbrhd? What wuld be the effect f altering the pattern f entries in the neighbrhd? Figure 22 Figure 24 Figure 23 Entries Guidelines: 4.23 Main entries shuld be visible and inviting frm the street thrugh the use f landscaped pathways Frnt entries shuld nt be blcked with walls, screens, fences, r tall hedges Entries shuld be designed in prprtin t the scale f the dwelling (Figure 22). Avid use f clumns, twers, and ther entry features that are ut f scale r style with the dwelling and/r neighbrhd (Figure 23) Use landscaped pathways t the main entry rather than the driveway. This entry is well prprtined t the dwelling. It is simple and inviting at the frnt prch. This entry is disprprtinate t the dwelling. The entry dminates the frnt f the hme. 31

38 Garages The lcatin and pening f garages can have a great effect n the appearance f a neighbrhd. In mst Eastern Gleta Valley neighbrhds, garages are lcated twards the frnt f the hme. In sme neighbrhds, they are setback frm the frnt but cnnected t the huse. In a few areas, they are detached and lcated twards the rear f the prperty. Changes t a dminant pattern wuld be disruptive t the neighbrhd character. Cnsider the questins belw in designing yur prject shuld garage lcatin and/r size f yur prject change frm what existed. Evaluate the neighbrhd pattern fr garages: Is there an existing pattern fr garages in the neighbrhd? Hw are garages in the neighbrhd lcated in relatin t the huse? What wuld be the effect f altering this pattern? In neighbrhds where the predminant pattern is attached tw-car garages, new r expanded attached garages fr three cars shuld be turned sideways t the street r ffset as tw distinct garages a tw-car garage and a ne-car garage. When designing a new huse, the garage shuld nt be the prminent design feature f the frnt elevatin. Driveways Wide driveways create mre paved area, reducing the frnt yard landscaped area and increasing strmwater runff. The width f paved driveways as well as their curb cuts shuld be as narrw as pssible, and shuld nt be wider than the predminant pattern f the neighbrhd. Garages and Driveways Guidelines: 4.27 Garage lcatin/pening shuld be cnsistent in style and lcatin t thse in the neighbrhd Fr new cnstructin, the garage shuld nt be the predminate feature f the frnt elevatin Minimize driveway and curb cut widths where pssible Cnsider textured/patterned driveways and permeable paving material t cmplement architecture and t minimize the visual impact f the driveway Paving used fr parking in the frnt yard shuld be limited t the width required fr access t a garage r ther required parking spaces. 32

39 Rf Design Rf patterns are created thrugh the rf slpe, materials, and massing f rfs. Sme neighbrhds have rf patterns that are distinctive and repeatable frm dwelling t dwelling. Other neighbrhds have greater variety r less distinctive rf frms, and greater deviatins frm neighbring rf frms culd appear acceptable. The mass f a rf and hw it is articulated int different shapes cntributes t the character f a building. Mst dwellings with slped rfs, and many with flat rfs, have a primary rf frm and smaller secndary and minr frms that cntribute t the verall style f the huse. Evaluate the massing f the rf frm and determine hw it will benefit the appearance f the huse and be cmpatible with the neighbrhd. Figure 24 Rf Design Guidelines: 4.32 When planning a new dwelling r secnd-stry additin, begin with a primary rf frm that is cmpatible with the existing neighbrhd (Figure 24) Cnsider additins t the primary rf, such as secndary rf frms and drmers, t reduce the dwelling s apparent mass and scale and prvide visual interest. Use an apprpriate number f rf frms (Figure 25) Additinal rf frms shuld be architecturally cmpatible with the primary frm s slpe and material. Figure 25 Minr Frm Primary Rf Frm Secndary Rf Frm 33

40 Exterir Materials and Clrs Exterir materials and clrs shuld cmplement the style f the huse and neighbrhd, as well as blend with surrunding natural features when viewed frm a distance. These guidelines are nt intended t interfere with individual initiative, but rather t encurage cmpatibility within neighbrhds and with the natural setting. When selecting materials and clrs, cnsider the type and character f materials and clrs, the number f different materials and clrs, the quality f materials, and hw rnamentatin is applied. While n building material r clr is prhibited in these guidelines r per Cunty plicies, as with ther design elements, the neighbrhd cntext prvides directin fr the chice f materials and clrs. Use f cmplementary materials and clrs will help a huse appear cmpatible with its neighbrs and blend with its natural setting including surrunding vegetatin and landfrms. Darker rather than lighter exterir clrs may be used t reduce the apparent mass f a hme. Exterir Materials and Clrs Guidelines: 4.35 Use exterir materials and clrs that cmplement and imprve the neighbrhd and are cmpatible with the dwelling Use exterir materials that are f a similar r better quality f thse used in the neighbrhd and are cnsistent with the architecture f the dwelling Apply an amunt f exterir materials cnsistent with the neighbrhd and the architectural style f the dwelling Apply rnamentatin cnsistent with the style f the dwelling. Avid using rnamentatin that will make the dwelling appear verly decrated In rural areas subject t Ridgeline and Hillside Develpment Guidelines, materials and clrs shuld be cmpatible with the character f the terrain and natural surrundings f the site Avid reflective r metallic materials fr rfs r walls r reflective materials n windws Use darker materials and clrs t reduce the apparent mass f the dwelling. 34

41 5. Garage Cnversins The cnversin f a garage t a living space is permitted in the Cunty prvided building cdes and parking requirements are met. 1 Because space fr ff-street parking must be prvided with the garage cnversin, careful attentin shuld be paid t hw that parking is accmmdated n a site, whether in a parking area, carprt, r replacement garage. As with additins and new hmes, the gal is t ensure that the garage cnversin is cmpatible with and cmplementary t the main structure and the neighbrhd. Figure 26 Figure 27 Garage Cnversin Guidelines: 5.1 Incrprate windws and drs that are similar r in keeping with the main dwelling (Figure 26). 5.2 New drs shuld avid facing the street frntage. 5.3 Mitigate additinal hardscape used t accmmdate n site parking with landscaping. A landscape plan shuld be prepared fr SBAR review when cnverting garages t living spaces. Design Guidelines 5.4 Materials and clr shuld match the existing dwelling. This garage cnversin shws gd windw placement and prprtin, permeable paving, and drught resistant planting. Garage dr infill nt well prprtined t main huse and n mitigating landscape. Cnfusing entrance way with sliding glass drs. 1 Santa Barbara Cunty Land Use & Develpment Cde - Chapter

42 6. Residential Secnd Units (RSU) Design Guidelines Residential Secnd Units (RSU) are nt subject t discretinary review; thus, the guidelines are included t assist an applicant when designing a RSU t ensure that the lk, fit, and feel f these units will be cmpatible with the character f the neighbrhd. Residential secnd units require review frm the Suth Bard f Architectural Review (SBAR) chairpersn r designee if the prject wuld therwise be subject t design review. 1 As defined in the Land Use & Develpment Cde (LUDC), a RSU is a dwelling unit that prvides independent living facilities fr ne r mre persns in additin t the primary dwelling n the same lt. Please refer t the RSU sectin in the LUDC fr regulatins regarding secnd units. 2 This unit may be either attached r detached frm the main structure. The unique character f the neighbrhd shuld be carefully cnsidered in the siting f a new unit. The RSU shuld address the mass, bulk, and scale f the main huse and enhance the architectural character f the verall site. Figure 28 Inapprpriate: A large mass ccupies mst f the rear yard. Apprpriate: A separate secndary structure maintains a sense f pen space. Apprpriate: A smaller additin linked t the main structure. Inapprpriate: A large mass ccupies the rear yard. Residential Secnd Unit Guidelines: 6.1 Where feasible, lcate residential secnd unit t the rear f the prperty and utside f any visually prminent area in rder t maintain neighbrhd quality, while nt encraching n neighbr privacy (Figure 28). 6.2 Use a cmbinatin f hrizntal and vertical elements t avid a bxy appearance. 6.3 Use architectural elements that are cnsistent with the mass, bulk, and scale f the main dwelling. 6.4 Place a detached residential secnd unit away frm the main dwelling t avid crwding (Figure 28). 6.5 Use materials and clrs that reflect the exterir appearance and architectural style f the main dwelling. 1 Santa Barbara Cunty Land Use & Develpment Cde - Chapter (C)(g). 2 Santa Barbara Cunty Land Use & Develpment Cde - Chapter

43 7. Hillside Husing Design Guidelines Hillside husing parcels have a slpe f 16 percent r greater within 100 feet f the building ftprint. 1 Please refer t the Ridgeline & Hillside Develpment Guidelines in the Land Use & Develpment Cde (LUDC) fr specific regulatins regarding ridgeline and hillside develpments. The intent f these guidelines and the fllwing strategies is t preserve, enhance, and prtect the visual imprtance f Eastern Gleta Valley s hillsides and ridgelines. All develpment prpsals shuld be thrughly analyzed in regard t the site s physical cnditins, natural features, visual character, unique qualities, and surrunding envirnment. This analysis shuld be reflected in the design prpsal, resulting in prjects designed in harmny with their sites special visual characteristics (Figure 29). Figure 29 Figure 30 Overall massing is brken int smaller cmpnents, stepped walls, and gd placement int site. Fur stry building elevatin with prly articulated frm des nt address site cntext. 1 Santa Barbara Cunty Land Use & Develpment Cde - Chapter

44 Figure 31 Outline f Huse Hillside Husing Guidelines: Blend the huse int its natural surrundings. 7.1 Balance stepping the building up r dwn the hill with aviding excessive spilldwn. Natural Grade Sectin View - Building fundatin cut int slpe. Figure 32 Retaining Wall Avid expsed understry and underdeck. Fundatin Limited Cut 7.2 Balance setting the building int the hillside with minimizing grading in rder t fit in with hillside tpgraphy and backgrund (Figure 31). 7.3 Minimize large cntinuus paved areas. Paved areas shuld be brken up by using clred r textured materials. 7.4 Minimize develpment n natural ridgelines and skylines by setting the building belw these if feasible. 7.5 Use landscaping t integrate the building int the hillside. Landscaping shuld be cmpatible with the character f the surrundings, adjacent vegetatin, and architectural style f the structure. 7.6 Use natural dark earth tned materials and clrs t reduce the apparent mass f the dwelling and help blend it with the envirnment. 7.7 Avid use f expsed under flr areas, large dwnhill cantilevers, and/r tall supprt clumns fr verhanging areas, which raise bth aesthetic and fire safety cncerns (Figure 32). 38

45 Figure 33 Hillside Husing Guidelines: Building height shuld be in prprtin t the style and size f the huse and t the lt area and cmpatible with the neighbrhd. (Als refer t supplemental sectin height standards, page 54.) Natural Grade Finish Grade 7.8 Higher prtins f the building shuld be lcated t the center f the structure t reduce the apparent height (Figure 33). 7.9 Use designs intended fr hillsides rather than flat areas Dwellings shuld be cmpatible with neighbring huses in terms f prprtin, size, bulk, and height. 39

46 Figure 34 Prjected Natural r Finish Grade 25 Lines 20 (whichever is 15 lwer) Natural Grade Finish Grade Cut Fill 2nd Flr 1st Flr Deck Basement Deck 47 Apparent Height Hillside Husing Guidelines: Structures shuld have a mdest apparent height (lwest pint f cntact with grade t highest pint f building dimensin) Dwellings with an apparent height less than the actual height limit are preferable. The SBAR will carefully cnsider apprpriateness f huses with an apparent height that exceeds the allwed height fr structures in urban and rural areas within the ridgeline and hillside develpment guidelines (Figure 34 and Figure 35) Mre spilldwn is apprpriate n very steep lts t minimize grading than wuld be apprpriate n mderately steep r gently slping lts. Figure 35 Prjected Natural r Finish Grade Lines (whichever is lwer) Natural Grade Finish Grade Cut nd Flr 1st Flr 27 Apparent Height 40

47 Hillside Husing Guidelines: Limit the amunt f grading t avid ersin, visual, and ther impacts Preserve slpes greater than 20% by aviding grading and clearing, except fr fire clearing purpses Avid visual scarring f natural terrain/tpgraphy Excess materials may be used elsewhere n the site if the grading results in minimum changes t the natural cnturs and wuld nt be distinguished frm the surrundings within a shrt perid f time Man-made cnturs shuld mimic natural cnturs (Figure 36) Retaining walls shuld be incrprated within the structure. Large, visually unbrken and/r expsed retaining walls shuld be minimized Minimize the visual impact f grading by ding mst f the cut under the buildings (Figure 37). Figure 36 Ridgeline Ridgeline Avid sitting huse n tp f hill Design huse massing t blend with natural tpgraphy 7.17 Attempt t balance the cut and fill n site, while recgnizing that exprt may be necessary t preserve the natural tpgraphy. Minimize retaining walls Minimize cut and length f driveway Figure 37 Garage under huse reduces the length f driveway 41

48 Hillside Husing Guidelines: Minimize and mitigate visual effects f grading fr driveway purpses Set the huse n the site s that the length f the driveway is minimized (Figure 36, page 41) Minimize the visibility f driveway cuts frm the prperty Use planting, wall materials, and clrs t minimize visual effects f driveway cuts Design driveway slpe with the natural tpgraphy. Hillside Husing Guidelines: Lcate decks and curtyards in areas cmpatible with the neighbrhd Keep decks and curtyards within the setbacks listed fr a zne district, even when nt required, t maintain gd neighbr relatins Place utdr fireplaces and chimneys in a lcatin that will nt impact neighbrs views, privacy, nise, r air quality. Figure 38 Hillside Husing Guidelines: Use architectural features that are cnsistent with the chsen style t break up unacceptable massing Vary rflines Use a cmbinatin f vertical and hrizntal elements Use drs and windws t create patterns Use stepbacks and prjectins in the design t create interest Tall elements shuld be placed tward the center f the uphill prtin f the building (Figure 38). Lcate the tallest structures twards the center f the prject t reduce the apparent massing. 42

49 8. Landscaping, Screening, Fences, and Walls Design Guidelines Landscape is the natural and intrduced vegetatin n a site. Screening is any element that impedes views nt and frm a site. Fences prvide a visual barrier that defines space. Walls are slid vertical elements that can act as a fence, retain sil, r hld up a building. The unique quality f each site needs t be cnsidered when designing prjects. Careful cnsideratin shuld be given t site specific qualities f natural tpgraphy, existing vegetatin, drainage, and site access. A prject shuld demnstrate an effrt t preserve and prtect natural features thrugh the design f building lcatin, driveways, parking areas, and accessry buildings. Drught tlerant plantings shuld be cnsidered as shading trees (Figure 39). Landscape designs within the frnt yard shuld apprpriately reflect neighbrhd cntext. The traditinal 1950s and 1960s tracts placed an imprtance n pen frnt yards (Figure 40). Expansive landscapes allwed children t run and play frm huse t huse, while parents maintained a watchful eye. Nw, landscape designs shuld strive t achieve a balance between traditinal pen frnt yards and the desire fr resurce efficiency. Carefully planned landscapes shuld reinfrce the pen frnt yards while intrducing newer drught resistant species int these established 1950s and 1960s husing tracts. Figure 39 Figure 40 Sensitive landscape that establishes entry, with gd drught tlerant planting that balances the traditinal pen turf yard. Traditinal pen yard that des nt utilize drught tlerant planting. 43

50 Resurce Efficient Landscaping Similar t the architectural style and features in ther sectins f this dcument, landscaped areas shuld be cnfigured t be cmpatible with the neighbrhd and surrunding cuntryside. Frnt yard setbacks shuld be planted with shade trees, shrubs, and grundcver t maintain a pleasing streetscape. Turfgrass is the mst cstly feature in the suburban landscape t maintain; thus, turf shuld be limited t small areas. Drught tlerant, lw maintenance substitutes fr turfgrass exist and shuld be cnsidered fr areas ther than play yards and parks. The use f drught tlerant native species and species frm ther Mediterranean climates shuld be a pririty. Figure 41 Landscaping and Screening Guidelines: 8.1 Screening plants, such as hedges n side and rear prperty lines, shuld be cnsidered t create privacy between neighbrs and t screen living areas (Figure 41). 8.2 High screening plants at the frnt prperty line shuld be avided. 8.3 Retain existing vegetatin and mature trees that currently prvide privacy between dwellings (Figure 41). 8.4 When features n a dwelling create direct views between neighbrs that need t be shielded, such as when balcny placement may allw a line f sight int a neighbr s side r rear yard r if an applicant is nt able t stagger windws, a landscape plan t prvide additinal screening may be required by the Suth Bard f Architectural Review (SBAR) (Figure 41). 8.5 Careful cnsideratin shuld be given t the existing micrclimate when chsing apprpriate planting. Huse is setback frm prperty line. Landscape can create privacy between neighbrs when prperly planned. 44

51 Fences and Walls Figure 42 Buttress Wall Figure 43 Fences and Walls Guidelines: 8.6 Walls and/r fences are discuraged in the frnt yard setback. If walls r fences are used in the frnt yard, adequate rm fr landscaping and pedestrian passage shuld be included in frnt f them and they shuld be landscaped t partially r cmpletely screen them frm view (Figure 43). 8.7 Walls, fences, entrance gates, and assciated landscaping shuld be designed t address vehicular/ pedestrian access, circulatin, and the greater cntext f the neighbrhd. 8.8 Where walls, fences, and entrance gates are adjacent t structures, they shuld be cmpatible with the dwelling design. 8.9 Minimize length f slid fences and walls n hillsides Lng, cntinuus walls may be acceptable if they undulate, are brken up by buttresses r pilasters, and are f apprpriate natural materials such as stne r adbe (Figure 42 and 43). Undulating Wall 45

52 Figure 44 Fences and Walls Guidelines Cntinued: 8.11 Minimize fence and wall heights (Figure 44) Fllw the natural tpgraphy with fence and wall design. Wall exceeds human scale. Figure Use stne r ther native, natural material and clrs that cmplement the surrunding natural clrs t minimize visual effects Design retaining walls t blend int their surrundings and keep the height and length t a minimum (Figure 45) Retaining walls shuld be lcated away frm existing walls Use stepped r terraced retaining walls, with planting in between as an acceptable alternative t tall retaining walls (Figure 45). Landscaped stepped retaining walls cntribute t human scale. Walls shuld be set back frm prperty lines. 46

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54 9. Exterir Lighting Design Guidelines Exterir lighting fr a huse is usually prpsed fr security reasns, and can be designed in such a way that it des nt affect neighbring prperties. Mre light is nt necessarily better. Adhering t prfessinally recmmended lighting levels shuld prvide adequate illuminatin. If exterir lighting is nt designed and installed crrectly, unsafe glare can result, reducing the effect f lighting, cntributing t accidents, and hindering visibility. In additin, lighting that is t bright interferes with the eye s ability t adapt t darker areas. The lcatin and style f the exterir lighting fr dwellings can affect bth the design f the hme and that f neighbring prperties. A well-structured light plan fr a hme will prvide sufficient light fr site security and cmplement the hme design, while nt impsing n surrunding neighbrs. Skyglw, the effect f artificial lights illuminating the night sky and making stars less visible, has becme a cncern in neighbrhds. Fllwing these guidelines will help create a serene quality in yur neighbrhd and allw Gleta s stars t be mre visible at night-time. Figures 46 and 47, page 49 shw the subtle difference between excess lighting with unshielded fixtures and a well structured light plan. Exterir lighting shuld nt attempt t cmpensate fr inadequate street lighting. Lighting in lw density areas requires special attentin and care. Due t the prximity f neighbrs further away frm each ther, the effect f lighting is amplified with greater extents f darkness between buildings. The resulting lighting levels shuld be the minimum needed, still creating the desired effects, while maintaining the required safety. 48

55 Figure 46 Mdest landscape area lighting fr safety is apprpriate. Use nly dwnward directed shielded fixtures, especially if nt lcated under a rf eave r drmer. Figure 47 Unshielded fixtures can result in light n neighbring prperties and detracts frm the night sky appearance. Avid upward directed landscape lighting. 49

56 Landscape lighting shuld limit up-lighting f trees, but when dne, it must be dne with narrw angle fcused fixtures with lw wattage lamping. The lighting in the landscape shuld be predminantly hidden cut-ff fixtures with lw wattage lamping n timers. In general, all exterir lighting shuld be designed, lcated and lamped in rder t prevent r minimize: Overlighting; Energy waste; Glare; Light trespass; and Skyglw. Figure 48 Exterir Lighting Guidelines: 9.1 Identify where and when lighting is needed n yur site plan. Minimize lighting t meet safety purpses. 9.2 Direct light dwnward by chsing the crrect type f light fixtures. Use Full Cut-Off designated fixtures, s that n light is visible abve the lwest light emitting part f the fixture (Figure 48 and 49). 9.3 Select the crrect light surce (bulb type). Use minimum wattage t achieve desired illuminatin levels at grund plane. 9.4 Use shut ff cntrls such as sensrs, timers, mtin detectrs, etc. Install autmatic cntrls r turn ff lights when nt needed fr anticipated pedestrian use. 9.5 Limit the height and quantity f fixtures. 10% f light utput shuld fall in this zne. 9.6 Exterir lighting shuld nt spill acrss prperty lines. 9.7 Use the crrect amunt f light, which can vary fr different lcatins arund the dwelling % f light utput shuld fall in the 80 zne.

57 Figure 49 Exterir Lighting Guidelines Cntinued: 9.8 Fldlights with external shielding shuld be angled s that n light is directed abve a thirty (30) degree angle measured frm the vertical line frm the center f the light extended t the grund. 9.9 Light fixtures shuld nt be lcated within the side yard setbacks r within the rear setback r 20 feet frm the prperty line, whichever is less Use translucent r paque material in lighting units with the light surce dwncast and fully shielded Shuld uplighting fr landscaping and/r structures be prpsed, it will be reviewed n a case by case basis. 51

58 10. Supplemental Design Guidelines Suth Bard f Architectural Review (SBAR) Prcess and Submittal Checklist (fr further details, see the SBAR applicatin package available nline at Review Cycle Cnceptual Review: Initial review f the prject when it is still in the early stages f design develpment. This allws the applicant and SBAR an pprtunity t infrmally discuss a prject, nly nce per administrative practice, prir t submittal f an applicatin t the Cunty. All prjects are strngly encuraged t begin the design review prcess at the cnceptual level. The planner assigned t the prject can request cncurrent Cnceptual, Preliminary, and Final SBAR review prvided all submittal requirements are met. After applicatin submittal, prjects can benefit frm mre than ne cnceptual review as design develps. Fr examples f cnceptual plans visit gleta/default.asp Preliminary Review: Frmal review f an applicatin prir t preparatin f wrking drawings. Fundamental design issues are reslved at this level f review. The SBAR may grant Preliminary and Final apprval cncurrently if the required infrmatin is prvided and the design and details are acceptable. Checklist Vicinity Map. Site Plan. Tpgraphic Map (shwing elevatin f prperty within 100 feet in any directin frm the prpsed building envelpe). Building Elevatins (rugh draft acceptable). Munted Clr Phtgraphs f the Site and Neighbring Areas (munted n 8 1/2 x 11 paper). Grading Plan. Filing Fee. Vicinity Map. Site Plan. Site Sectins r Supplemental Infrmatin (where required). Building Elevatins and Sectins. Flr Plans. Preliminary Landscape Plan (if required). Munted Clr Phtgraphs f the Site and Neighbring Areas (munted n 8 1/2 x 11 paper). Filing Fee. Tpgraphic Map (shwing elevatin f prperty within 100 feet in any directin frm the prpsed building envelpe). Tpgraphic Map (shwing existing tpgraphy f the site with the building rf plan superimpsed). Grading Plan. Planner Authrizatin fr Review. 52

59 Checklist Cntinued Review Cycle Final Review: This review cnfirms that the wrking drawings cnfrm with the prject that received Cnceptual and/r Preliminary apprval. In mst cases, full wrking drawings are nt required fr Final SBAR apprval. In mst cases, structural, plumbing, and electrical plans are nt required. Cnsent Agenda: This level f review is t expedite review f minr prjects r minr changes t apprved preliminary r final plans. Prjects n the cnsent agenda are reviewed and apprved by ne SBAR member. Checklist All Preliminary Review Requirements abve plus the fllwing: Building Details (with clrs printed n the riginal drawings prir t reprductin). Cmplete Clr and Material Sample Bard (n larger than 8 ½ by 11). Landscape Plan (if required) listing the plant names, sizes, quantity and lcatin. Irrigatin type t be nted n plans. Pictures f yur streetscape including neighbring dwellings. All Final Review Requirements. 53

60 Height Standards The Land Use & Develpment Cde (LUDC) sets height standards fr structures in each zne district. Heights may be further limited by the applicatin f verlay districts. Fr example, in the D-Design Overlay Zne, the SBAR may recmmend mdificatins f setbacks, height limits, and ther requirements t prtect visual resurces. The Ridgeline and Hillside Develpment Guidelines limit heights t 25 feet in urban areas and 16 feet in rural areas wherever there is a 16 ft drp in elevatin within 100 feet f the prpsed structure s lcatin. With a few exceptins, the methdlgy fr determining the height f a structure (nt including fences and walls) in inland areas is determined by the vertical distance between the existing grade and the uppermst pint f the structure directly abve that grade. In castal areas, height is calculated by the vertical distance frm the finish grade f the lt cvered by the building t the highest pint f the cping f a flat rf r the mean height f the highest gable f a pitch r hip rf. In either area, the height f the structure shall nt exceed the applicable height limit as specified in the Cunty s LUDC. Please reference the LUDC fr current height standards in inland and castal areas. 54

61 High Fire Hazard State designated High Fire Hazard areas within Gleta include all areas nrth f Cathedral Oaks Rad, sme areas suth f Cathedral Oaks Rad, and the cmmunity f Hpe Ranch (Figure 54). Within the High Fire Hazard verlay, areas shwn nrth f Cathedral Oaks Rad are cnsidered by the state as areas that may cntain substantial frest fire risks and hazards and are therefre subject t the maintenance requirements f Public Resurces Cde (PRC) Recent changes t PRC 4291 expanded the defensible space clearance requirement maintained arund buildings and structures, whether habitable r nn-habitable (i.e., barns and garages) frm 30 feet t a distance f 100 feet. Single trees r ther vegetatin may be retained prvided they are well-spaced, well-pruned, and create a cnditin that avids the spread f fire t ther vegetatin r t a building r structure. Irrigatin is vital in a fire safe landscape t maintain plant misture; thus, the first 30 feet arund the huse shuld be well irrigated. The State Bard f Frestry and Fire Prtectin (BOF) created General Guidelines fr Creating Defensible Space t prvide prperty wners with examples f fuel mdificatin measures that can be used t create an area arund buildings r structures t create defensible space. Please refer t thse guidelines when planning a new hme, remdeling, adding a garage, shed, r accessry building, r landscaping the prperty. Special attentin shuld be paid t the high fire hazards assciated with mature, dense chaparral brush fields n steep slpes nrth f Cathedral Oaks Rad. Chaparral shrubs burn ht and prduce tall flames. Frm the flames cme burning embers which can ignite hmes and plants. All these factrs result in a setting where aggressive, defensible space clearing requirements are necessary, alng with setbacks f buildings frm particularly steep slpes, particularly t reduce the threat frm up-slpe (cnvectin driven) fires. Fr thse areas mapped as High Fire Hazard lcated suth f Cathedral Oaks Rad, Gvernment Cde requires maintenance f a 30 ft firebreak made by clearing flammable vegetatin r cmbustible grwth arund ccupied structures r dwellings. This des nt apply t single trees r ther well-pruned and maintained vegetatin. In additin, whether the firebreak is 30 r 100 feet, it des nt preclude insurance cmpanies frm requiring firebreaks f mre than 100 feet if a hazardus cnditin warrants such a firebreak f a greater distance. Living with Wildfire, A Guide fr Hmewners in Santa Barbara Cunty, a pamphlet published by the Fire Safe Cuncil and State Farm Insurance, cntains useful guidelines fr fire safe landscaping, pwer line clearance, and fire safe cnstructin. The Cunty Fire Department reviews land use and building permits and has a set f develpment standards by which applicable prjects are reviewed. Applicatin f the Fire Department s develpment standards, which include fire hydrant spacing, autmatic fire sprinkler systems, and vegetatin management plans, is n a case-by-case basis depending n the type f prject and where it is lcated. 55

62 High Fire Hazard Map Figure 50 56