INTERIM MULTIFAMILY DESIGN GUIDELINES (INCLUDES ATTACHED AND DETACHED RESIDENTIAL PROJECTS) COUNTY OF SACRAMENTO

Transcription

1 INTERIM MULTIFAMILY DESIGN GUIDELINES (INCLUDES ATTACHED AND DETACHED RESIDENTIAL PROJECTS) COUNTY OF SACRAMENTO F I N A L D R A F T ADOPTED MAY 28, 2008

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3 FINAL DRAFT Adopted May 28,2008 Prepared by: Assisted by: Planning and Community Development Department, County of Sacramento EDAW AECOM

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5 Table of Contents 1. INTRODUCTION 1.1 Purpose of Guidelines Process Administration Project Evaluation Relationship to Other Codes Format of Guidelines Goals of Guidelines County Policies Relevant General Plan Policies Universal Design Community Context Types STEP 1: Identify The Community Context Type STEP 2: Determine the Predominant Adjacent Context Type STEP 3: Determine the Appropriate Multifamily Category Multifamily Category Types Category I Multifamily Projects Category II Multifamily Projects Category III Multifamily Projects Multifamily Housing Types Attached and Detached Townhouses Small-Lot Single-Family Housing SITE DESIGN 2.1 Neighborhood Compatibility Building Orientation Connectivity Street Elevation Good Neighbor Design Corner Lots Setbacks Setback from Existing Single-Family Residential On Site Building Separation Open Space and Common Outdoor Amenities Private Open Space Scale and Mass Massing and Scale on Major Streets Height Limits Density Circulation Entrances, Exits and Connections Public Streets Internal Streets Driveways and Internal Circulation Paseos / Pedestrian Paths Parking Bike Parking SITE DETAILS 3.1 Building Design Building Articulation and Design for Privacy Sustainable Design Strategies Entry Features Windows and Openings Garages and Carports Rooflines Materials/Colors/Textures Personal Storage Lighting Signage County of Sacramento Interim Multifamily Design Guidelines i

6 4. LANDSCAPE DESIGN 4.1 Landscaping Grades and Grading Tree Preservation Irrigation Maintenance of Landscaping Installation of Required Landscaping Fencing and Walls Paving and Hardscaping Services and Utilites Mechanical and HVAC Accessory Structures Trash and Recycling GLOSSARY 5.1 Definitions Summary References APPENDIX A: List of Tables Table 1.1: Table 1.2: Table 1.3: Table 1.4: Land Use Zones and Community Context Type Determination Multifamily Apartment / Condominium Design Development Standards Summary Development Standards Summary for Townhouses Development Standards Summary for Small Lot Single-Family Housing Table 2.1: Setback Requirements Table 2.2: Setback Requirements from Single-Family Residential Table 2.3: Allowable Building Coverage Table 2.4: Allowable Increase in Setback Standards Table 2.5: Height Requirements Table 2.6: Parking Requirements Table 5.1: Design Review Checklist Sample Homeowner s Association Conditions... A-1 APPENDIX B: Access Drive Guidelines B-1 APPENDIX C: Green Building Design Checklist C-1 ii Interim Multifamily Design Guidelines County of Sacramento

7 List of Figures Figure 1.1: Example of measuring applicable zoning to determine category type Figure 1.2: Examples of Category determination based on surrounding context type Figure 1.3: Multifamily housing prototypes Figure 1.4: Category I example Figure 1.5: Category II example Figure 1.6: Category III example Figure 1.7: Category I housing setback from existing single-family residences Figure 1.8: Category II housing setback from existing single-family residences Figure 1.9: Category III apartments setback from existing single-family residences Figure 1.10: Attached townhouses in relation with single-family residences Figure 1.11: Detached townhouses in relation with single-family residences Figure 2.1: Category I multifamily housing setbacks Figure 2.2: Category II multifamily housing setbacks Figure 2.3: Category III multifamily housing setbacks Figure 2.4: Category I multifamily housing setbacks from existing single-family residential Figure 2.5: Category II (one and two story) multifamily housing setbacks from existing single-family residential Figure 2.6: Category II (three and four story) multifamily housing setbacks from existing single-family residential Figure 2.7: Category III (one, two and three story) multifamily housing setbacks from existing single-family residential Figure 2.8: Category III (four and five+ stories) multifamily housing setbacks from existing single-family residential Figure 2.9: Building height requirements for multifamily housing County of Sacramento Interim Multifamily Design Guidelines iii

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9 1 INTRODUCTION

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11 Introduction 1.1 Purpose of Guidelines Multifamily residential developments are necessary to provide a variety of housing types to the community, supply homes for people at various life stages, and provide more affordable housing opportunities. The Interim Multifamily Design Guidelines (Multifamily Guidelines) have been developed for the County of Sacramento (County) to provide consistent design principles for multifamily residential developments. The purpose of the Multifamily Guidelines is to work with the County, community members, and developers to create design recommendations and standards for the review of multi-family and small lot residential projects that are easy to understand and will result in well-designed projects that raise the overall design quality of multifamily developments occurring within the County. The Multifamily Guidelines supplement the County of Sacramento Zoning Code and does not supersede it. As an immediate step toward updating the County General Plan and development guidelines, these Interim Multifamily Guidelines are provided to ensure that multifamily development may continue to be compatible with the character of the surrounding communities. The Multifamily Guidelines have been created for use by residents, developers, design professionals, County planning staff, and the Design Review Committee. The guidelines and standards outlined in the following sections have been based on national best practices in implementing multifamily design solutions and successful examples of guidelines from other jurisdictions. The Multifamily Guidelines facilitate design review by helping applicants and County staff to identify major design issues and devise solutions early in the application process. In summary, these design guidelines are provided to: Promote compatibility between new and existing development; Maintain and enhance community identity and quality of life; Encourage high-quality development; Promote use of sustainable strategies in site design, building design, and landscaping; Provide clear direction for new and infill multifamily projects on site, building, and landscape design to project applicants, developers, designers, and County planning staff; and Facilitate a clear and efficient project review process; and Maintain the health, safety, and welfare of all citizens of the County. The design guidelines do not restrict the number of units or density allowed in the residential zoning or Planned Unit Development district. The setback, heights, and other development standards in this document are intended to create superior design solutions without limiting the number of units allowed on a particular site. Setback requirements, encroachments, and internal street widths shall also be subject to review by local service providers and may be restricted based on the County Access Drive Standards or other guidelines used for multifamily residential developments to ensure adequate spacing is available for all necessary utilities. The Multifamily Guidelines are intended to reduce the need for exceptions that require discretionary project approvals. The Multifamily Guidelines are designed to be flexible in nature, with the final determination of acceptability and appropriateness made by the County based on the review of each project proposal. Applicants should consult with County staff in the early stages of the project design. The County may use its Design Review process to approve alternative design solutions and projects that differ in some respects, but are substantially consistent with the intent of the guidelines and standards of this document (refer to Section for the process for evaluating project exceptions). Applicability The guidelines and standards of this document apply to all residential projects of eight dwelling units per acre and greater. This wide range of housing products include attached and detached units. Guidelines and standards for different types of multifamily attached and detached townhomes, and small lot/medium density prototypes are articulated throughout this document. The Multifamily Guidelines also apply to multifamily projects on small infill lots (less than one acre in size) or irregularly shaped lots. On these smaller or irregular lots, the exact dimensions for setbacks, heights, and other multifamily standards may be difficult to meet. In those cases, alternative and creative solutions that meet the intent and purpose of this document may be approved by the County through the Design Review process. County of Sacramento Interim Multifamily Design Guidelines 1-1

12 Introduction 1.2 Process The County of Sacramento has embarked on a process to update its General Plan, development code, and other standards and guidelines for development. As part of this process, the guidelines for multifamily development are being updated. The use of these multifamily guidelines are encouraged at the start of a project. Pre-application meetings for design review with County staff are encouraged. Early application and use of the Multifamily Guidelines will encourage innovative design and higher quality multifamily housing in the County, while avoiding the more extensive exceptions and variance processes ADMINISTRATION The Interim Multifamily Design Guidelines are a guide and tool for the review of multifamily and small lot residential projects. As an interim measure, the guidelines and standards of this document do not replace existing standards and procedures in the Zoning Code. Thus, each project will be reviewed based on the current hierarchy of entitlements. The intent is to ultimately replace the current Zoning Code standards and procedures as the County prepares a comprehensive update of the Zoning Code to be named the Comprehensive Development Code a process expected to be implemented by the end of Thus, these Guidelines are ad interim to the larger effort. For example, a small lot/medium density residential project will typically need entitlements for a tentative subdivision map and a special development permit. Multifamily projects require entitlements based on size and location. A multifamily project under 80 units that meets Zoning Code standards will still remain as a ministerial staff level development plan review. Projects over 80 units meeting current standards would remain as a Project Planning Commission or Community Council level ministerial development review. Deviations from the current development standards would trigger a discretionary review and this process would not change on an interim basis. In order to maintain the ministerial aspect of compliant multifamily projects, these Multifamily Guidelines are written in a way to be objective so that the applicant, community members, and other reviewers can review by using a checklist format. These Multifamily Guidelines are accompanied by a Zoning Code amendment to clarify the manner in which exceptions to current standards are described and analyzed. The typical description of variations to certain standards results in an assumption that non-compliance results in an inferior project. Instead, the intended focus is to describe projects not meeting the current Zoning Code under the Special Development Permit umbrella. Review of the project would shift the emphasis to the Multifamily Guidelines and not current (outdated) zoning standards PROJECT EVALUATION All new and infill multifamily projects shall follow the design review process as set forth by the County of Sacramento Zoning Code. All projects will be reviewed for compliance with the Zoning Code and the Multifamily Guidelines. Noise Attenuation For projects that include the construction of residential units within 25 feet of an arterial or thoroughfare right-ofway (roadway classifications as defined by the County of Sacramento General Plan), project applicants shall, at the time of Development Plan Review, submit an accoustical analysis demonstrating facade construction will be such that interior noise levels will not exceed 45 db L dn under future (cumulative case) traffic conditions. Exceptions Development projects of up to 80 units may be permitted with exceptions to the standards subject to the approval of the Planning Director through the design review process. Development project of more than 80 units may be permitted with exceptions to the standards in the design guidelines subject to the approval of the Planning Commission through the design review process. Findings of Exception Exceptions to the design guidelines and standard herein may be approved subject to the Planning Director or Planning Commission after making one or more of the following findings: 1-2 Interim Multifamily Design Guidelines County of Sacramento

13 Introduction 1. The specific site conditions create a special circumstance that prevents the maximum or minimum standards to be fully met. 2. The design solution meets the intent of the design guidelines in a different but better way. 3. Meeting the exact criteria set by the standards would require a significant (more than 10 percent) decrease in the allowable density or would make the project impractical or infeasible to complete. 4. The proposed design solution is similar to the conditions on surrounding sites and properties. 5. The proposed design is a new and creative alternative to multifamily housing design that meets the goals and intent of the design guidelines. 6. The design solution maximizes the number of existing oak trees that can be saved RELATIONSHIP TO OTHER CODES Sacramento County Zoning Code The Interim Multifamily Design Guidelines are intended to complement the County of Sacramento Zoning Code to ensure quality multifamily developments. Other Codes Other regulations and guidelines that may affect the design of multifamily developments include but are not limited to Public Works dealing with lot standards, subdivision requirements, the Building Code dealing with building safety and security, and accessibility standards. California Code of Regulations-Title 24 (or the California Building Standards Code) All multifamily developments are required to comply with Title 24 standards. Title 24 establishes the minimum requirements to safeguard the health, safety and general welfare of the public through structural strength, stability, means of egress facilities, access to persons with disabilities, sanitation, adequate lighting and ventilation, and energy conservation; safety to life and property from fire and other hazards attributed to the built environment; and to provide safety to fire fighters and emergency responders during emergency operations. Americans with Disability Act The American with Disabilities Act (ADA) is a civil rights law guaranteeing equal opportunity for individuals with disabilities to public accomodations and commercial facilities. Multifamily developments shall be designed to comply with ADA legislation. Section 504 of the Rehabilitation Act (1973) Under Section 504 of the Rehabilitation Act, no otherwise qualified individual with a disablity may be discriminated against in any program or activity receiving federal assistance and is intended to ensure people with disabilities have the same opportunities in federally funded programs as others. Division of the State Architect-California Access Compliance Reference Manual The California Access Compliance Reference Manual should be used as a resource to help clarify the obligations for architectural accessibility in California. Published by the Division of the State Architect, this manual has put together and enhanced the California access code requirements with the building standards of the federal Amercan with Disabilities Act and the Fair Housing Amendment acts. Compliance with both the state and federal regulations are required for all multi-family housing developments. 1.3 Format of Guidelines The Interim Multifamily Design Guidelines consist of 4 major sections. Section 1 includes administrative process, purpose, goals and policies, qualifying criteria, and housing types that the Guidelines address. Sections 2, 3, and 4 address various aspects of site, building and landscape design. Each section is organized into topics areas structured with a design principle, rationale, and guidelines and standards supporting each principle. Design guidelines are general rules for application while standards are specific required criterion that should be incorporated into each design solution. Section E includes a glossary of terms used within the document, and a summarized design review checklist to help track the overall success of a given project in meeting the intent of the design guidelines. Accompanying drawings, illustrations and photographs are intended as examples to illustrate problems and possible solutions. They are not design examples to be copied. County of Sacramento Interim Multifamily Design Guidelines 1-3

14 Introduction 1.4 Goals of Guidelines The guidelines and standards are based on the following goals (for multifamily projects in the County of Sacramento): Facilitate the design of quality multifamily and small lot single-family development within a framework that promotes creativity; Create visual interest and variety in the streetscape; Foster the creation of residential neighborhoods with automobile, bicycle and pedestrian connections to neighborhood destinations such as parks and open space that provide opportunities for neighbors to meet neighbors, and a strong sense of community; Integrate new development with existing neighborhoods, to the greatest extent possible, through automobile, bicycle and pedestrian connections combined with appropriate neighborhood traffic calming measures for the safety and security of residents; Maintain an appropriate scale and pattern of development that is compatible with existing neighborhoods and fosters social interaction; Respect the privacy of existing residences Minimize long shadows cast from new development that block solar access to existing residences and open space; Provide adequate, usable, safe and high quality common and private amenity areas; and Minimize impacts to significant natural features such as heritage trees, trails and creeks. 1.5 County Policies This section contains a summary of relevant County policies to these design guidelines for multifamily housing developments RELEVANT GENERAL PLAN POLICIES HE-4 The County shall not approve any land use proposal to develop any site available for multifamily housing for any use other than multifamily. HE-6 Support development proposals that seek to locate new market rate multi-family uses at strategic locations within transportation corridors and at transit stops and stations, or at other strategically located reuse and underdeveloped sites. HE-7 Support residential project proposals that are appropriately designed, and meet required density ranges in order to promote the construction of affordable housing. HE-8 Promote the buildout of vacant urban land through infill, reuse and redevelopment activities, as appropriate, for residential housing including: HE-13 Support the flexibility of development standards, or flexibility within the adopted development ordinances, to accommodate residential projects that are unique or provide special housing arrangements, including affordable housing for lower income households. HE-20 Protect the quality and stability of residential neighborhoods through the enforcement of local regulations relating to the proper use and development of properties throughout the community. 1-4 Interim Multifamily Design Guidelines County of Sacramento

15 Introduction 1.6 Universal Design The Multifamily Guidelines encourage design solutions for persons of all abilities through universal design concepts. Universal design is the process of ensuring that the built environment is accessible, understandable, and navigable to people with a wide range of abilities and conditions affecting one or more of the senses, motor skill, reach, range of motion, and/or general mobility. Universal design accomodates a wide range of individual preferences and abilities; communicates necessary information effectively (regardless of ambient conditions or the user s sensory abilities); and can be approached, reached, manipulated, and used regardless of the individual s body size, posture, or mobility. Universal access and design is encouraged in multifamily housing to benefit people of all ages and abilities by making all components of the built environment more usable and readily accessible by as many people as possible at little or no extra cost. Moreover, universal design must be aesthetically pleasing and functional for people with mobility, visual, hearing, and other impairments as well as those who have no significant disability. Universal design is a higher standard than the standard required by the American with Disabilities Act. Universal design may exceed the minimum program requirements of the building codes. Universal design is best achieved through innovative design of building and spaces, rather than through prescriptive measures and should be considered from the earliest design stages. Design Guidelines Buildings should be designed to be equally usable by people of all abilities. Design solutions should be flexible even if employed in an unconventional manner. Designs should allow people to use its features in more than one prescribed way. For example, on-site location maps and way-finding signs should be viewable from either a seated or standing position. Building and site design solutions for multifamily housing should be simple and intuitive to use. All essential information on wayfinding signage, building numbering, and informational display should be presented to ensure effective communication with all users regardless of their sensory abilities. Building designs should employ features that require minimum to no physical force to use them. Building design features should provide appropriately arranged spaces to be functional by users of all abilities. Minimum Design Standards At a minimum, all multifamily developments shall be in compliance with the Americans with Disabilities Act (ADA), Section 504 of the Rehabilitation Act of 1973, and the California Code of Regulations-Title 24. County of Sacramento Interim Multifamily Design Guidelines 1-5

16 Introduction 1.7 Community Context Types A major goal of the multifamily design guidelines is to help new multifamily development be context sensitive and fit within the surrounding community. The County of Sacramento, however, contains diverse communities that vary in character from rural to urban, and include unincorporated, non-agricultural communities. Knowing the existing zoning of the surrounding community is a simple step in determining the community context type of the site. This section outlines the process of determining the community context type and the eventual multifamily development category that may be appropriate within each predominant community context STEP 1: IDENTIFY THE COMMUNITY CONTEXT TYPE Three major community context types have been identified in Sacramento County. Community Context Type A consists of small agricultural communities of predominantly large and small rural residential lots, agricultural parcels, and some smaller scale agricultural related retail uses. Community Context Type B consists predominantly of singlefamily residential subdivisions, along with larger estate lots, and supporting neighborhood retail centers. Community Context Type C consists of a range of existing neighborhoods with predominantly multifamily housing types, small lot single-family, and surrounding commercial and industrial activities in a more urban setting. Table 1.1 identifies the various community context types that correspond to existing Sacramento County Zoning categories. 1-6 Interim Multifamily Design Guidelines County of Sacramento

17 Introduction TABLE 1.1: LAND USE ZONES AND COMMUNITY CONTEXT TYPE DETERMINATION LAND USE ZONES EXISTING ZONING DISTRICTS MAXIMUM HOUSING DENSITY ADJACENT COMMUNITY CONTEXT TYPE Agricultural AG-160 N/A Context Type A AG-80 N/A Context Type A AG-40 N/A Context Type A AG-20 N/A Context Type A UR N/A Context Type A IR N/A Context Type A Interim General and Limited Agricultural All N/A Context Type A Agricultural Residential Interim Estate Residential AR-10/A-10 N/A Context Type A AR-5/A-5 N/A Context Type A AR-2/A-2 2 ac/unit Context Type A AR-1 1 ac/unit Context Type A RE-2/2A 2 units/ac Context Type A RE-1 4 units/ac Context Type A RE-3 Unknown Context Type A RD-1 or R-1-A/B 1 unit/ac Context Type A RD-2 or R-2/A 2 units/ac Context Type A RD-3 or R-3 3 units/ac Context Type A RD-4 4 units/ac Context Type A RD-5 5 units/ac Context Type A RD-7 7 units/ac Context Type B RM units/ac Context Type B RM units/ac Context Type B RD units/ac Context Type B RD units/ac Context Type B RD units/ac Context Type C RD units/ac Context Type C RD units/ac Context Type C RD units/ac Context Type C County of Sacramento Interim Multifamily Design Guidelines 1-7

18 Introduction TABLE 1.1: LAND USE ZONES AND COMMUNITY CONTEXT TYPE DETERMINATION LAND USE ZONES EXISTING ZONING DISTRICTS MAXIMUM HOUSING DENSITY ADJACENT COMMUNITY CONTEXT TYPE Commercial Industrial SC 20 units/ac Context Type C LC 20 units/ac Context Type C GC 40 units/ac Context Type C AC Not Permitted Context Type C TC Not Permitted Context Type C MP Not Permitted Context Type C M-1 Not Permitted Context Type C 1-8 Interim Multifamily Design Guidelines County of Sacramento

19 Introduction STEP 2: DETERMINE THE PREDOMINANT ADJACENT CONTEXT TYPE The second step is to identify and measure the predominant adjacent context type. The methodology for this determination follows the calculation below: Calculate the linear feet of the site perimeter that is shared with each context type group, excluding street frontages. Refer to Table 1.1 for guidance on appropriate context type determination. Divide the total number of linear feet for each context type group by the total shared site perimeter of the property. The category that shares at least 60 percent of the total shared perimeter will determine the community context type of the project. In cases where the project site is adjacent to two or more context types, the project site category will be determined to be the lower of the adjacent context type group. An example of the calculation appears in Figure 1.1. County of Sacramento Interim Multifamily Design Guidelines 1-9

20 Introduction Property X is adjacent on three sides with to properties in two zoning districts as follows: On the west, Property X measures 150 linear feet and is adjacent to RD-7; On the north, Property X measures 180 linear feet and is adjacent to RD-7; On the east, Property X measures 150 linear feet and is adjacent to RD-5; and On the south, Property X measures 180 linear feet, and is adjacent to a street. Calculations to determine the category for the multifamily development project will be as follows: 1. West - Adjacent to RD-7 (Context Type B) = 150 feet North - Adjacent to RD-7 (Context Type B) = 180 feet East - Adjacent to RD-5 (Context Type A) = 150 feet South - Adjacent to street - not included in the calculation 2. Perimeter of the property = 480 feet Total linear feet for Context Type A = 150 feet Total linear feet for Context Type B = 330 feet Total linear feet for Context Type A Perimeter = = 0.30 = 30% Total linear feet for Context Type B Perimeter = = 0.70 = 70% Since Context Type B is more than 60 percent of the project site shared perimeter, and Context Type A is 30 percent of the project site shared perimeter, Property X would be classified as a Context B Type site. RD RD-7 PROPERTY X RD STREET RD-5 RD-5 RD-5 Figure 1.1: Example of measuring applicable zoning to determine category type 1-10 Interim Multifamily Design Guidelines County of Sacramento

21 Introduction STEP 3: DETERMINE THE APPROPRIATE MULTIFAMILY CATEGORY Some multifamily housing design are more suitable than others for each community context type in Sacramento County. Development guidelines and standards have been organized to locate the appropriate building scale, setbacks and building heights to reflect each community. Thus, multifamily development projects have been organized into three categories to correspond to each context type. Category I multifamily projects are suitable for a site that shares at least 60% of its perimeter with Context Type A properties. Category II multifamily projects are suitable for a site that shares at least 60% of its perimeter with Context Type B properties. Category III multifamily projects are suitable for a site that shares at least 60% of its perimeter with Context Type C properties. The development standards also take into account the characteristics of adjacent collectors and arterial streets, and roadway corridors. Multifamily sites which are adjacent to collector streets, arterial streets or highways may increase their building massing, heights, and densities as outlined in this document. The dimension of the site adjacent to a future planned street widening for collector, arterial, highway or a similar major street will be excluded from the calculation. County of Sacramento Interim Multifamily Design Guidelines 1-11

22 Introduction AG-20 (Context Type A) RE-1 (Context Type A) RD-20 (Context Type C) RD-20 (Context Type C) AR-10 (Context Type A) Category I Multifamily Site RD-7 (Context Type B) RM-1 (Context Type B) Category II Multifamily Site RD-7 (Context Type B) AR-1 (Context Type A) RD-7 (Context Type B) RM-2 (Context Type B) RD-15 (Context Type B) STREET STREET M-1 (Context Type C) SC (Context Type C) RD-10 (Context Type C) GC (Context Type C) Category III Multifamily Site RD-15 (Context Type C) GC (Context Type C) 2/3 of the site perimeter shares a boundary with relevant context type properties STREET Figure 1.2: Examples of Category determination based on surrounding context type 1-12 Interim Multifamily Design Guidelines County of Sacramento

23 Introduction 1.8 Multifamily Category Types These interim design guidelines establish three categories of multifamily design criteria consistent with the context type of adjacent existing communities CATEGORY I MULTIFAMILY PROJECTS Category I projects will be located in areas with mostly very low- and low density residential uses, rural residential areas, and large single-family estate lots with adjacent agricultural lands (five units per acre or less). This category of multifamily project would likely occur along or next to major transportation corridors where multifamily residential and commercial uses are typically found. Projects developed as Category I sites should locate buildings further from property lines, with an emphasis on landscaping to buffer buildings and surface parking lots. Buildings should be no more than two stories in height. Sidewalks, if present, should have landscaped parkways between the curb and sidewalk. Category I multifamily housing County of Sacramento Interim Multifamily Design Guidelines 1-13

24 Introduction CATEGORY II MULTIFAMILY PROJECTS Category II projects will be located in areas with mostly low-density and medium-density residential uses (seven to 15 units per acre). Multifamily projects often occur along major transportation corridors where existing multifamily residential and commercial uses are found. Category II projects should be set back from surrounding properties so that their greater mass will not overwhelm adjacent properties. Landscaping should be provided along property lines to soften the transitions between the multifamily units and adjacent singlefamily development. Buildings may be as tall as four stories interior to the lot and closer to the streets, but should be designed to maintain privacy for any adjacent single-family properties. Wherever possible, sidewalks should provide a landscape buffer between the sidewalks and curb. Category II multifamily housing 1-14 Interim Multifamily Design Guidelines County of Sacramento

25 Introduction CATEGORY III MULTIFAMILY PROJECTS Category III multifamily projects will be located in areas mostly urban in character with surrounding high-density residential uses (more than 15 units per acre) as well as commercial, mixed use or industrial uses. Sidewalks are usually present, in some cases buildings are built to property lines. Category III projects may have four or more stories closer to the street. The most intensely developed Category III projects may provide structured or podium-style parking. Category III projects may also be mixed use projects, with commercial uses on the first floor, and residential units above. Mixed use projects shall comply with guidelines and standards outlined in the County of Sacramento Commercial and Mixed Use Guidelines. Category I and II projects may be allowed to step up to the next higher multifamily category along major transit oriented corridors, major arterial and collector roadways. These include projects in Corridor Plans, Transit Oriented Districts, Specific Plan Areas, and non-residential Neighborhood Preservation Areas (special overlay) subject to the approval of the Planning Commission through the Conditional Use Permit and design review process. Category III multifamily housing County of Sacramento Interim Multifamily Design Guidelines 1-15

26 Introduction 1.9 Multifamily Housing Types A range of housing types can be provided within multifamily districts. These building types may include: garden apartments, two- and three-story walk-up apartments; row houses or townhouses; small-lot single-family homes; four-, six-, and eight-unit apartment buildings; clustered buildings; podium apartments; mid-rise and high-rise towers; duets and duplex buildings; and pull apart town house designs (Refer Figure 1.3). The design standards provide the minimum requirements to maintain compatibility with surrounding neighborhoods, increase safety and security for the residents, and create a higher quality environment and a strong sense of place in Sacramento s communities. Creative and imaginative design solutions for multifamily designs are encouraged. The guidelines and standards cannot address all specific conditions or possible solutions to site and building design. Architects and building designers are continually creating new and imaginative solutions to multifamily housing design that would also be applicable to multifamily housing zones. The guidelines and standards are intended to be flexible in their application. Alternative design solutions that meet the intent of the goals and principles of the design guidelines may be acceptable, upon review through the Design Review process Interim Multifamily Design Guidelines County of Sacramento

27 Introduction Figure 1.3: Multifamily housing prototypes County of Sacramento Interim Multifamily Design Guidelines 1-17

28 Introduction TABLE 1.2: MULTIFAMILY APARTMENT / CONDOMINIUM DESIGN DEVELOPMENT STANDARDS SUMMARY STANDARD 1 CATEGORY I CATEGORY II CATEGORY III Allowed Density 3 Maximum Density 20 du/ac 30 du/ac No upper limit Unit Types 1 Apartments Allowed Allowed Allowed Townhouse Allowed Allowed Allowed Row-house Allowed Allowed Allowed Small-lot Allowed Allowed Allowed Cluster (4 pack/6 pack) Allowed Allowed Allowed 0 lot line / Zipper Lots Allowed Allowed Allowed Podium Condos / Apartments Not Allowed Allowed Allowed Mid-Rise and High Rise (4+ stories) Not Allowed 1 Not Allowed 2 Allowed Setback Requirements 2,2a,3 Front Minimum Side Minimum 5 (1 story) 5 (2-3 story) 5 (1 story) 15 (2-4 story) 5 (1-2 story) 15 (3+ story) Rear Minimum Corner Street Side Minimum Allowed Setback Reductions Setback Averaging Allowed Allowed Allowed 0 Setbacks Not Allowed Not Allowed Allowed Setback with Allowed Encroachment (Porch/Stoop/ Patios/ Bay windows/ Balconies) Front Side Rear Encroachment over Sidewalk (Awnings/Bay windows/upper floors) Front Not Allowed 3 max with 8 min. ht. clearance from top of sidewalk 3 max with 8 min. ht. clearance from top of sidewalk 1-18 Interim Multifamily Design Guidelines County of Sacramento

29 Introduction STANDARD 1 CATEGORY I CATEGORY II CATEGORY III Multifamily Setback Requirements from Existing Single-Family Residential Zoning One Story Two Story Three Story Four Story Five+ Story Side Yard Rear Yard Side Yard Rear Yard Side Yard Rear Yard Side Yard Not Permitted Rear Yard Not Permitted Min. 50 Side Yard Not Permitted Not Permitted (Plus 1:1 setback up to a max. of 100 ) Min. 50 Rear Yard Not Permitted Not Permitted (Plus 1:1 setback up to a max. of 100 ) Building height requirements adjacent to streets greater than or equal to 80 width 8 Three Story 35 building wall ht. 45 top of ridgeline N/A N/A Four Story Not Permitted 45 building wall ht. 55 top of ridgeline N/A Height Limits One Story Two Story Three Story Four Story 15 wall 25 ridge line 26 wall 38 ridge line 35 wall 45 ridge line Not Allowed 15 wall 25 ridge line 26 wall 38 ridge line 35 wall 45 ridge line 35 wall 45 ridge line 15 wall 25 ridge line 26 wall 38 ridge line 35 wall 45 ridge line 45 wall 55 ridge line Five Story + Not Allowed Not Allowed 150 ridge line County of Sacramento Interim Multifamily Design Guidelines 1-19

30 Introduction TABLE 1.2: MULTIFAMILY APARTMENT / CONDOMINIUM DESIGN DEVELOPMENT STANDARDS SUMMARY (CONTD.) STANDARD 1 CATEGORY I CATEGORY II CATEGORY III Open Space Requirements 4,5 Open Space and Landscaping (Private and common open space, yards and landscaped setbacks) Minimum 30% 30% 20% Common Outdoor Amenities Required 10 units or more 10 units or more 10 units or more Private Open Space Minimum 40 sq.ft./unit 40 sq.ft./unit 40 sq.ft./unit Parking Requirements 6,7 Studio One Bedroom Two+ Bedrooms Visitor (spaces per residential unit) Parking requirements for project within 1/4 mile of Transit Stop (Light rail station,brt stop) 6,7 Studio One Bedroom Two Bedroom Visitor (spaces per residential unit) Private Storage Requirements Storage Area/Unit 80 cu.ft. 80 cu.ft. 80 cu.ft. 1 Other creative housing types may be permitted with variations in these development standards upon review and approval of the planning commission through PUD and design review approvals. 2 Setback requirements, encroachments, and internal street widths are subject to review by local service providers and may be restricted based on the County Access Drive Standards or other guidelines used for multifamily residential developments to ensure adequate spacing is available for all necessary utilities. 2a Variable and reduced setbacks are allowed and encouraged as part of project approval through a Special Development Permit, especially for small lot and cluster projects. 3 Under special conditions higher densities may be allowed for senior housing towers, dormitories. 4 Common open space and landscaping coverage is measured as the total square footage of hardscape and landscape areas divided by the square footage of the lot. Common open space areas and outdoor amenities can include common patios, small common greens, pools, pedestrian walkways, tot-lots, and recreation areas and does not include areas used for vehicular access and parking. 5 Public parks and open space constructed as part of proposed multifamily project may be counted up to one-half of the common open space requirement. 6 Visitor parking need not be in addition to required parking where parking spaces are not assigned. For townhouse and small lot developments, street parkings and private driveways may be counted toward visitor parking. 7 Parking requirements for elderly or senior citizen housing projects shall refer to the parking standards in Section (d), Elderly Housing in the Zoning Code of Sacramento County, which specifies a minimum of: 0.5 spaces per fixed parking, fully improved, and 0.5 spaces per unit for overflow parking or future parking reserve. 8 See Section for massing and scale along major streets Interim Multifamily Design Guidelines County of Sacramento

31 Introduction Category I : (3 Story Maximum) Rear Yard Setback INTERIOR LOT Buildable Area CORNER LOT Buildable Area STREET Side Yard Setback Porches/ Decks/Patio Sidewalk Landscape Parkway Front Yard Setback STREET Street Side yard Corner Lot Figure 1.4: Category I example County of Sacramento Interim Multifamily Design Guidelines 1-21

32 Introduction Category II : (4 Story Maximum) Rear Yard Setback INTERIOR LOT Buildable Area CORNER LOT Buildable Area STREET Side Yard Setback Porches/ Decks/Patio Sidewalk Landscape Parkway Front Yard Setback STREET Street Side yard Corner Lot Figure 1.5: Category II example 1-22 Interim Multifamily Design Guidelines County of Sacramento

33 Introduction Category III : (3+ Story) Rear Yard Setback INTERIOR LOT Buildable Area CORNER LOT Buildable Area STREET Side Yard Setback Porches/ Decks/Patio Sidewalk Landscape Parkway Front Yard Setback 3 STREET Street Side yard Corner Lot Figure 1.6: Category III example County of Sacramento Interim Multifamily Design Guidelines 1-23

34 Introduction Figure 1.7: Category I housing setback from existing single-family residences 1-24 Interim Multifamily Design Guidelines County of Sacramento

35 Introduction Figure 1.8: Category II housing setback from existing single-family residences County of Sacramento Interim Multifamily Design Guidelines 1-25

36 Introduction Figure 1.9: Category III apartments setback from existing single-family residences 1-26 Interim Multifamily Design Guidelines County of Sacramento

37 Introduction ATTACHED AND DETACHED TOWNHOUSES Townhouses (and row houses) can be attached single family homes, a duplex, a triplex, or more units in a multifamily zone that is owned in fee simple and may include the land on which the structure sits. Detached townhouses are a series of buildings having no common walls or foundations with the adjoining townhouse and minimal separation between buildings, while attached townhouses share common walls and foundations with the adjoining townhouse. Detached townhouses (or pull-apart townhouses) are often designed as small two or three-story homes with separations between buildings. In no case, however, would the number of units in the townhouse development exceed the density permitted by the multifamily category designation of the site. It is the intent of these design guidelines to allow for maximum design flexibility to achieve a quality residential environment. The development standards are intended as a general guide and creative and innovative designs are highly encouraged. County of Sacramento Interim Multifamily Design Guidelines 1-27

38 Introduction PLAN VIEW Figure 1.10: Attached townhouses in relation with single-family residences 1-28 Interim Multifamily Design Guidelines County of Sacramento

39 Introduction PLAN VIEW Figure 1.11: Detached townhouses in relation with single-family residences County of Sacramento Interim Multifamily Design Guidelines 1-29

40 Introduction TABLE 1.3: DEVELOPMENT STANDARDS SUMMARY FOR TOWNHOUSES STANDARD 1,2 ATTACHED DETACHED Allowed Density 4 Maximum Density As per Category designation (See Table 1.2) Setback Requirements 3,3a Front As per Category designation (See Table 1.2) Side As per Category designation (See Table 1.2) Rear As per Category designation (See Table 1.2) Corner Street Side As per Category designation (See Table 1.2) Setback Reductions Setback Averaging Allowed Allowed 0 Setbacks Allowed Allowed Allowed Encroachment into Setback (Porch/Stoop/Patios/Bay Windows/Balconies) Front 6 6 Side NA NA Rear 6 6 Allowed Encroachment over Sidewalk (Awnings/Bay Windows/Upper Floors) Front Height Limits 9 Two Story Three Story 3 max with min. 8 ht. clearance from top of sidewalk 26 wall 38 ridge line 35 wall 45 ridge line 3 max with min 8 ht. clearance from top of sidewalk 26 wall 38 ridge line 35 wall 45 ridge line Building Seperation Requirement Distance between buildings NA 3 min. Open Space Requirement 5,6 Open Space & Landscaping Minimum 20% 30% Common Outdoor Amenities Required 10 units or more 10 units or more Private Open Space Minimum 40 sq.ft./unit 40 sq.ft./unit 1-30 Interim Multifamily Design Guidelines County of Sacramento

41 Introduction STANDARD 1,2 ATTACHED DETACHED Parking Requirements 7,8 Studio 1 1 One Bedroom Two+ Bedroom 2 2 Visitor (spaces per residential unit) Project within 1/4 th mile of Transit Stop (Light Rail Station or BRT stop) 7,8 Studio 1 1 One Bedroom 1 1 Two Bedrooms Visitor (spaces per residential unit) Private Storage Requirement Storage Area/ Unit 80 cu.ft. 80 cu.ft. 1 All standards in this table are similar to Table 1.2, Development Standards Summary. 2 Other creative housing types may be permitted with variations in these development standards upon review and approval of the planning commission through PUD and design review approvals. 3 Setback requirements, encroachments, and internal street widths are subject to review by local service providers and may be restricted based on the County Access Drive Standards or other guidelines used for multifamily residential developments to ensure adequate spacing is available for all necessary utilities. 3a Variable and reduced setbacks are allowed and encouraged as part of project approval through a Special Development Permit, especially for small lot and cluster projects. 4 Under special conditions higher densities may be allowed for senior housing towers, dormitories. 5 Common open space and landscaping coverage is measured as the total square footage of hardscape and landscape areas divided by the square footage of the lot. Common open space areas and outdoor amenities can include common patios, small common greens, pools, pedestrian walkways, tot-lots, and recreation areas and does not include areas used for vehicular access and parking. 6 Public parks and open space constructed as part of proposed multifamily project may be counted up to one-half of the common open space requirement. 7 Visitor parking need not be in addition to required parking where parking spaces are not assigned. For townhouse and small lot developments, street parkings and private driveways may be counted toward visitor parking. 8 Parking requirements for elderly or senior citizen housing projects shall refer to the parking standards in Section (d), Elderly Housing in the Zoning Code of Sacramento County, which specifies a minimum of: 0.5 spaces per fixed parking, fully improved, and 0.5 spaces per unit for overflow parking or future parking reserve. 9 See Section for massing and scale along major streets. County of Sacramento Interim Multifamily Design Guidelines 1-31

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43 Introduction SMALL-LOT SINGLE-FAMILY HOUSING Small-lot single-family development bridges the gap between conventional single-family housing and larger multifamily housing, creating a continuum of housing opportunities. Small-lot single-family housing tends to be more affordable than conventional single-family developments, providing an opportunity for home ownership particularly for firsttime homebuyers and older adults without children. Homeownership opportunities in neighborhoods benefit from residents strongly invested in the community. Small lot residential single-family homes may be constructed in any multifamily zoning designation subject to County requirements for achieving the minimum density as a percentage of the maximum density permitted in that zone. Small lot single-family developments shall follow all guidelines as outlined for multifamily developments in this document and shall adhere to the standards as outlined in Table 1.4. It is the intent of these design guidelines to allow for maximum design flexibility to achieve a quality residential environment. The development standards are intended as a general guide and creative and innovative designs are highly encouraged. Small Lot single-family housing County of Sacramento Interim Multifamily Design Guidelines 1-33

44 Introduction TABLE 1.4: DEVELOPMENT STANDARDS SUMMARY FOR SMALL LOT SINGLE-FAMILY HOUSING STANDARD 1,2,3,3a SMALL-LOT SINGLE-FAMILY HOUSING Allowed Density Maximum Density As per Category designation (See Table 1.2) Setback Requirements Front As per Category designation (See Table 1.2) Side As per Category designation (See Table 1.2) Rear As per Category designation (See Table 1.2) Corner Street Side As per Category designation (See Table 1.2) Allowed Setback Reductions Setback Averaging Allowed 0 Setbacks Allowed Allowed Encroachment into Setback (Porch/Stoop/Patios/Bay Windows/Balconies) Front As per Category designation (See Table 1.2) Side As per Category designation (See Table 1.2) Rear As per Category designation (See Table 1.2) Corner Street Side As per Category designation (See Table 1.2) Allowed Encroachment over Sidewalk (Awnings/Bay Windows/Upper Floors) Front 3 max with min. 8 ht. clearance from top of sidewalk Height Limits Two Story 26 wall 38 ridge line Three Story 35 wall 45 ridge line Open Space Requirement 4,5 Open Space & Landscaping Minimum 30% Common Outdoor Amenities Required 10 units or more Private Open Space Minimum 40 sq.ft./unit 1-34 Interim Multifamily Design Guidelines County of Sacramento

45 Introduction STANDARD 1,2,3,3a SMALL-LOT SINGLE-FAMILY HOUSING Parking Requirements 6,7 One Bedroom 1.5 Two+ Bedroom 2 Visitor (spaces per residential unit) 0.6 Project within 1/4 mile of Transit Stop (Light rail Station, or BRT Stop) 6,7 One Bedroom 1 Two Bedrooms 1.5 Visitor (spaces per residential unit) 0.5 Private Storage Requirement Storage Area/Unit 80 cu.ft. 1 All standards in this table are similar to Table 1.2, Development Standards Summary. 2 Other creative housing types may be permitted with variations in these development standards upon review and approval of the planning commission through PUD and design review approvals. 3 Setback requirements, encroachments, and internal street widths are subject to review by local service providers and may be restricted based on the County Access Drive Standards or other guidelines used for multifamily residential developments to ensure adequate spacing is available for all necessary utilities. 4 Common open space and landscaping coverage is measured as the total square footage of hardscape and landscape areas divided by the square footage of the lot. Common open space areas and outdoor amenities can include common patios, small common greens, pools, pedestrian walkways, tot-lots, and recreation areas and does not include areas used for vehicular access and parking. 5 Public parks and open space constructed as part of proposed multifamily project may be counted up to one-half of the common open space requirement. 6 Visitor parking need not be in addition to required parking where parking spaces are not assigned. For townhouse and small lot developments, street parkings and private driveways may be counted toward visitor parking. 7 Parking requirements for elderly or senior citizen housing projects shall refer to the parking standards in Section (d), Elderly Housing in the Zoning Code of Sacramento County, which specifies a minimum of: 0.5 spaces per fixed parking, fully improved, and 0.5 spaces per unit for overflow parking or future parking reserve. County of Sacramento Interim Multifamily Design Guidelines 1-35

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47 2 SITE DESIGN

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49 Site Design 2.1 Neighborhood Compatibility Design Principle Multifamily developments should be compatible with surrounding neighborhoods while providing a quality living environment. Good site planning and project design should minimize impacts on existing and planned adjacent uses. Project design should address traffic, relationship or access to transit, parking, circulation and safety issues, control of light and glare, noise, odors, dust, and security. Site layout and design should create a clear definition and relationship between the public and private realm. Neighborhood compatibility can be achieved through control of semi-public and semi-private spaces, landscape, and building details to improve the safety and security of residents. New multifamily development harmonize with the existing neighborhood Rationale Appropriate multifamily design that fits the context and surrounding neighborhood helps maintain property values, increases the safety and security of all residents, promotes a sense of place and neighborly interaction, and improves the overall quality of life for the community. County of Sacramento Interim Multifamily Design Guidelines 2-1

50 Site Design BUILDING ORIENTATION Design Guidelines Harmonize with surrounding uses and improve the overall appearance and character of the neighborhood through building massing, scale, heights, and style. Front doors opening onto streets provide access and visual surveillance Long expanses of windowless, blank walls are avoided. All building facades are treated aesthetically with changes in materials, colors, artwork, use of pilasters, building lines, ornamentation, and/or other aesthetic treatments; and, contain durable quality materials. Orient buildings to adjacent public streets by providing entryways, windows, porches, stoops, balconies, and other active spaces along street frontages. Active spaces oriented to the street provides for visual access, surveillance, and control over public realm, increasing safety and security for the users. Locate surface parking lots to the sides and rear of the lot with building massing oriented to the street, to the greatest extent possible. Provide parking lots with adequate lighting and security as a safety feature. Arrange multifamily residential buildings to provide functional, public and private outdoors spaces for the use of residents. Centrally locate active common open spaces such that it is easily accessible by all residents. Design and landscape street setbacks to create an attractive and varied streetscape. Include landscaping elements such as shade-trees, shrubbery, and ground cover. Avoid large expanses of hard surfaces, paving, rock and bark cover. Design building orientation to access and use solar energy. 2-2 Interim Multifamily Design Guidelines County of Sacramento

51 Site Design CONNECTIVITY Design Guidelines Provide connections between new projects and adjacent neighborhood streets and pedestrian and bicycle paths. Connecting streets should be designed with appropriate widths to discourage overloading traffic on existing streets. Provide for future connections to currently underdeveloped properties. Auto and pedestrian connections connecting development with neighborhood Allow for future connections to currently underdeveloped properties. Gated communities are discouraged in locations where there is good opportunity for connectivity to adjoining neighborhoods. Gated communities may be appropriate for some projects. Disperse access to new development by providing more than one entrance and exit. Create slower, pedestrian-oriented residential streets within the project site and its surrounding neighborhood through traffic calming measures such as traffic circles, chokers, and narrower streets, to the greatest extent possible. Design connectivity with adjacent developments via internal drives and biking or walking trails. Allow pedestrian movement to and along sidewalks to be clear and unobstructed. Design pedestrian paths and access to be clearly visible during the day and well lit after dark. Spatially define and activate streets and common open space areas with building entries and storefronts (if a mixed-use project). Front pedestrian routes with commercial storefront uses onto public spaces and street edges. County of Sacramento Interim Multifamily Design Guidelines 2-3

52 Site Design STREET ELEVATION Design Guidelines Design the building elevation along public streets with respect to its surrounding context. The design should foster an appearance of a residential neighborhood, with articulation and scale, particularly at street level, reflecting the character, rhythm, height, and massing of nearby residential buildings. Provide entries that allow residents to see and be seen. Integrate entries with second floor elements such as balconies and decks. Building entries, including doors, porches, and stoops should be the predominant feature of street fronting buildings. Discourage long expanses of windowless, blank walls. Allow direct views to the street from active spaces within dwelling units through windows facing the street. Discourage garages and on-site parking dominating building facades along streets. Building articulation through color, materials and rooflines define the character of the neighborhood along public streets 2-4 Interim Multifamily Design Guidelines County of Sacramento

53 Site Design GOOD NEIGHBOR DESIGN Design Guidelines Projects should be mindful of adjacent developments through use of good neighbor design strategies such as massing and building orientation. Consider shade impacts on adjacent properties in site design. Consider the existing grade and topography of the site in building layout, height, scale, and massing to maintain compatibility with adjoining lower intensity residential uses. Taller buildings on hillsides should be stepped back or reduced in height when adjacent to lower intensity residential uses to maintain the privacy of rear yards, patios, and private outdoor spaces. Improve the visual quality of the streetscape with projects that complement, rather than replicate, the architectural style and character of the surrounding area. Minimize the potential for the disruption of privacy of adjacent neighbors/buildings through building design that restricts views directly into adjoining buildings, private open spaces, yards, and patios. Multifamily housing complementing adjacent and surrounding housing County of Sacramento Interim Multifamily Design Guidelines 2-5

54 Site Design CORNER LOTS Design Guidelines Create a strong relationship between corner lots and adjoining streets through elements such as wrap-around porches, bays, and entries. Create attractive building facades facing both streets through massing and design of corner lots. Create attractive building facades through well articulated sides of buildings. Achieve articulation with windows, setbacks, entries, porches, and/or balconies. Provide windows with views onto outdoor spaces for additional security and visual interest. Windows and entries on corner facades create strong visual statements 2-6 Interim Multifamily Design Guidelines County of Sacramento

55 Site Design 2.2 Setbacks Design Principle Setbacks of multifamily residential structures should be compatible with the character and setback along the street and surrounding neighborhood. Multifamily developments constructed adjacent to single-family residences should reflect the larger setbacks of the neighborhood, whereas reduced setback may be appropriate in more urban areas. Rationale Building setbacks help establish the continuity and character of a neighborhood and help protect the privacy of neighbors. Appropriate setbacks provide a transition between public and private spaces, provide functional spaces for outdoor activities, allow for light, fresh air circulation within buildings, and provide spaces for landscaping, trees, ground cover, and shrubs. Design Guidelines Provide building setbacks that reflect the surrounding context. Setback relationships between public and private realm Design site plans with variation in both the street patterns and the siting of structures so the appearance of the streetscape does not become overly repetitive and monotonous. Avoid continuous rows of buildings with the same setback. Modulate and vary building setbacks to avoid monotonous streetscapes, create small outdoor places along the street frontage, and better define entries and front yards. Design the primary facade of buildings with varied setbacks to create an interesting and attractive street edge, while maintaining minimum average setbacks consistent surrounding properties and these Guidelines. Extend porches, stairs, and stoops into the front setback to articulate the building facade. Design setbacks between buildings so that spaces are usable or are part of the overall pedestrian scheme. County of Sacramento Interim Multifamily Design Guidelines 2-7

56 Site Design Design Standards The setback for all multifamily structures in each category should be the minimum distances outlined below, measured from the street right-of-ways. Setbacks shall allow enough room for utilities, if greater than those outlined. Front setbacks shall be measured from the front property line or future front property line if street dedication is required for future rights-of-way. TABLE 2.1: GENERAL SETBACK REQUIREMENTS 1 FRONT SETBACK 2,3 REAR SETBACK SIDE SETBACKS Category Main Residence Open Porch or Balcony Rear Interior Side Yard 4 Corner/Street side Yard I 20 min. 12 min. 20 min. II 15 min. 8 min. 20 min. III 12 min. 6 min. 15 min. 5 (1 story) 20 (2-3 stories) 5 (1 story) 15 (2-4 stories) 5 (1-2 stories) 15 (3+ stories) Setback requirements applicable to all surrounding uses types, excluding single-family residential. For setback requirements adjacent to single-family residential, refer Table Setbacks may be reduced equal to the average setback of building on adjacent lots. 3 A 0 front setback may be allowed at the discretion of the planning director upon design review in projects located in urban areas, mixed use projects, live work conditions, or where existing setbacks on adjoining lots are similar. 4 Setbacks on interior side yards above three stories or 35, shall be increased 1 in width for every 2 in height up to a maximum setback width of Interim Multifamily Design Guidelines County of Sacramento

57 Site Design Category I Front Yard Setback Rear Yard Setback Building Line Encroachment into Setback Property Line Building Line Encroachment Into Setback Property Line Category I Building 12' 20' Category I Building 8' 20' Side Yard Setback Building Line Encroachment Into Setback Building Line Encroachment Into Setback Property Line Property Line Category I One Story 3' Category I 3' Two Story 5' 20' Figure 2.1: Category I multifamily housing setbacks County of Sacramento Interim Multifamily Design Guidelines 2-9

58 Site Design Category II Rear Yard Setback Front Yard Setback Building Line Encroachment into Setback Building Line Encroachment Into Setback Property Line Property Line Category II Building 8' 15' Category II Building 8' 15' Side Yard Setback Building Line Encroachment Into Setback Property Line Building Line Encroachment Into Setback Property Line Category II One Story 3' 5' Category II Two & Three Story 3' 15' Figure 2.2: Category II multifamily housing setbacks 2-10 Interim Multifamily Design Guidelines County of Sacramento

59 Site Design Category III Front Yard Setback Building Line Encroachment into Setback Building Line/ Property Line Allowed Encroachment Into Sidewalk Property Line Category III Building 6' 12' Category III Building 4' Build-to line min. 15'-0" sidewalk Side Yard Setback Building Line Allowed Setback Reduction Property Line Building Line Allowed Setback Reduction Property Line Category III One & Two Story 7' 10 Category III Three+ Story 3' 15' Rear Yard Setback Building Line Encroachment Into Setback Building Line Property Line Property Line < 4'-0" Category III Building 6' 15' Category III Building > 3' 15' Figure 2.3: Category III multifamily housing setbacks County of Sacramento Interim Multifamily Design Guidelines 2-11

60 Site Design SETBACK FROM EXISTING SINGLE- FAMILY RESIDENTIAL Design Principle Multifamily housing development design should complement adjacent single-family homes, and should reflect larger setbacks through variation of building heights and stepping back building heights from adjacent single story structures. Rationale Existing single-family residents are often adversely impacted by adjoining multifamily projects due to increased noise, traffic, increased shading, light and glare, and unwanted visual intrusions into both indoor and outdoor private spaces and yards. Good design can resolve many compatibility problems between single-family homes and adjacent multifamily residents through the use of appropriate setbacks, screening, and control of scale and massing of multifamily buildings, particularly near the property line between singlefamily and multifamily properties. Proper side yard and rear yard setbacks are critical to creating compatibility of scale and building massing. Generally, single-family homes allow for minimum five-foot side yards, and minimum 20-foot rear yards. Multifamily dwellings should provide additional setbacks, landscaped screening along property lines, and limit the building lengths along property lines to reduce potential impacts on adjacent sites. Street widths provide sufficient distances and setbacks from existing single-family residences across the street. Design Guidelines Consider the scale, character and location of the multifamily project and the type and width of the street in locating building massing on the site (i.e., portions of buildings with two or more stories and long building facades). Design building heights of new multifamily projects to be compatible with adjoining building heights to minimize potential impacts on adjacent single-family residences. Step back multi-story structures to reduce the bulk and mass adjacent to single family homes. Orient windows on multi-story structures away from single family homes to the extent possible Interim Multifamily Design Guidelines County of Sacramento

61 Site Design Design Standards Multifamily buildings adjacent to existing single-family zoned parcels shall provide a minimum setback from the adjacent single-family lot line consistent with the standards outlined in Table 2.2. Setback requirements shall be measured from the property line. Required setbacks adjacent to existing single-family residences shall not apply to front yard setbacks of sites with single-family residences across a street. TABLE 2.2: SETBACK REQUIREMENTS FROM SINGLE-FAMILY RESIDENTIAL Category ONE STORY TWO STORY THREE STORY FOUR STORY FIVE+ STORY Side Yard Rear Yard Side Yard Rear Yard Side Yard Rear Yard Side Yard Rear Yard Side Yard Rear Yard I Not Permitted Not Permitted II Not Permitted III Min. 50 (Plus 1:1 setback up to a maximum of 100 ) Min. 50 (Plus 1:1 setback up to a maximum of 100 ) County of Sacramento Interim Multifamily Design Guidelines 2-13

62 Site Design Category I One Story Property Line Property Line Existing Single Family Residential Unit Varies (5'-0" typ.) 5'-0" One Story Building: Side Yard Setback Existing Single Family Residential Unit Varies (20'-0" typ.) 20' One Story Building: Rear Yard Setback Two Story Property Line Property Line Existing Single Family Residential Unit Varies (5'-0" typ.) 15' Two Story Building: Side Yard Setback Existing Single Family Residential Unit Varies (20'-0" typ.) 20' Two Story Building: Rear Yard Setback Three Story Property Line Property Line Existing Single Family Varies Residential Unit (5'-0" typ.) 25' Three Story Building: Existing Single Family Varies 40' Side Yard Setback Residential Unit (20'-0" typ.) Three Story Building: Rear Yard Setback Figure 2.4: Category I multifamily housing setbacks from existing single-family residential 2-14 Interim Multifamily Design Guidelines County of Sacramento

63 Site Design Category II One Story Property Line Property Line Existing Single Family Residential Unit Varies (5'-0" typ.) 5' One Story Building: Side Yard Setback Existing Single Family Residential Unit Varies (20'-0" typ.) 20' One Story Building: Rear Yard Setback Two Story Property Line Property Line Existing Single Family Residential Unit Varies (5'-0" typ.) 15' Two Story Building: Side Yard Setback Existing Single Family Residential Unit Varies (20'-0" typ.) 20' Two Story Building: Rear Yard Setback Figure 2.5: Category II (one and two story) multifamily housing setbacks from existing single-family residential County of Sacramento Interim Multifamily Design Guidelines 2-15

64 Site Design Category II Three Story Property Line Property Line Existing Single Family Residential Unit Varies (5'-0" typ.) Existing Single Family 25' Varies Three Story Building: 40' Residential Unit (20'-0" typ.) Side Yard Setback Three Story Building: Rear Yard Setback Four Story Property Line Property Line Existing Single Family Residential Unit Varies (5'-0" typ.) Four Story Building: Existing Single Family Varies 45' 50' Side Yard Setback Residential Unit (20'-0" typ.) Four Story Building: Rear Yard Setback Figure 2.6: Category II (three and four story) multifamily housing setbacks from existing single-family residential 2-16 Interim Multifamily Design Guidelines County of Sacramento

65 Site Design Category III One Story Property Line Property Line Existing Single Family Residential Unit Varies (5'-0" typ.) 5' One Story Building: Side Yard Setback Existing Single Family Residential Unit Varies (20'-0" typ.) 15' One Story Building: Rear Yard Setback Two Story Property Line Property Line Existing Single Family Residential Unit Varies (5'-0" typ.) 15' Two Story Building: Side Yard Setback Existing Single Family Residential Unit Varies (20'-0" typ.) 15' Two Story Building: Rear Yard Setback Three Story Property Line Property Line Existing Single Family Residential Unit Varies (5'-0" typ.) Existing Single Family 25' Varies Three Story Building: 35' Residential Unit (20'-0" typ.) Side Yard Setback Three Story Building: Rear Yard Setback Figure 2.7: Category III (one, two and three story) multifamily housing setbacks from existing single-family residential County of Sacramento Interim Multifamily Design Guidelines 2-17

66 Site Design Category III Four Story Property Line Property Line Existing Single Family Residential Unit Varies (5'-0" typ.) Four Story Building: Existing Single Family Varies 50' 50' Side Yard Setback Residential Unit (20'-0" typ.) Four Story Building: Rear Yard Setback Five+ Story Property Line Property Line Existing Single Family Residential Unit Varies (5'-0" typ.) 50' Five+ Story Building: Existing Single Family Varies Side Yard Setback Residential Unit (20'-0" typ.) 50' (Plus 1:1 setback up to a maximum of 100') (Plus 1:1 setback up to a maximum of 100') Five+ Story Building: Rear Yard Setback Figure 2.8: Category III (four and five+ stories) multifamily housing setbacks from existing single-family residential 2-18 Interim Multifamily Design Guidelines County of Sacramento

67 Site Design ON-SITE BUILDING SEPARATION Design Principle Multifamily buildings should be separated by a sufficient distance to maintain and protect the privacy of units facing one another, reduce unwanted noise, and provide for light, ventilation, and air circulation to the buildings and windows opening into common open spaces. Rationale Multifamily residential design often involves the organization on one site of several buildings separated by open spaces, paseos, parking lots, drive isles, and yards interior to the project. Buildings too close to one another can impact the livability of residences due to reduced privacy, intrusions of noise, and/or reduced light, air, and ventilation to individual units. Good building design and thoughtful placement of buildings and landscaping can help to create an attractive and more livable environment for residents. This distance will maintain a sense of enclosure while providing sufficient separation for ventilation, light, air, and privacy of interior units. Buildings can be closer together at corners, or at ends of the buildings where windows, private outdoor spaces, and balconies are not directly facing one anther. Small narrow interior yards (less than 5 in width) often become left over unsupervised, unusable nuisance spaces that collect trash, garbage, and are seldom maintained. In some cases, however, tighter spaces, if relatively short in distance, can create attractive pedestrian alleyways leading to larger common open spaces, courtyards, and pedestrian plazas or leading to parking areas. Eaves, balconies, porches, and other architectural elements can project into interior side yards and open spaces between buildings if the privacy of units is maintained. Staggering and offsetting of window, entries, balconies, and private patios can provide for greater privacy where buildings are closer together. Buildings can be located closer together where windows, entries, balconies, and private outdoor spaces are not facing one another. Staggering building facades along interior spaces creates additional variety and interest to the site and building design. Avoid small, narrow interior side yards with no functional purpose that can become nuisance areas without proper maintenance. Design Guidelines Maintain separation between residential buildings sufficient to provide privacy between units and outdoor private open spaces and balconies. Orient windows, private balconies, patios, and courtyards between buildings to protect the privacy of users and reduce unwanted noise between units. Use fencing, landscape screening, and the orientation private outdoor spaces of units to protect the privacy of units facing one another in adjoining buildings. County of Sacramento Interim Multifamily Design Guidelines 2-19

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69 Site Design 2.3 Open Space and Common Outdoor Amenities Design Principle Multifamily developments should provide easily accessible and functional open spaces and common outdoor amenities for residents. Open spaces may include all landscaped yards, planters, planted buffers and common recreation areas such as playgrounds, pools, picnic areas, tot lots, and community patio areas. Common open spaces should be provided as appropriate for the ages and number of residents living within the project. Rationale Well-designed and accessible common open spaces foster a sense of community within a multifamily project. Open spaces also encourage physical activities and are key to creating healthy communities. By making open spaces more accessible from adjacent livable spaces, a wide range of activities are generated within and around open spaces throughout the day. Visual surveillance of open spaces provides for safety and security of users. Open spaces and common amenities within multifamily projects offer the types of private and semi-private spaces associated with singlefamily residences. Design Guidelines Provide pools, recreation facilities, tennis courts, spas, hot tubs, seating, water fountains, tot lots, and similar features as common open space amenities to serve different age groups, as appropriate. Well designed common open spaces provide opportunities for both active and passive recreational activities Landscaped stormwater quality design measures can be integrated and placed into open space areas to provide stormwater quality benefits and landscaping benefits. Locate and organize common open spaces such as parks, as large meaningful areas, and not unusable fragments. Emphasize doors, entries, windows and private open spaces opening onto these common areas to the greatest extent possible. Design open spaces connected by a comprehensive, on-site pedestrian circulation system to maximize accessibility and use by residents from all buildings. Locate and landscape open spaces, recreation areas, plazas and courtyards to take advantage of solar orientation, provide protection from wind, and afford shade during hot summer months. County of Sacramento Interim Multifamily Design Guidelines 2-21

70 Site Design Provide recreation areas for children, unless a multifamily project is identified as an adults only or senior project. Provide appropriate amenities to serve anticipated residents (such as on-site child care and play lots for projects with families and children, less parking and more walking paths for senior housing). Locate common open spaces such as tot lots, children s play areas, picnic facilities, pools, and similar amenities to allow maximum visibility from surrounding residences and streets. Locate common facilities such as laundry rooms, mailboxes, and community areas adjacent to common open spaces to maximize their visibility and activity. Design Standards A minimum of 30 percent of the total project site area shall be provided as landscaped open space including walkways, drive aisles, parking areas, and etc. Well designed common open spaces cater to different age groups and interests For all multifamily projects of 25 units or more, a portion of all common open space shall include outdoor amenities such as, but not be limited to: picnic tables and outdoor seating, pools, common patios, tot lots and play equipment, tennis courts, barbecues areas, hot-tub, or other similar active recreation spaces for the residents. All small lot developments shall provide a common open space with amenities if there is no neighborhood park or other available open space with recreational amenities within walking distance of residential units. All on-site outdoor amenities shall be preserved and maintained for the life of the project unless otherwise approved by the Planning Director. Active recreational facilities may be replaced with similar amenities subject to the approval of the Planning Director. Public and common use areas shall be accessible to and usable by people with disabilities. Private balconies are not included in the percentage of landscaped open space. For townhomes and small lot developments, private yard areas may be counted towards total open space Interim Multifamily Design Guidelines County of Sacramento

71 Site Design 2.4 Private Open Space Design Principle Multifamily developments should provide easily accessible private open space to all dwelling units. There should be an emphasis on dwelling units opening onto private open spaces. Rationale Private open spaces provide for a pleasant and functional living environment for residents. Private open spaces act as transitional area between public open spaces and the private and semi-private spaces of the dwelling unit. Private outdoor open spaces provide residents with an attractive outdoor place that can be used for outdoor eating, barbeques, small private gardens and flower beds, sunbathing, or simply enjoying the environment. Design Guidelines Design usable open spaces such as porches, front yards, patios, decks, and balconies to qualify as private open spaces. Private open spaces add architectural interest to buildings, while being a functional living environment Provide each dwelling unit with a private open space such as an at-grade patio, stoop, porch, or balcony for upper stories for the exclusive use of that unit. Provide private open spaces of a reasonable size to afford functional and comfortable outdoor living opportunities. Provide balconies and porches at a width deep enough to allow for a chair or small table to be used. Do not place amenities such as air conditioning and other mechanical equipment in private open spaces such that it may render the space unusable or fragmented. Locate private open spaces to take advantage of solar orientation, shade in the summer, and breezes to the greatest extent possible. Integrate decks and patios into the overall design of the building, such that it does not appear to be applied to the building facade. County of Sacramento Interim Multifamily Design Guidelines 2-23

72 Site Design Personal storage spaces (storage closets) may be designed as extensions of private open spaces, decks, or porches, or placed within garages and carports. Encourage raised front porches or front stoops for ground floor units. The first floor level, if raised above the grade of the sidewalk directly in front of the front entrance, provides for greater privacy at the entry and improves surveillance of the public street. Design Standards Private open space shall be a minimum of 40 sq. ft. per dwelling unit. Ground floor private patio spaces may be counted as a subset of the overall 30 percent landscaped open space requirement. Balcony designs complement the existing character of the neighborhood 2-24 Interim Multifamily Design Guidelines County of Sacramento

73 Site Design 2.5 Scale and Mass Design Principle The scale and mass of multifamily residential structures should be compatible with the adjacent neighborhood and vary based on character, scale, and edge conditions of surrounding existing developments. Rationale Stepping building heights, breaking up the mass of the building and shifting building placement can help mitigate the impact of differing building scales and intensities. Design Guidelines Step down buildings at upper levels in neighborhoods with relatively smaller-scale, particularly single-story, buildings on adjacent lots. Multiple rooflines, varied building heights and architectural detailing add interest and reduce mass TABLE 2.3: ALLOWABLE BUILDING COVERAGE CATEGORY ALLOWABLE BUILDING COVERAGE 1 I 45% II 45% III 50% 1 Subterranean, or partially submerged podium parking (below five feet in height above the site grade) does not count toward building coverage. Allow a scale transition between larger-scale buildings and smaller-scale buildings on adjoining lots. Use varied roof forms, mass, shape, and materials to create variations in building facades. Encourage variation to the number and mix of unit sizes (studio, one-bedroom, two-bedroom, and three or more bedrooms), to the greatest extent possible. Create varying front setbacks, staggered roof planes, and variety in orientation for units clustered into one structure. Avoid a monotonous or monolithic institutional appearance in favor of an appearance of distinct and articulated smaller attached buildings. Design buildings that have a street facade which is complementary in scale and massing to its surrounding. Provide a sense of pedestrian scale at the ground level for buildings facing public streets and spaces through appropriate use of building materials, and details such as posts, wainscoting, decorative tiles, shutters, and window boxes. County of Sacramento Interim Multifamily Design Guidelines 2-25

74 Site Design MASSING AND SCALE ON MAJOR STREETS Design Principle Building massing and scale should be intensified along major streets and at intersections to define the street edge. Rationale Many multifamily housing projects are often located near or adjacent to major collector and arterial streets. These streets are four to six lanes wide and most often provide sufficient capacity to handle traffic generated by multifamily housing developments. Greater building massing along wider streets helps visually define the street edge and create a sense of place and street enclosure. In combination with appropriate pedestrian improvements and design features, such massing can help create a more interesting, pleasant, and safe street environment. It is also important to note that the location of multifamily housing along major streets raises several issues, which can be addressed through good design, such as controlling street noise, air quality impacts, and the quality of the street environment for pedestrians. Design Guidelines Help define the street edge through the location of building massing and heights. Increase building mass and height proportional to the street width, with higher massing on wider streets and decreased massing on narrower streets. Multifamily housing with well articulated street facades Reinforce the pedestrian scale along the street edge through orientation of building entries, windows, stoops, front porches, and decks. Define the street corner and create a strong visual statement at intersections with taller buildings, design elements and massing on corners. Design building massing and height to be greater along the street edges and at corners of wider arterial and collector streets and stepped down in scale to be compatible with the scale and massing of lower intensity buildings on adjacent lots Interim Multifamily Design Guidelines County of Sacramento

75 Site Design Design Standards On major collector and arterial streets with widths of 80 feet or more, building heights may increase along the street front by an additional one story or 15 feet (whichever is greater) above the existing height limit, provided the setback standards adjacent to existing single-family residential lots are maintained in accordance with Section On major arterial and collector streets with widths of 80 feet or greater, front yard setbacks from the street, front property lines, or back of sidewalks shall conform to the existing setback standard. TABLE 2.4: ALLOWABLE INCREASE IN HEIGHT STANDARDS CATEGORY STREETS LESS THAN 80 WIDTH 1 STREETS GREATER THAN OR EQUAL TO 80 WIDTH I II Two Story 26 building wall 38 top of ridgeline Three Story 35 building wall 45 top of ridgeline Three Story 35 building wall 45 top of ridgeline Four Story 45 building wall 55 top of ridgeline III N/A N/A 1 It is the intent that three story buildings may be permitted in Category I in the interior of the property if setbacks from adjacent existing single-family lots are maintained. County of Sacramento Interim Multifamily Design Guidelines 2-27

76 Site Design HEIGHT LIMITS Design Guidelines Relate building heights closest to property lines to the height and scale of adjacent buildings. Allow buildings to have greater height in more intensely built areas. Design Standards Require site specific design reviews based on sightlines to determine whether taller building design fits within the context of its surrounding. Maximum height by multifamily project category shall be follows: TABLE 2.5: HEIGHT REQUIREMENTS CATEGORY MAX. WALL HEIGHT MAX. RIDGE HEIGHT I II III N/A N/A DENSITY Design Standards Multifamily developments should be within the ranges per existing zoning. Multifamily developments in Category III locations should have no upper limit on density. Density requirements should also comply with other requirements, particularly with infill lots in existing neighborhoods Interim Multifamily Design Guidelines County of Sacramento

77 Site Design Building Heights One Story Building 25'-0" Max. Ridge Line 15'-0" Max. Top of Wall Two Story Building 38'-0" Max. Ridge Line 26'-0" Max. Top of Wall Category I, II & III 0'-0" Finish Grade Category I, II & III 0'-0" Finish Grade Three Story Building Loft or mezzanine 45'-0" Max. Ridge Line 35'-0" Max. Top of Wall Category I, II & III 0'-0" Finish Grade Four Story Building Loft or mezzanine 45'-0" Max. Ridge Line 35'-0" Max. Top of Wall Five+ Story Building Category III ~ No height limit Category II & III 0'-0" Finish Grade Figure 2.9: Building height requirements for multifamily housing County of Sacramento Interim Multifamily Design Guidelines 2-29

78 Site Design 2.6 Circulation Design Principle The visual prominence of vehicles should be minimized by siting parking areas to the rear or side of the property rather than along street fronts, and providing underground or partially underground parking. Surface parking areas should be screened from views exterior to the site. Parking shall be designed to minimize potential pedestrian-vehicle conflicts and impervious surfaces. A larger number of smaller parking areas are preferred to a smaller number of large parking areas. Parking should be configured to reduce the distance between a resident s parking space and dwelling unit. The location and design of driveways should minimize the impact of automobile circulation on the pedestrian environment and adjacent properties. Paseos can supplement the role of streets and drives in the pedestrian circulation network. An accessible pedestrian paseo network may provide front door access to units and allow for higher overall densities. Paseos should be designed as pedestrian streets and allow for clear and comfortable access to common site amenities, the public street, and visitor parking. Safe and efficient auto, bike, and pedestrian circulation systems enhance the livability of the neighborhood and community Rationale Planning for safer and efficient movement of vehicles and pedestrians can result in an aesthetically appealing site, increased pedestrian safety, reduced amount of impervious surface, and increased open space on site. Well-designed vehicle and pedestrian circulation within the development helps clarify the relationship between private and public spaces and areas intended primarily for vehicles versus pedestrians. Smaller driveways, curb cuts and parking areas can reduce barriers to pedestrian movement, improve the aesthetics of the site, and reduce development costs Interim Multifamily Design Guidelines County of Sacramento

79 Site Design Design Guidelines Organize street patterns in multifamily site designs to be clear and understandable, supporting wayfinding (methods by which individuals orient themselves and navigate through an area) by users. Organize the circulation system of larger multifamily projects (80 units or more) as a simple hierarchy of streets, driveways, parking areas and alleys with at least two points of access to public streets where feasible. Encourage well connected pedestrian routes within the project site and to the surrounding neighborhood, with an emphasis on relationships to open space networks. Provide reasonable access for persons with disabilities. Organize street patterns and pedestrian paths to be clear, understandable, and easy to navigate County of Sacramento Interim Multifamily Design Guidelines 2-31

80 Site Design ENTRANCES, EXITS AND CONNECTIONS Design Guidelines Create internal circulation and connections between the project and the street to address the needs of pedestrians, bicyclists, and vehicles. If located along a transit route, provide convenient access to transit stops from multifamily projects. Design new projects to provide connections to adjacent development areas and which allow for connections to future developments. Minimize total impervious surface resulting from pavement, sidewalks, and parking through use of landscaping and landscaped open spaces. Locate vehicular entrances and exits to provide for safe sightlines and distances from street corners and intersections. Provide adequate and well landscaped pedestrian ingress and egress from the development to public rights-ofway, bus stops, and public transit to reduce long walking distances. Connections through public and common use areas must be accessible to people with disabilities. Multifamily development entrances and connections are accentuated by paving treatments and landscaping 2-32 Interim Multifamily Design Guidelines County of Sacramento

81 Site Design PUBLIC STREETS Design Guidelines Allow new projects to provide for as many on street parking spaces as safely as possible. Design a planter strip between the curb and sidewalk as an additional buffer between the streets and pedestrians on the sidewalk, thereby increasing safety and allowing for street tree planting and as a stomwater quality benefit to help slow and reduce the amount of runoff to the street gutters. Design Standards Multifamily developments in Category II and III should provide a minimum 5-foot wide planter strip between the pavement edge and sidewalk. In infill areas, sidewalks and planters may match the existing pedestrian envrionment, with the intent to separate sidewalks from the street wherever possible. Sidewalks, planter strips and on-street parking add functional and aesthetic appeal to multifamily units fronting public streets County of Sacramento Interim Multifamily Design Guidelines 2-33

82 Site Design INTERNAL STREETS Design Guidelines Design internal streets to connect to local landmarks or amenity features such as parks or community buildings, tot lots, or stands of large trees, if present adjacent to or near the project. Well designed internal streets act as both vehicular and pedestrian connections and enhance the general livability of the neighborhood Design internal streets to include landscaping and provide spaces and pedestrian amenities for social interaction such as small gathering areas, gang mail boxes, benches and seating, water features, and shaded areas. Provide traffic calming measures such as roundabouts, narrower roadways, on street parking, chokers, and speed bumps along internal streets. Design internal streets with sidewalks to promote pedestrian activity within the development. On larger projects, provide loop circulation on internal streets to the greatest extent possible and minimize segregation of common open spaces. Develop projects that face internal streets to enhance the general livability, visual quality, and safety of the street. Design internal streets, parking lots, and driveways as parking courts that provide for additional outdoor hard surface play spaces by controlling traffic speed and movements. Such joint use of parking areas provides opportunities for additional social interaction between residents. Consider designing narrower street sections where fire access is not required to reduce the amount of impervious area and enhance the appearane of driveways. Design Standards For internal streets, include a minimum five-foot landscaped buffer along roadways adjacent to property lines Interim Multifamily Design Guidelines County of Sacramento

83 Site Design DRIVEWAYS AND INTERNAL CIRCULATION Design Guidelines Minimize the number and width of driveways and curb cuts. Design shared driveways to the greatest extent possible. Create textures, patterns, and colors in the design of paved parking areas or entries to create visual interest and to distinguish them from other paved areas. Do not design large monolithic areas of single color untextured paving. Use accent paving such as textured paving and paving blocks in driveways. Design driveways to be well lighted and distinct from building lighting, common housing lighting or appropriate scaled street lighting. When designing streets with cul-de-sacs, live-end culde-sacs are preferred. Live-end cul-de-sacs provide for pedestrian access at the ends to adjoining streets, open spaces, parks, and trail systems while still permitting the cul-de-sac to be used as a common outdoor space. For driveway access with ten or fewer units, consider a T-shaped turnaround. A dimension of 20 feet by 80 feet will accommodate most vehicles. Consider using Hollywood driveways to reduce the amount of impervious area and enhance the appearance of driveways (refer to the County s stormwater quality design standards). Design traffic islands with attractive, low-maintenance shrubs or perennials, appropriate for the soil and moisture conditions. Common shared driveways minimize the total amount of impervious surfaces Design Standards Dead end driveways should be less than 150 feet long, and have appropriate turnarounds as needed. Design circular cul-de-sacs with a radius of 40 feet or less to the greatest extent possible. Minimum widths for internal streets or driveways, per Fire Department Standards: Uncurbed driveway with no parallel parking when fire lane is not necessary 16 Curbed int. street with no parallel parking 20 Curbed int. street with parallel parking on one side 28 Curbed int. street with parallel parking on both sides - 36 Street design and width should be confirmed with the fire department. County of Sacramento Interim Multifamily Design Guidelines 2-35

84 Site Design PASEOS / PEDESTRIAN PATHS Design Principle Paseos provide common outdoor spaces and allow for pedestrian access through the development. Front door access to units may be provided via paseos, with these spaces acting as both public and semi-private spaces. These spaces could be further enhanced to be user-friendly through the use of appropriate pedestrian amenities such as seating, lighting, fountains, and landscaping. Paseos can also function as outdoor gathering places for residents, and provide additional recreational amenities such as game tables, small children s play area, picnic tables, outdoor gazebo, community garden, and other smaller community amenities. Paseos that terminate on a public street should be attractively landscaped and identified with an entry gateway. Design Guidelines Locate paseos where vehicular connections are infeasible due to project or site constraints. Well lighted and landscaped paseos with homes fronting onto them increase livability and visual appeal 2-36 Interim Multifamily Design Guidelines Visually identify paseos by special paving and pedestrianscale lighting. On pedestrian pathways, include amenities such as trellises, trees, seating, lighting and landscaping that visually extend the open spaces for safe pedestrian use. Provide lighting for safety and visual access. Front buildings onto paseos with windows, entries, and balconies to increase the visual surveillance of the area for safety and security. Limit the length of the paseo walkway and provide perpendicular connections from the paseo between buildings to parking areas, public streets, and open spaces. Design paseos to provide sunlight during the day whenever feasible. Allow a paseo to be named as a special place with buildings lining the paseos taking their addresses from the paseo. Direct roof runoff to bioretention planters and landscaping strips in the paseos for treatment, whenever possible. County of Sacramento

85 Site Design PARKING Design Principle Parking is critical to the success of a multifamily residential project. Parking needs to be convenient, accessible, and safe, screened from street views, and well landscaped to reduce summer heart gain, and controlled stormwater runoff. With the exception of higher intensity urban areas, mixed use villages, and town centers where apartment buildings are more common, most new apartment designs are two- to three-story walk-up structures. These are often referred to as garden-style apartments with a mix of unit types serving singles, couples, and young families. Two basic strategies can be applied to the site layout of multifamily apartments: - Internalized parking lots with good configuration layouts and buildings that ring the site and allow for casual surveillance. These layouts should be encouraged. - Externalized parking with buildings that cluster around a central common open space with parking oriented to the exterior. In most developments, both approaches are utilized to conform to site conditions. External parking increases building setbacks from adjacent properties, and provides more direct access to on-site community recreational facilities. However, external parking lots become more exposed to the surrounding community. Well landscaped paths should connect parking lots to main buildings, and located nearest to residential buildings Design Guidelines Locate parking and vehicle access away from street corners. Screen parking areas visible from the street right-of-way with landscaping, berms, or decorative visual barriers. Discourage use of fences or walls as the preferred method of screening parking from the street. Buffer parking areas from adjacent residential properties. Provide landscaping adjacent to and within parking areas to screen vehicles from view. Multiple smaller parking lots are preferred over single, large lots to minimize the expansive appearance of parking areas. However, the parking lot design should not negatively impact the design of the project. County of Sacramento Interim Multifamily Design Guidelines 2-37

86 Site Design If large parking areas are needed, design a clearly defined pedestrian path inside the parking area that provides safe and easy access to and from buildings and sidewalks. Additional visitor parking equal to 0.5 spaces per unit shall be provided with spaces clearly signed and labeled and managed to avoid misuse by residents. Plant trees and shrubs to soften the overall impact of parking areas and to provide shade and noise reduction. Meet County of Sacramento ADA requirements and standards. Locate secure bicycle parking close to, and with direct access to, residential buildings and entries. For resident parking, the following minimum spaces per category shall be provided: Set back parking adjacent to dwelling units to provide a buffer between the parking area and living areas and to reduce the potential impacts of noise and light on adjacent residences. Provide appropriate buffers through a combination of landscaping, walkways, private outdoor patios and/or low walls. TABLE 2.6: PARKING REQUIREMENTS CATEGORY I CATEGORY II CATEGORY III Do not allow parking and paving to directly touch against residential buildings. Incorporate stormwater quality measures into the parking areas to treat the storm runoff and enhance the parking areas by providing shade and reducing the amount of paving. Vehicle wash areas shall be designed to the latest stormwater quality design standards. Consider subterranean parking for Category III projects located along three and four lane roads, with paseos or similar public spaces as entrances to the complex, and allowing better utilization of site area. Project Requirements 2 Studio One Bedroom Two Bedroom Visitor Projects within 1/4th mile of Transit Stop 2 Studio One Bedroom Design Standards Paved surface parking areas should be separated from the primary residential building by a minimum four foot wide walkway and/or a minimum seven foot wide landscape strip. Residential parking spaces shall be clearly marked and located closest to the residential unit, to the greatest extent possible. For affordable housing projects, parking requirements may be lowered to 90% of the County parking requirements subject to on-site management to avoid multiple persons and families occupying individual units that cannot accomodate their parking needs. Two Bedroom Visitor Visitor parking need not be in addition to required parking where parking spaces are not assigned. For townhouse and small lot developments, street parking and private driveways may be counted toward visitor parking. 2 Parking requirements for elderly or senior citizen housing projects shall refer to the parking standards in Section (d), Elderly Housing in the Zoning Code of Sacramento County, which specifies a minimum of: 0.5 spaces per fixed parking, fully improved, and 0.5 spaces per unit for overflow parking or future parking reserve. Meet County standards for parking lot shading. On site parking spaces should be assigned, and numbered to individual units Interim Multifamily Design Guidelines County of Sacramento

87 Site Design BIKE PARKING Design Standards For categories II and III, a minimum of one bike parking space per unit shall be provided on site with guest bike parking at one space per 10 units provided on site. Private storage areas in units may qualify for bike parking. Bike parking for guests should be clustered in common areas for easy convenience. Bike parking is provided in easily accessible common areas and in close proximity to residential buildings County of Sacramento Interim Multifamily Design Guidelines 2-39

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89 3 SITE DETAILS

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91 Design Details 3.1 Building Design Design Principle Building design elements shall respect, enhance, and contribute positively to the predominant characteristic of existing developments in the neighborhood. Variety and distinctiveness in design is desirable. Rationale Quality in detail and design contributes not only to the long-term value of a project, but to the neighborhood as well. The use of different styles and materials is intended to add variety to the buildings just as is often found in neighborhoods that have evolved over time. Well articulated building design through form, materials, and color County of Sacramento Interim Multifamily Design Guidelines 3-1

92 Design Details BUILDING ARTICULATION AND DESIGN FOR PRIVACY Design Guidelines Design large projects (greater than 50 units) to contain a variety of building elevations. Avoid excessive repetition of elevations throughout a neighborhood or project with little or no differentiation. Minimize upper story views into adjacent private yards. Multifamily projects should be designed to respect the privacy of surrounding uses. Provide a variety of elevations within a neighborhood or project 3-2 Interim Multifamily Design Guidelines County of Sacramento

93 Design Details SUSTAINABLE DESIGN STRATEGIES Design Guidelines Utilize sustainable design strategies in building design and reflect this practice in the site design, building orientation, on-site stormwater management, and material selection. Employ energy conservation strategies including shading devices and use of trees to reduce the heat gain of buildings and parking lots; selection of colors to reduce heat gain; and use of high quality insulation materials to reduce energy consumption (especially the use of air conditioning during hot summer months), to the greatest extent possible. Use water conserving features in irrigation systems and drought tolerant plants in landscaping. Design and use heat sinks in the project to be compatible with the development. Employ energy efficiency appliances and lighting practices to the extent possible. Green Building Design Check and information is attached as Appendix C. Employ a variety of sustainable design strategies to improve the quality of the site environment County of Sacramento Interim Multifamily Design Guidelines 3-3

94 Design Details ENTRY FEATURES Design Guidelines Design entry features such as porches, stoops, balconies, and porticos to add visual interest to buildings. Design entry features that are clearly visible and distinguishable as the primary entrance. Design the depths of decks, stoops, and porches at a width deep enough for a chair and table. Design Standards Provide at least one building entry on an accessible route to accomodate people with disabilities. Well articulated entry features define the character of the development 3-4 Interim Multifamily Design Guidelines County of Sacramento

95 Design Details WINDOWS AND OPENINGS Design Guidelines Design windows and doors to add variety and interest to the building design. Avoid grids of repeated windows. Use double glazed windows, glass block, roof top sky lights, and opaque window glass to reduce noise and visual intrusion into adjoining units. For stepped up units, use high and translucent windows for the upper stories. For developments facing the street, provide large window openings to maximize natural ventilation and sunlight and allow visual surveillance of the street. Good location and design of windows and doors allow ventilation and surveillance County of Sacramento Interim Multifamily Design Guidelines 3-5

96 Design Details GARAGES AND CARPORTS Design Guidelines Minimize garage doors along street fronts to appear less dominant in the street-facing building facades. To reduce the visual dominance of garages along the street, garages doors can be recessed within the building design, turned perpendicular to the street, and divided into smaller individual one car entries. Materials, colors, and rooflines of carports and garages reflecting main buildings enhance the design of the development Locate garages and carports to the side and rear of developments. Garage carports and accessory buildings shouldn t be located on front yards or front and side yards facing a public street. Vary the locations of garages, to avoid the appearance of garage door rows. Design carports roofs in a consistent style and character as the main building, except as need to provide for solar panels or other sustainable design. Choose materials and colors of garages and carports to be compatible with the main building design. Provide lighting in carport areas. Fully enclose storage for boats, recreational vehicles, and trailers, as well as storage sheds, when visible from the street or active adjacent uses. Design additional, private storage spaces for individual units within carports. Provide solar panels integrated within carport roofs as a sustainable design strategy to conserve energy. 3-6 Interim Multifamily Design Guidelines County of Sacramento

97 Design Details ROOFLINES Design Guidelines Vary roof elements to minimize the appearance of mass and bulk of buildings. Correspond rooflines to variations in building massing and articulation with bays, gables, dormers and strong eave elements. Design roofs (form, style, and pitch) to further enhance and articulate the architectural vocabulary used in the facades and to be compatible with the style and character of the neighborhood. Generally, sloping roofs are more rural residential in character; flat roofs are more appropriate in urban situations. Varied rooflines add interest and character to buildings, and the neighborhood County of Sacramento Interim Multifamily Design Guidelines 3-7

98 Design Details MATERIALS/COLORS/TEXTURES Design Guidelines Use building materials that are of high quality, durable, require low maintenance, and complement the design of the building. Use a combination of varied materials, textures, and colors. It is generally preferred that the number of materials used on the exterior be such that a clean, uncluttered design is the result. Consider use of Permanent roof materials such as concrete and clay tile because of their low maintenance and consistent appearance over time. Wood shake or shingle roofing meeting fire safety standards is also acceptable. Use material textures and colors to help articulate the building design. Use color variations to unify various building elements, and harmonize with the overall neighborhood design. Use color differentiation within the same multifamily project to reduce monotony, bland, and repetitiveness within the building facades. Accentuate individual units with varying color schemes, materials, and textures to achieve greater variety, visual interest, and richness in the character of the neighborhood. Use composition shingles that is of the heavy laminated dimensional type, and of at least a 25-year quality. 3-8 Interim Multifamily Design Guidelines County of Sacramento

99 Design Details PERSONAL STORAGE Design Guidelines Provide a minimum of 80 cu. ft. enclosed storage area for each residential unit. Locate personal storage spaces within each unit, in common storage areas or design them as an integral part of carports and garages. Personal storage can also be designed adjacent to decks and ground floor private patio areas. Personal storage designed within and near residences County of Sacramento Interim Multifamily Design Guidelines 3-9

100 Design Details LIGHTING Design Guidelines Design site lighting to have a scale, design, and color that best complements the character and design of the multifamily development. Internal street lighting should be compatible with site lighting throughout, creating a cohesive aesthetic for the area. Attractive lighting in common areas add visual interest to site design, and increase safety Provide lighting in all common areas and facilities, including pedestrian and vehicular routes. The emphasis should be on lighting landscape or building surface. Use attractive and pedestrian-scaled lighting. Provide adequate lighting in open spaces. Provide lighting at even illumination levels, adequate to provide safe visibility. If light fixtures are visible, they should be of low intensity or have adequate diffusing lenses to minimize their brightness. Use landscaping lighting that is glare free or glare minimized. Lighting should be accomplished in a manner that it does not create glare for pedestrians or adjacent properties. Do not allow spillover and glare from lighting fixtures onto interior spaces of buildings and adjacent properties. Use lighting fixtures of high quality and durable materials. Limit night lighting, visible from the exterior of a building, from the project s boundaries and from public streets and sidewalks to that necessary for security, safety, and identification. Screen night lighting from adjacent residential areas and direct in a downward manner or beyond the boundaries of the parcel on which the building is located or beyond the public right-of-way that the lighting intends to illuminate. Use of the Multi-family Green Point Checklist is highly encouraged. Refer to Appendix CA attached. Employ Energy Star appliances and energy efficient lighting in construction, to the extent feasible, consistent with the adopted Green Building Policy Interim Multifamily Design Guidelines County of Sacramento

101 Design Details Design Standards In all cases, use fully shielded fixtures for street lights. For street lights, use high pressure sodium lights. Locate street lights between 9 and 16 feet above grade with a maximum average spacing (per block face) of 100 feet on center, aligned with the street trees on each side of the street. Pedestrian lighting in common areas should be between eight and 12 feet in height. Lighting in parking areas should be between 10 and 14 feet in height. Ground level pedestrian lighting, such as bollards, should not exceed 4 feet in height. Use under canopy and entry lighting to illuminate the pedestrian walkway which may be shaded from streetlights. These fixtures may be recessed down lights or pendant fixtures set in the soffit or other wall mounted shaded fixtures. In addition to the standards ser forth in this section, site and street lighting shall comply with Section 5 (Street Light Design) of the Sacramento County Improvement Standards. Lighting fixtures complement the style and material of the building, and the general environment of the development County of Sacramento Interim Multifamily Design Guidelines 3-11

102 Design Details 3.2 Signage Design Principle Attractive entry signage should be provided at primary locations to assist residents, visitors, and emergency vehicles in way finding. Rationale Well-designed and well-lit signage provides easy wayfinding, and can contribute to the design and character of the development. Design Guidelines Integrate signs of quality consistent within the design of the project. Design entry signs in keeping with the character of the surrounding community. Design monument signs in keeping with the style and character of the main building design, and locate within a landscaped area. Clearly mark and light vehicular and pedestrian signage for residents, visitors, and emergency vehicles. Design all primary entry and exit signage to the development to be clearly visible from a distance, and be well illuminated at dark. Clear and distinct signage complement the style and architecture of the development Provide clearly visible and lit building address signage. Design Standards Building address should be designed with letters that are four to eight inches high since they are visible from a distance of 20 feet Interim Multifamily Design Guidelines County of Sacramento

103 4 LANDSCAPE DESIGN

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105 Landscape Design 4.1 Landscaping Design Principle Residential projects should be designed to maximize opportunities for usable, attractive, and well landscaped open spaces. Landscaping includes trees, shrubbery, and ground cover. Landscaping can also include hardscape elements such as outdoor pedestrian amenities, play areas and play structures, walkways, plazas and gathering places, pools, sport courts, and decorative pavers. Rationale Landscaping can be used to complement buildings and to make a positive contribution to the aesthetics and function of the specific site and area. Landscaping helps reduce storm water runoff, provides shade during summer months, and can provide additional habitat to local animals and birds. Design Guidelines Design open space networks as a hierarchy of visual and physical movement, both within the project site and through the neighborhood. Street trees should be larger shade trees per the County s street tree list. Natural attributes of the landscape integrated within site design, provide screening and recreational amenities Use planted areas to enhance the appearance of structures, define site functions of outdoor spaces, and screen undesirable views of parking areas and utilities. This standard does not apply to small lot and cluster projects as circumstances vary. Design exterior site design and landscaping as functional recreational spaces and/or community site amenities. Integrate natural attributes and topography into the multifamily development, designed as a neighborhood feature or focal point to the greatest extent possible. Incorporate appropriate landscaping that includes a variety of trees, shrubs, and other plantings. Plant unpaved areas with irrigated plant materials. Mulch unpaved areas where landscaping would be challenging to minimize weed growth and improve appearance. County of Sacramento Interim Multifamily Design Guidelines 4-1

106 Landscape Design Provide on-going maintenance to identify and ensure the timely replacement of any dead or diseased vegetation. Design landscaping to be compatible with building design. Use trellises, arbors, cascading landscaping, vines and perimeter garden walls wherever suitable. Consider security issues in the landscape design of the site, including creation of barriers and screening. Do not allow landscaping to impede fire access to hydrant connections. Well articulated landscaping helps define street facades Design Standards Plant street trees at least every 25 feet on average, not exceeding 40 feet. Limit surface paving, driveways, parking, and hardscape materials in landscape front yards to 25% of the total front yard area. Landscaped areas shall be properly maintained. Plants, shrubs, and trees shall be selected that are appropriate for the local climate and site conditions. Use drought tolerant planting material to the greatest extent possible in the selection of landscape materials. Along streets with greater than 50,000 vehicles ADT, plant trees conducive to absorbing particulates including deodor cedar, valley oak, and redwoods. 4-2 Interim Multifamily Design Guidelines County of Sacramento

107 Landscape Design GRADES AND GRADING Design Guidelines To minimize grading, follow natural contours to the greatest extent possible. Round and contour grading to blend with the natural terrain. Design the use of slopes based on aesthetic ease of landscaping considerations. Incorporate natural vegetation within the design to the greatest extent possible. Gentle slopes following natural topography add aesthetic appeal to large open areas County of Sacramento Interim Multifamily Design Guidelines 4-3

108 Landscape Design TREE PRESERVATION Design Guidelines Preserve and incorporate existing and native trees within the project site design to the greatest extent possible. Retain existing mature trees in landscape and building location plans to the greatest extent possible. Incorporation of existing trees within site design provides screening and aesthetic appeal 4-4 Interim Multifamily Design Guidelines County of Sacramento

109 Landscape Design IRRIGATION Design Guidelines Provide all landscaped areas with irrigation systems. Head-to-head spray irrigation is recommended for turf and groundcover, and drip irrigation is recommended for shrubs and trees to provide deeper, more even watering. Avoid overspray onto sidewalks and adjacent properties. Use automatic controllers with rain shut-off valves for water conservation. Screen irrigation systems from public view by aesthetic landscaping. All landscaped features designed as stormwater quality measures shall be maintained for the life of the project. Proper maintenance of these features will be ensured by the local agency through a maintenance covenant that the property owners sign before the approval of the project. Well designed irrigation systems provide even and deeper watering County of Sacramento Interim Multifamily Design Guidelines 4-5

110 Landscape Design MAINTENANCE OF LANDSCAPING INSTALLATION OF REQUIRED LANDSCAPING All landscaping required to be installed as part of a development project shall be maintained for the life span of the project. Maintenance of landscaping shall consist of regular watering, pruning, fertilizing, clearing of debris and weeds, removal and replacement of dead plants, and repair and replacement of irrigation systems and integrated architectural features on site. All landscaping required as part of a development project shall be installed prior to final inspection. In the event that weather conditions prevent effective installation of required landscaping, a performance bond or other security in the amount equal to the value of the landscaping may be permitted, subject to the approval of the Planning Director. 4-6 Interim Multifamily Design Guidelines County of Sacramento

111 Landscape Design 4.2 Fencing and Walls Design Principle Fencing and walls in multifamily developments should complement the design of buildings and help define boundaries, without being visually and physically obtrusive. Rationale The design of fencing and walls can enhance the appearance and character of the development. Fencing helps control unwanted intrusions into private and common open spaces, increases safety, and helps define, frame, and control private, public, and semi-public spaces. These can also serve as signs, lighting, outdoor seating, and places for public art. Design Guidelines Design sound walls, masonry walls or fences to minimize visual monotony through changes in plane, height, material, texture or significant landscape massing where appropriate. Design fencing as an integral part of the site design. Use attractive fencing designs and materials, such as wrought iron, brick mix, or shortened walls with fencing. Fencing should be attractive from both sides of the property line. Use landscaping as screen fences to the greatest extent possible. Well designed fencing and its landscaping are integral parts of building and site design elements Set back fencing on street sides as much as possible and soften with landscaping to minimize a fortress appearance. Design Standards Solid fencing, walls, large hedges, or other similar barriers exceeding four feet in height are discouraged within street side setback areas. Interior yard and privacy fences shall be a maximum of six feet in height. Provide solid fencing between multifamily developments and single-family developments, except where pedestrian connections are needed. County of Sacramento Interim Multifamily Design Guidelines 4-7

112 Landscape Design 4.3 Paving and Hardscaping Design Principle Multifamily developments should incorporate pervious and decorative paving treatments that permit infiltration of stormwater which provide run-off reduction. Rationale Good paving treatment in areas such as parking lots, common areas, and pedestrian walkways can enhance the visual appearance of a project and reduce stormwater runoff. Design Guidelines Use alternative paving material such as brick, modular pavers, stamped, and integral colored concrete for walkways. To reduce stormwater runoff in parking lots, use permeable materials such as porous asphalt-concrete (AC), grasscrete, or interlocking modular pavers in areas with traffic volumes that can support such materials where soils permit and consistent with fire apparatus equipment needs. Create well designed planting strips to direct drainage and increase percolation of water runoff. Planting strips designed as vegetated swales and bio-retention facilities can be used for stormwater quality treatment. Use decorative paving at crosswalks, at primary intersections, and common spaces. Decorative and permeable paving treatments around trees permit percolation and treatment of stormwater run off 4-8 Interim Multifamily Design Guidelines County of Sacramento

113 Landscape Design 4.4 Services and Utilites Design Principle Multifamily developments should provide easily accessible service facilities to all dwelling units that should not be visible from the street to the greatest extent possible. Rationale Location and design of common service facilities should be easy for residents to find and use. Good location and design minimize auto and pedestrian hazards MECHANICAL AND HVAC Design Guidelines Incorporate mechanical equipment into the design of the building to the greatest extent possible. Locate mechanical equipment on building roofs to the greatest extent possible, screened from view. Screening should be either a solid wall / fence or landscaping. Locate all mechanical equipment in areas with the least amount of auto and pedestrian traffic. Use low-sound emitting mechanical equipments, with consideration of sound impacts from mechanical equipment on surrounding environments. Screening and good locations such as sides and niches of buildings and niches for mechanical units reduce any pedestrian and auto hazards, and are out of public view County of Sacramento Interim Multifamily Design Guidelines 4-9

114 Landscape Design ACCESSORY STRUCTURES Design Guidelines Design materials and colors of accessory structures, such as mailboxes and laundry rooms, to be consistent with the main buildings. Design roof pitch of accessory structures to be consistent with the predominant roof slope. Accessory structures complement main buildings through materials, colors and architectural style Interim Multifamily Design Guidelines County of Sacramento

115 Landscape Design TRASH AND RECYCLING Design Guidelines Screen all trash and recycling enclosures from public view by landscaping and locate enclosures to minimize visual conflicts with units, common open spaces, or adjacent properties. Provide easy access to trash removal enclosures, with curbs and other traffic restraints avoided in these areas. Use durable materials for trash and recycling structures and enclosures, and complement colors of trash and recycling structures to be consistent with the main buildings. Provide trash and recycling enclosures in a safe and secure location. For small lot single family residences with individual trash and recycling receptacles, trash and recycling starage should be provided to the side or rear yard of the residence and/or screened from public view. Design Standards All trash and recycling enclosures shall be a minimum of 10 feet from all residential property lines and street yards. Trash enclosure areas shall be designed to the County s latest stormwater quality source control design standards. Trash enclosures should be designed in safe and secure locations and complement the colors and materials of the main building. County of Sacramento Interim Multifamily Design Guidelines 4-11

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117 5 GLOSSARY

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119 Glossary 5.1 Definitions Accessory Structures A structure detached from a principal building, located on the same lot and incidental to the principal use. These include recreation rooms, pools, laundry, storage buildings, home theaters, mail box kiosks, laundry facilities, leasing offices and recreation rooms. Apartment Building Any building or portion thereof which contains three or more dwelling units. Articulation The dividing or segmenting of building elements into smaller components to create a sense of minor detailing. Articulation may be described in terms of roughness of materials, number of openings, patterns in materials, differences in materials, massing etc. Balcony A platform enclosed by a railing or parapet which is suspended or cantilevered from, or supported solely by the principal structure; for private use of tenants or for exterior access to above grade living units. Built Environment The elements of the environment that are generally built or made by people as contrasted with natural processes. Carport An automobile shelter having one or more sides open. Cul-de-sac A street with a single common ingress and egress, and with a turnaround at the end. Dead-end Street A local street open at one end only and without a special provision for vehicles turning around Design Continuity A unifying or connecting theme or physical feature for a particular setting or place, provided by one or more elements of the natural or created environment. The use of design continuity helps to avoid abrupt and/or severe differences with adjacent properties. Density The number of dwelling units per acre. Elevation The external faces of a building. Facade That portion of any exterior elevation on the building extending from grade to top of the parapet, wall, or eaves and the entire width of the building elevation. Hardscape Typically involves street infrastructure, including paving elements such as roads, sidewalks, fountains, shelters and medians. Heat Sinks An environment or object that absorbs and dissipates heat using thermal contact (either direct or radiant). Human Scale Generally refers to the use of human proportioned architectural features and site design elements clearly oriented to human activity. HVAC Heating, ventilation and air conditioning equipment. Infill Building and land development that utilizes land within the urban environment that is unused or under-used and surrounded by existing development. Massing The distribution of building volumes in regard to a) the building s relative location on the site and b) the height, width, depth of the elements of a building relative to each other. Multifamily Residential development projects with three (3) or more units, including attached and detached units and densities greater than eight (8) dwelling units per acre. County of Sacramento Interim Multifamily Design Guidelines 5-1

120 Glossary Open Space The total land area not individually owned or dedicated for public use, which is designed and intended for the common use and enjoyment of the residents or occupants of a development. Open Space, Common Common open space includes all landscaped areas, yards, patios, swimming pools, putting greens, and other recreational-leisure facilities; areas of scenic or natural beauty and habitat areas; hiking, riding, or off-street bicycle trails; and landscaped areas adjacent to roads that are in excess of minimum required rights-of-way. Open Space, Private A usable open space adjoining and directly accessible to a dwelling unit, reserved for the exclusive use of residents of the dwelling unit and their guests. Scale Describes the relationship between the proportions of a project and adjacent uses. Streetscape An area that may either abut or be contained within a public or private street right-of-way or access way that may contain sidewalks, street furniture, landscaping or trees, and similar features. Townhouse A single dwelling unit in a townhouse group, located or capable of being located on a separate lot, and being separated from the adjoining dwelling unit by an approved wall extending from the foundation through the roof and structurally independent of the corresponding wall of the adjoining unit. Orientation The direction that various sides of a building face. Out door Amenities, Common Outdoor open spaces and recreation facilities such as pools, patios, tennis courts, tot-lot and play equipment, hot-tubs and saunas, picnic and barbeque areas, tables, benches and outdoor seating for the use of residents within the residential project. Paseo A narrow pedestrian walkway or pass through. Pedestrian Scale A design relating to the scale of an average person. Public Realm The public realm is the street space from the back of the sidewalk to the street. Private Realm The private realm is typically defined as all private interior and exterior spaces from the building façade to the private yard spaces. The area between the back of the sidewalk to the building facades is a semi-public or semi-private zone that is visible by the public and controlled by the private owner. Semi-private spaces or semi-public spaces may include front yards, side yards, landscaped setbacks and buffers, and common open spaces between buildings. 5-2 Interim Multifamily Design Guidelines County of Sacramento

121 Glossary 5.2 Summary This checklist is intended to be a summary of the issues addressed by the principles. It is not meant to be a regulatory device or a substitute for the language and examples found in the principles themselves. Rather, it is a tool for evaluating the success of a given project in meeting the intent of the design principles. TABLE 5.1: DESIGN REVIEW CHECKLIST CRITERIA YES NO N/A COMMENTS SITE DESIGN Does site planning and design address the potential impacts in on existing and planned adjacent uses? Does the project design address traffic, parking, circulation and safety issues, and security? CIRCULATION Is the visual prominence of vehicles minimized through siting and screening views from adjacent roadways and uses? Are parking facilities designed to be compatible with building designs? Do the siting and design of driveways and entryways minimize the impact of automobile parking and driveways on the pedestrian environment, adjacent properties and bicycle safety? Is direct, adequate, and safe pedestrian ingress and egress provided to and from the site? COMMON AND PRIVATE OPEN SPACE Does the project provide opportunities for usable, attractive, and integrated open space? Do proposed planted areas enhance the appearance of structures, define site functions, and screen undesirable views? Are open space areas linked among adjacent developments, where opportunities allow? LIGHTING AND SECURITY Is project lighting at an appropriate scale and compatible in design to the main structure? Does the lighting of the project respect the adjacent residential development neighborhood through attention to scale, views, and excess lighting? County of Sacramento Interim Multifamily Design Guidelines 5-3

122 Glossary CRITERIA YES NO N/A COMMENTS SERVICES AND UTILITIES Are amenities and accessory structures centrally located and easily accessible by residents? Are service elements and infrastructure such as trash dumpsters, loading docks and mechanical equipment appropriately screened and/or located away from street views? FENCING Is the design of proposed fencing and walls compatible with the overall design of the project? Does fencing located behind setback areas increase the sense of isolation from the rest of the community? SCALE / MASSING Is the project compatible with its surroundings with regards to building scale, mass, setbacks, and articulation? BUILDING DESIGN Is the project compatible with the scale and character of the adjacent residential neighborhood? Does the project design complement the scale and character of adjacent properties? Does the project respect and visually improve the predominant characteristics of height, massing, setbacks, and materials of the existing developments in the project area? Does the project incorporate variety and distinctiveness in design? ENERGY CONSERVATION Does the project incorporate site planning and building design features that help reduce energy conservation? 5-4 Interim Multifamily Design Guidelines County of Sacramento

123 Glossary 5.3 References California Access Compliance Reference Manual (2007) City of Mountainview R4 Multifamily Standards (2006) City of Sacramento Multifamily Residential Design Principles (2000) City of San Mateo Multifamily Design Guidelines (1994) Fair Housing Act Design Maunal: A Manual to Assist Designers and Builders in Meeting the Accessibility Requirements of the Fair Housing Act (U.S. Department of Housing and Urban Development, 1996) Minnesota Urban Small Sites BMP Manual (2001) A Planners Dictionary (2004) County of Sacramento Interim Multifamily Design Guidelines 5-5

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125 Appendix A SAMPLE HOMEOWNER S ASSOCIATION CONDITIONS

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127 Appendix A A.1 Sample Homeowner s Association Conditions The following condition is a recommended standard condition to be applied to small lot and townhome residential projects. The intent is to ensure that a HOA is formed in all cases, and that CCR s be recorded that outlines the respective duties of the HOA and individual property owners. There are many different product types, and this condition may be modified for individual circumstances. Any provisions of State Law pertaining to HOA s would supercede any portion of this condition. For small lot detached products, this condition does require that the HOA maintain the residences; it would require that there be step-in provisions for enforcement by the HOA if individual property owners do not meet the CCR standard. 1. Establish a Homeowners Association and record Declaration of CC&R s that clearly establishes the respective maintenance and repair responsibilities of the Association and the individual residence owners, including, but not limited to: Front yard landscape maintenance by the Association for all residential lots; Maintenance by the Association of all private streets and alleys; Landscaping and general maintenance by the Association of project common areas and paseos; Maintenance, paint, repair, and eventual replacement of all other residential dwelling improvements including exterior surfaces by the residence owners in accordance with the maintenance manual provided by the developer to initial purchasers; The following condition is intended to address situations where the primary make-up of property owners are investors who may not be completely engaged in property maintenance and long-term stability. This condition does not require that units be owner-occupied over the life of the unit. 2. The Board of Directors of the HOA shall be made up of owner occupants. Initial sale of homes for ownership by investors/absentee owners of the entire subdivision shall be limited to no more than ten percent (10%) of the residential units in the subdivision. The following condition is intended to more specifically address placement of garbage containers, especially in cases where there are dead-end private streets. 3. Garbage containers will be serviced on the street of a resident s address. On the private streets that are deadends, all containers must be placed on one side of the street as designated by the County in order for service to be performed. It will be necessary to have a no parking CC&R on service day for the dead-end streets. During Neighborhood Clean-up Programs, all materials will need to be placed on the main street that crosses the deadend street. No material will be serviced on private deadend streets. All owners on private streets and the HOA will need to sign a Release of Liability for any damage that may occur while the County provides service to those private streets. Provisions relating to the storage and disposal of trash including provisions requiring trash containers to be maintained in garages or in the residence except when the container is at the curb on refuse collection days and provisions relating to the placement of materials during the Neighborhood Cleanup Program; Provisions prohibiting the conversion of garage bays to uses such as workshops or storage that prevent the parking of vehicles in the garage. County of Sacramento Interim Multifamily Design Guidelines A-1

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129 Appendix B ACCESS DRIVE GUIDELINES

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131 Appendix B County of Sacramento Interim Multifamily Design Guidelines B-1

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133 Appendix B County of Sacramento Interim Multifamily Design Guidelines B-3

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137 Appendix C Green Point Checklist