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HomeMy WebLinkAbout05-10 - Amending the Residential Design GuidelinesRESOLUTION NO. 05-10 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA AMENDING THE RESIDENTIAL DESIGN GUIDELINES. THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, the City Council adopted Resolution No. 01-29 on May 7, 2001, adopting Residential Design Guidelines; and WHEREAS, the City Council recently amended various zoning provisions contained in the City of Costa Mesa Municipal Code by adoption of Ordinance 05-2; and WHEREAS, these zoning code amendments included modifications to the threshold for determining when a project is subject to minor design review, and these modifications require a similar amendment to the Residential Design Guidelines in order to maintain consistency with the Costa Mesa Municipal Code; and WHEREAS, the project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City's environmental procedures, and has been found to be exempt. NOW THEREFORE BE IT RESOLVED that the Costa Mesa City Council does hereby amend the Residential Design Guidelines as described in attached Exhibit "A". BE IT FURTHER RESOLVED that the amendment shall become effective upon the effective date of Ordinance 05-2. PASSED AND ADOPTED this 1st day of March 2005. Mayor of the City of Costa Mesa CEST: Dep.,Apity Clerk of th City of Costa Mesa APPROVED AS TO FORM: City Attomey STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF COSTA MESA ) I, Julie Folcik, Deputy City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa, hereby certifies that the above foregoing Resolution No. 05-10 was duly and regularly passed and adopted by said City Council at a regular meeting thereof held on the 1' day of March, 2005, by the following roll call vote: AYES: Mansoor, Monahan, Bever NOES: Dixon, Foley ABSENT: None IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal of the City of Costa Mesa this 2nd day of March, 2005. Deput City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa EXHIBIT "A" City of Costa Mesa Residential Design Guidelines Residential Development ij, war I 1. Information The City of Costa Mesa Planning Division 2v° Floor, 77 Fair Drive Costa Mesa, CA 92628` (714) 754-5245 f!?t - March 2005 Residential Design Guidelines The City of Costa Mesa Planning Division 2nd Floor, 77 Fair Drive Costa Mesa, CA 92628 (714) 754-5245 wwwAxosta-mesaxams Adopted May 7, 2001 Amended June 18, 2001 Amended August 18, 2003 Amended March 1, 2005 Table of Contents 1. Purpose.........................................................................................................3 2. Approval Procedures.....................................................................................3 3. Second -Story to First -Story Percentage........................................................ 5 4. Other Building Mass and Form Considerations ............................................. 5 5. Second -Story Side Setback.......................................................................... 8 6. Elevation Treatments....................................................................................8 7. Roof Forms................................................................................................... 9 8. Window Placement....................................................................................... 9 9. Integration of Second -Story Construction...................................................10 10. Site Planning Considerations................................................................... 10 EN Residential Dmgn Guidellnea 1. Purpose These Residential Design Guidelines are intended to promote design excellence in new residential construction. The 2000 General Plan includes the following policies related to residential development: CD -7A.1 Ensure that new and remodeled structures are designed in architectural styles which reflect the City's diversity, yet are compatible in scale and character with existing buildings and natural surroundings within residential neighborhoods. Develop and adopt design guidelines for residential development. CD -7A.2 Preserve the character and scale of Costa Mesa's established residential neighborhoods; where residential development or redevelopment is proposed, require as a condition of approval that it is consistent with the prevailing character of existing development in the immediate vicinity, and that it does not have a substantial adverse impact on the adjacent areas. In view of these policies, the City of Costa Mesa encourages architectural diversity that considers the existing neighborhood character and anticipated trends and development. It is recognized that there will be instances when these guidelines may yield an unsatisfactory design or the applicant may propose a design that meets the intent of these design guidelines but not the specific criteria. In these instances, overriding consideration will be given to meeting the intent of the Residential Design Guidelines and promoting design excellence. These Residential Design Guidelines are intended to implement the goals, objectives, and policies of the 2000 General Plan as they relate to residential development. To achieve this, all residential construction shall be subject to the following architectural design guidelines, as appropriate, with the exception of single -story construction in an RI zone. It should be noted that these design guidelines are to be used in conjunction with the City of Costa Mesa Zoning Code, which provides numerous development standards that are applicable to new residential construction and additions. Please consult the Planning Division for appropriate zoning information. 2. Approval Procedures Unless stated otherwise, deviations from these guidelines shall require the approval of a Minor Design Review. A Minor Design Review is a discretionary review process that requires approval by the Zoning Administrator. The City provides public notice in the form of a mailing to all property owners within 500 feet of your property and a posting of a notice on the property. os^--��M Residential Design Guidelines For residential projects that meet the criteria listed below, the Planning Division is the final review authority. The Planning Division shall mail a notice of zoning approval to all owners of properties that share a common property line with the proposed project on the day zoning approval is given. An exception to this notice provision is for residential projects located on Aviemore Terrace. For Aviemore Terrace, the Planning Division shall also mail notice to owners of properties across the street within 100 feet of the proposed project. The properties owners who receive notice shall have 7 days from the date of the notice to file an appeal of the Planning Division's decision to the Planning Commission, in accordance with Section 2-303 of the Costa Mesa Municipal Code. The Planning Division's decision will become final after 7 days if no appeal is filed. Please consult with the Planning Division for any questions regarding the review and approval process. Planning Division Review of Residential Projects Zone Number of Units Criteria' RI 2 or less Two-story residential construction or addition that R2 -MD, R2 -HD, and R3 complies with these Residential Design Guidelines. 1. A residential project that does not meet all of these criteria will require minor design review or design review approval. Please consult with the Planning Division to determine the appropriate review process. Costa Mes Rmidentiol Design Guidelines 3. Second -Story to First -Story Percentage 1. Second -story floor areas should not exceed 80% of the first -story floor area (including garage area, if attached). 2. Single -story areas with vaulted ceilings that exceed 15 feet in height shall be counted as a two-story area for the second -story to first -story percentage calculation. In instances where the second -story floor area exceeds 50% of the first -story floor area, the Zoning Administrator, through a Minor Design Review, may grant an exception if the vaulted area provides articulation and transitioning between the first and second story. 4. Other Building Mass and Form Considerations 1. To enhance variety and interest, long, unbroken building facades should be avoided and offsets and building projections made an integral part of residential design. Providing individual and identifiable entries to units is also encouraged to add interest and variety to the streetscene. 2. Variety should be accomplished through variation in building heights and forms. 3. Variation in depth of floor plans to create interesting massing is encouraged. Structures having dwelling units attached side-by-side should avoid the long -row effect by consisting of no more than 6 dwelling units. The Planning Division may approve alternative designs, which accomplish the same purpose. 4. Consideration shall be given to the effect of proposed development on the light, air, and privacy of adjacent properties. Please see the following photographs for examples of inappropriate and appropriate building mass and form. am Residential Design Guidelines Inappropriate Massing and Form P-1: Flat elevation facing the street. P-2: Stark rear elevation of attached building. P-3: Rear elevation with no building plane P-4: Only minor articulation is created with off -sets or vertical articulation. the recessed patio area. [Costa Mes Residential Design Guidelines Appropriate Massing and Form P-5: Variation in rooflines and horizontal P-6: Variable rooflines, porches, and articulation of elevations creates greater balconies provide relief along facades. architectural interest. P-7: Combinations of hipped and gable P-8: Recesses in building plane provide ended roofs are appropriate. visual relief. osti Residential Design Guidelines 5. Second -Story Side Setback 1. The second -story interior side building elevation should be set back an average of 10 feet, but shall be no closer than 5 feet from the side property line. Exception. This requirement would not apply to the following: a. The distance between dwelling units within the same development in multiple -family residential zones; or b. The initial development in planned development zones (subsequent additions would be subject to this requirement); or c. Second -story construction that is consistent with the prevailing two- story design within the same residential tract. d. Second -story additions to existing residences with current side yard setbacks that are less than 10 feet; provided that the current width of the side yard is not further decreased. A minirnum 5 -foot setback shall be required. 2. In addition to the above -stated setback, second -story construction should use additional design techniques to provide visual relief to the side yard. This includes, but is not limited to: horizontal and/or vertical plane breaks, roof plane breaks, and varied roof forms, openings such as breezeways, limiting the length of the second story, and appropriate architectural details. 6. Elevation Treatments 1. Architectural projections are encouraged to provide visual focus and emphasize some aspect of design such as an entryway or major window. 2. Elevations with stepping forms both horizontally and vertically are encouraged to soften and provide transition to second -stories. 3. With emphasis on front and street -facing elevations, building elevations should incorporate enhanced detailing, which may include articulations, projections, and use of varied building materials. 4. Elevations should incorporate multiple building planes and offsets, and may include porches and patio covers and enhancement of exterior openings (doors/windows). Please see following photographs for examples of architectural elements. M Residential Design Guidelines Architectural Elements P-9: Architectural enhancement through variation in detailing is encouraged. Note the use of shutters, decorative porch supports, stone accents around the garage. P-10: The use of dormer elements and Palladian windows add interest to the front and side elevations. 7. Roof Forms 1. Variation in roof forms, orientation and pitch are encouraged to provide visual interest. 2. Within development projects, single type or color roofing is not encouraged. Consideration of a variety of roof types and color tones provides relief from monotony and enhances the appearance of a neighborhood. 3. The maximum building height of 27 feet, as specified in the Zoning Code, will only be allowed for structures with sloped -roof designs. Structures proposed to have a flat roof, for either the entire structure or a portion thereof, should be designed to be consistent with the bulk and scale of the structures in the surrounding neighborhood, and overall height of the portion of the structure where the flat roof is proposed should not exceed 22 feet. 8. Window Placement 1. Second -story windows should incorporate off -sets to minimize direct views into the windows of existing, neighboring structures. EMResidential Desi 2. The use of screen landscaping to minimize privacy impacts should also be considered. 9. Integration of Second -Story Construction 1. Second -story additions to existing residential structures should be designed to appear as though they were part of the original house construction, and should be well integrated into the design of the existing structure. 2. In both new construction and additions, the second -story floor -to -ceiling dimension should be similar to the first -story floor -to -ceiling dimension, so that the second story does not appear out of proportion or top heavy in relation to the first story. 10. Site Planning Considerations The location and orientation of all buildings should be designed and arranged to preserve natural features by minimizing the disturbance to the natural environment. Natural features such as trees, groves, waterways, scenic points, historic spots or landmarks, bluffs or slopes should be delineated on the site plan and considered when planning the location and orientation of buildings, open spaces, underground services, walks, paved areas, playgrounds, parking areas and finished grade elevations. 10