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HomeMy WebLinkAbout2023-04 PC Reso - Ordiance Amendment Design & Development Standards (9-13-23) RESOLUTION NUMBER PC 2023-04 CITY OF UKIAH SEPTEMBER 13,2023 ORDINANCE AMENDMENT-OBJECTIVE DESIGN & DEVELOPMENT STANDARDS RESOLUTION OF THE, CITY OF UKIAH PLANNING COMMISSION MAKING ITS REPORT AND RECOMMENDATION TO THE UKIAH CITY COUNCIL REGARDING PROPOSED AMENDMENTS TO THE UKIAH CITY CODE DIVISION 9, CHAPTER 2, ARTICLE 5.2, SECTIONS 9055-9055.2 WHEREAS, on November 4, 2020, the City Council provided direction to Community Development Staff regarding the use of objective design and development standards after receiving input from the City of Ukiah Design Review Board and Planning Commission; and WHEREAS, on March 17, 2021 the City Council adopted Ordinance Number 1212 that added Article 5.2 to Ukiah City Code allowing for a ministerial approval process for all new residential construction that utilize objective design and development standards; and WHEREAS, the City of Ukiah approved the development of Acorn Valley Plaza on December 12, 2022, which was the first multifamily housing development to utilize these objective standards thereby informing potential improvements and modifications to Ukiah City Code; and WHEREAS, on July 27, 2023, an ordinance amendment was presented to the Design Review Board to evaluate and provide recommendations regarding potential modifications to Division 9, Chapter 2, Article 5.2; and WHEREAS, the general rule exemption set forth in Section 15061(b)(3) of the California Environmental Quality Act Guidelines (Title 14, Cal. Code Regs., section 15000 et seq; "CEQA Guidelines") applies to this action because, for the reasons set forth in the staff report accompanying this Resolution, the Project does not have the potential to cause a significant effect on the environment and is therefore not subject to CEQA, as the Project only seeks to modify minor alterations to existing regulations already improved by the City of Ukiah; and WHEREAS, in accordance with applicable provisions of law, the Planning Commission held a public hearing on September 13, 2023, at which time the Planning Commission heard and received all relevant testimony and evidence presented orally or in writing regarding the Project. All interested persons were given an opportunity to hear and be heard regarding the Project; and WHEREAS, the Planning Commission has had an opportunity to review this Resolution and finds that it accurately sets forth the intentions of the Planning Commission regarding the Project. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission, based on the evidence in the record before it and all the findings and determinations provided in the staff report, makes the following report and recommendation to the City of Ukiah City Council regarding modifications to the City's Objective Design and Development Standards thereto: 1. The Planning Commission recommends that the City Council review ordinance amendment to update existing objective design and development standards and find the adoption of the Categorically Exempt from CEQA pursuant to CEQA Guidelines section 15061(b)(3). 2, The Planning Commission recommends that the City Council find that the adoption of this proposed ordinance amendment is consistent with the General Plan, and implements action items, policies and goals conveyed by said plan. Page 1 3. The Planning Commission recommends that City Council adopt this proposed Ordinance Amendment, making the changes to code sections as shown in the attached Exhibit A. BE IT FURTHER RESOLVED that the Planning Commission designates the City Clerk as the custodian of the document and other materials that constitutes the record of proceedings upon which the Planning Commission decision herein is based. These documents may be found at the office of the City of Ukiah Department of Community Development, 300 Seminary Avenue, Ukiah, CA 95482. PASSED AND ADOPTED, by the City of Ukiah Planning Commissioners, County of Mendocino, State of California, on the 131h day of September 2023, by the following vote: AYES: Commissioners de Grassi, Phi, and Chair Hilliker NAYES: None ABSENT: R. Johnson ABSTAIN: None /l 4 Craig Schl tter Ma k Hillikef Community Development Director Chair, Planning Commission ATTEST: jbbo ,- StephanilAbba Planning Commission Secretary Exhibit A: Enclosed Page 2 EXHIBIT A CHAPTER 2 ZONING ARTICLE 5.2. OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS FOR NEW RESIDENTIAL CONSTRUCTION SECTION: §9055 Purpose And Intent §9055.1 Development Standards §9055 PURPOSE AND INTENT The purpose of this article is to create a by-right, ministerial approval process for all new residential construction, excluding single-family homes and duplexes. To do so, this article sets forth objective design and development standards that remove barriers to and reduce costs for new residential construction for multi-family housing, while still protecting the residential character of the City's neighborhoods. (Ord. 1212, §7, adopted 2021) §9055.1 DEVELOPMENT STANDARDS A. Setbacks: 1. Front: The front setback shall comply with the base zone front setback requirements. 2. Setback Landscaping: Areas between the required setback and street improvements shall be landscaped per the landscaping requirements in subsection L of this section. 3. Side (Interior): a. Minimum Side Setbacks: There is no minimum interior side setback; provided, that structures comply with the building and fire code standards for structure separation. b. Zero Setback: If zero setbacks are proposed, the side setback opposite the zero setback shall be a minimum of five feet (6). 4. Rear: The rear setback shall comply with the base zone rear setback requirements. EXHIBIT A B. Property Access: There shall be vehicular access from a dedicated and improved street, easement, or alley to off-street parking areas. C. Street Frontage: Every primary residential structure shall have frontage on a public street or an accessway which has been approved for residential access by the City. D. Structure Orientation: Structures shall incorporate site design that reduces heating and cooling needs by orienting structures (both common facilities and dwelling units) on the parcel to reduce heat loss and gain, depending on the time of day and season of the year. E. Structure Height: Structure height shall comply with the base zone maximum allowable height. F. Alternative Energy Applications: All structures shall be designed to allow for the installation of alternative energy technologies including but not limited to active solar, wind, or other emerging technologies, and shall comply with the following standards: 1. Installation of solar technology on structures such as rooftop photovoltaic cell arrays shall be installed in accordance with the State Fire Marshal safety regulations and guidelines. 2. Roof-mounted equipment shall be located in such a manner so as to not preclude the installation of solar panels, as shown in Figure 1-1. Figure 1-1: Application of Roof-Mounted Equipment G. Utility Lines: All utility lines from the service drop to the structure shall be placed underground. H. HVAC Systems: All HVAC systems shall be located on the roof of the structure to minimize noise impacts to adjacent properties, or shall be placed on the ground, not visible from the public right of way, meet the required setback and be obscured by fencing or landscaping as described in §9055.2(H) - Screening. I. Mail and Package Delivery Location: For multifamily development projects greater than four(4) dwelling units, mailboxes and package delivery areas shall be in locations easily visible by residents. J. Primary Entrances: 1. Entry Lighting:All primary structure entrances shall include dusk-to-dawn lighting for safety and security per subsection P of this section. 2. Interior-Facing Structures: EXHIBIT A a. The primary entrance of each interior-facing structure shall be oriented toward paseos, courtyards, pathways, and active landscape areas. b. For safety, units not facing the street shall be oriented to provide visual access to entryways, pedestrian pathways, recreation areas, and common facilities from dwelling units. K. Open Space: The following development standards apply to multifamily developments greater than four (4) dwelling units: 1. Public Open Space: a. Public Open Space: Not less than ten percent (10%) of the gross acreage of the total project shall be set aside as public open space to allow for active and passive recreation opportunities and that includes shading elements to benefit all residents of the project, as shown in Figure 1-2. Open space ownership and maintenance shall be the responsibility of the property owner(s). Figure 1-2: Configuration of Public Open Space b. Connections: Public open space areas shall be directly connected to all interior space areas (i.e., community room, recreation room, exercise center), trash and recycling enclosures, laundry facilities (if applicable), structure entrances, parking areas, and mail delivery areas by pedestrian-oriented pathways. c. Landscaping and Gardening:A minimum of fifteen percent (15%) of the required public open space shall be landscaped with materials and plantings consistent with the standards in subsection L of this section (Landscaping and Gardening) and the subject parcel's underlying base zone landscaping requirements. d. Lighting: In addition to the exterior lighting standards in subsection P of this section, public open space areas shall incorporate accent lighting. Accent lighting may include string lighting in trees or crisscrossed over pedestrian areas via courtyards, or plazas; lighting in fountains; or lighting of significant structures or architectural design features. e. Public Gathering Space: Public open space areas shall include a minimum of two (2) of EXHIBIT A the following public gathering spaces: (1) Patio seating area for a minimum of eight (8) people. Patio seating can be fixed chairs and tables, table/bench combination, or landscape materials (i.e., slabs of stone or rock); (2) Community Garden; (3) Water feature in the form of a fountain, bubblers, or water play area; (4) Picnic/BBQ area no smaller than two hundred (200) square feet with a minimum of three (3) Picnic/BBQs and tables; or (5) Pedestrian plaza no smaller than two hundred (200) square feet with a minimum of four(4) benches. f. Recreation Facilities: A maximum of twenty-five percent (25%) of the required public open space area may be paved for recreation facilities including but not limited to basketball courts, tennis courts, common playground, or swimming pools. 2. Private Open Space: a. Ground Floor Units: Each ground floor dwelling unit shall include a minimum of forty (40) square feet of private open space in the form of a covered or uncovered patio to allow for light, air, and privacy. b. Above-Ground-Floor Units: Each above-ground-floor dwelling unit shall include a minimum of forty(40) square feet of private open space in the form of a terrace, balcony, or rooftop patio to allow for light, air, and privacy. L. Landscaping (see Figure 1-3): 1. Landscaping Plans: Existing features, such as trees, creeks, and riparian habitats shall be incorporated into landscaping plans. 2. Site Landscaping: a. All street trees shall be planted consistent with the standard planting detail on file with the EXHIBIT A City Engineer. b. Vegetation (i.e., bushes, shrubs, flowers) shall be maintained at a height of no more than three feet (3') when located adjacent to pedestrian pathways and building facades and placed in such a manner that does not obstruct lighting. c. Foodscaping: The integration of edible plants into ornamental landscapes is allowed and can constitute a percentage of the required landscaping for the subject property. d. Community Garden: A public garden tended and maintained by members of the local community, allowed per §9173.2 (Community Gardens). Community Gardens shall be regularly maintained, and feature a management plan 3. Irrigation: Site landscaping shall include an automated irrigation system with a minimum of seventy-five percent (75%) of system being drip irrigation to reduce water consumption. 4. Maintenance: All trees and on-site landscaping shall be maintained by the property owner. 5. Landscaping Plant Selection: a. Landscape planting shall consist of at least seventy-five percent (75%) native, drought- tolerant plants and/or flowering plants, including plants identified for 'Foodscaping'. b. All tree plantings shall be equivalent to a fifteen (15) gallon container or larger. c. Street trees shall be selected from the approved species on the Ukiah Master Tree List— Required Street Tree List. Figure 1-3: Landscaping M. Personal Outdoor Storage Spaces: A minimum often (10) square feet (eighty (80) cubic feet) of personal outdoor storage space shall be provided for each dwelling unit. Personal outdoor storage areas shall be covered and able to be locked. N. Bicycle Parking is an essential element of any bikeway network. Site planning for short-term and long-term bicycle storage considerations should be based on the Association of Pedestrian and Bicycle Professional's (APBP) "Bicycle Parking Guidelines" and best practices. See below for bicycle parking standards (see Figure 1-4): 1. Class I Bicycle Parking: One Class I bicycle parking space (i.e., bicycle locker) is required for every fifteen (15) dwelling units. The Class I bicycle space shall be located within or directly EXHIBIT A adjacent to the required public open space area. 2. Class 11 Bicycle Parking: For multifamily development projects greater than four (4) dwelling units, one Class II bicycle parking space (i.e., inverted U-rack, ribbon rack, wave rack) is required for every three (3) dwelling units. The Class II bicycle space shall be located within or directly adjacent to the required public open space area. Figure 1-4: Bicycle Parking O. Parking and Circulation: 1. Parking Areas: a. Parking Lot Design and Location: (1) Parking is prohibited within required sight distance areas. (2) Multifamily development projects greater than fifteen (15) dwelling units shall not site more than fifty percent (50%) of the total parking stalls in a single area of the parking lot. (3) Multifamily development projects greater than four(4) dwelling units shall not provide parking between the building(s) and the primary street frontage. (4) Parking lots within a site shall be internally connected and use shared driveways. b. Parking Lot Landscaping: The following development standards apply to multi-family developments greater than four (4) dwelling units: (1) Parking lots with twelve (12) or more parking stalls shall have a tree placed between every four(4) parking stalls (with exceptions for access aisles and other features required for accessibility or EV Charging), unless infeasible, due to existing mature trees or similar site-constraint. Parking lots shall also feature a continuous linear planting strip, rather than individual planting wells. (2) Parking lots shall provide shade trees in landscaped areas and along pedestrian pathways. Parking areas shall be designed to provide a tree canopy coverage of fifty percent (50%) over all paved areas within ten (10) years of planting. EXHIBIT A (3) Parking lots shall provide a minimum ten-foot (10') buffer between the parking and structures. This buffer can include walkways and/or landscaping. (4) Parking lots shall use concrete curbing or raised planting areas to protect landscaped areas from encroaching vehicles. (5)At least seventy-five percent (75%) of parking lot trees shall be deciduous species. c. Parking Lot Lighting: The following development standards apply to multifamily development projects greater four (4) dwelling units. (1) Parking lots shall include pole-mounted lighting that shall be no more than sixteen feet (16') in height. (2) Parking lot lighting shall be directed downward to minimize glare. d. Carports: Carports shall be reserved for vehicles and shall not be used as storage space. e. Individual Garage Parking: For multifamily development projects greater than four (4) dwelling units, indoor vehicle parking in the form of garages is encouraged, but not required. 2. Required Parking: a. Parking Standards: Multifamily dwelling parking standards shall be consistent with the parking regulations of their zoning designation. b. Parking Standards: Mixed-use parking standards shall be consistent with Ukiah City Code Section 9198(A)(9). P. Exterior Lighting (see Figure 1-5): 1. Pedestrian-oriented lighting shall be provided in active pedestrian areas (i.e., paseos, interior sidewalks, pathways, etc.)for safety and security. 2. Pedestrian pathway (excluding street-fronting sidewalks) lighting features shall not exceed ten feet (10') in height. 3. Active pedestrian areas shall incorporate free-standing lighting separate from structures. EXHIBIT A 4. Pedestrian pathways, elevator lobbies, parking areas, stairwells, and other common areas shall have minimum illumination levels of one-half(0.5) foot-candle at the pathway surface to clearly show walking conditions. 5. Overhead sports court lighting shall illuminate only the intended area. Light trespass onto neighboring parcels is prohibited. 6. Outdoor lighting shall use energy efficient lighting technology and shall be shielded downward to reduce glare and light pollution in conformance with Dark Sky Standards of the International Dark Sky Association.. Figure 1-5: Exterior Lighting Q. Privacy: Any balcony, window, or door shall use at least one of the following development approaches to lessen the privacy impacts onto adjacent properties. These techniques include: use of obscured glazing, landscapedlprivacy buffer in the required setback with a minimum of five feet (6), window placement above eye level, or locating balconies, windows, and doors facing toward the street and backyard. Trees and landscaping used as a landscaped/privacy buffer shall be planted and maintained by the property owner to preserve the privacy of adjacent property owners. R. Trash and Recycling Enclosures: The following trash and recycling enclosure development standards apply to multifamily development projects greater than four (4) dwelling units: 1. Walls either made of masonry, metal, or wood with finished metal doors. 2. Vehicle and pedestrian access gates. 3. Downward lighting for safety and security. S. Structure Identification: Structure identification numbers shall be placed along pedestrian pathways and roads and shall be readable from a distance of at least sixty feet (60'). T. Signage and Information: Developments shall comply with the sign standards in Division 3, Chapter 7 of this code (Signs). In addition, all directional signage and informational kiosks (i.e., development maps) shall be located at the entrances of individual buildings and at convergences of main pedestrian pathways. (Ord. 1212, §7, adopted 2021) EXHIBIT A §9055.2 DESIGN STANDARDS A. Carports: 1. For multifamily development projects greater than four(4) dwelling units, carports shall not be visible from the street. 2. Carports shall include the approved color palette, materials, and design elements of the structure. B. Color Palettes (see Figure 1-6): 1. All structures shall include at least one primary color and a maximum of two (2) accent colors, in addition to the color of the roofing material. 2. Each structure elevation shall include two (2) colors in the selected color palette. 3. Projects that include more than ten (10) dwelling units shall include at least two (2) color palettes, where no single-color palette shall be used on more than fifty percent (50%) of the dwelling units. Figure 1-6: Color Palettes C. Fences and Walls: The following materials are prohibited for all fences and walls: 1. Electrified; 2. Barbed wire/razor wire; 3. Sharp objects such as spires and glass; 4. Cyclone or chain link (Exception for on-site gardening or recreation improvements (e.g., basketball court, community gardens, etc.); and 5. Vinyl (Exception for on-site gardening or recreation improvements (e.g., basketball court, community gardens, etc.).. D. Glazing: Structures shall incorporate the use of energy efficient glazing to reduce heat loss and gain. E. Common Mailboxes: Common mailboxes shall be painted using the approved color palette for the overall development. EXHIBIT A F. Trash and Recycling Enclosures: Trash and recycling enclosure walls and metal doors shall be painted in accordance with the approved color palette for the overall project. G. Roof Design and Materials (see Figure 1-7): 1. Horizontal eaves longer than twenty feet (20') in length shall be broken up by gables, building projections, or other forms of articulation. 2. Roof overhangs shall be a minimum of twelve inches (12"). Figure 1-7: Roof Design 3. The following are allowable roofing materials: a. Nonreflective standing seam metal roofs in shades of tan, brown, black, light blue, red, and green; b. Cool foam roofs (white); c. Clay tile; and d. Architectural composition shingles. H. Screening: All screening of ground-mounted, wall-mounted, and roof-mounted equipment shall be painted in accordance with the approved color palette for the project. Visual screening shall be installed if ground-mounted or wall-mounted equipment faces the street. 1. Stairways/Stairwells: Exterior stairways/stairwells that are not enclosed shall not be visible from the public right-of-way. J. Structure Massing: Structures that have a length longer than thirty feet (30') shall include facades with varying modulation with a minimum depth of two feet (2') at intervals of no more than ten feet (10'), as shown in Figure 1-8. Figure 1-8: Structure Massing K. Structure Materials and Elements: EXHIBIT A 1. Drainpipes, parapets, and ledges shall not be located near windows, corridors, and balconies. If such placement is not feasible, they shall face parking lots, public spaces, and roads. 2. All structures shall include a minimum of two (2) primary materials (i.e., stone, wood, masonry, or metal) on each structure elevation. Each material shall comprise at least twenty percent (20%) of the elevations excluding windows and railings. 3. All structures that use exterior veneers shall ensure the edge of the veneer is not obvious by prohibiting the use of vertical joints at exterior corners. 4. The following primary structure materials are prohibited: a. Exposed logs in their natural state; b. Stucco textured foam, synthetic stucco, vinyl or vinyl clad materials; and c. Unfinished galvanized metals. L. Exception: As needed or required, due to site or building constraints, the applicant can request deviation from the identified standards conveyed in UCC §9055.1 (K-S) or UCC §9055.2 (J-K) by 25% upon review by the Community Development Director.