SPECIAL DESIGN GUIDELINES FOR RESIDENTIAL DISTRICT

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8.0 RESIDENTIAL DESIGN GUIDELINES
These design guidelines address both the
residential units in Planning Area 2 (The Town
Center Core above retail and at free standing)
as well as the residential products contemplated
within Planning Area 3 neighborhood.. The
information in this Section is intended to
supplement the requirements of Section 6 - Special
Design Guidelines for the Town Center Core.
The overall intent of the Residential Design
Guidelines is: 1) to ensure that the form and
scale of the building architecture reinforces the
mixed use, urban character of the streets and
parks and, 2) to encourage a variety of building
forms that provide human scale for residents and
pedestrians.
8.1 RESIDENTIAL UNIT TYPES
It is envisioned that a variety of multi-unit
housing types will be included within Planning
Area 2 and 3 neighborhoods. The blocks
containing residential uses (above retail and
at ground level) have been configured to
accommodate a wide variety of residential
building types and products within each Planning
Area including:
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Planning Area 2 - Town Center Core:
A. Flex Apartment Over Retail
B. High Density Residential Flats
C. Parkside Cluster Townhomes / Duplexes
D. Attached Row Homes (2-3 per bulding)
E. High Density Attached (6 unit flats)
F. Townhome with Penthouse Attached (6 unit
building)
Planning Area 3 - South Neighborhood:
G. Cottages
H. Villas
I. Urban Villas
J. Townhomes
K. Live / Work Townhomes
These residential products are described in detail
in Section 8.10
8.2 ARCHITECTURAL CHARACTER AND
NEIGHBORHOOD COMPATIBILITY
A. Arrange the residential buildings so that the
common open areas, circulation paths and points
of common access can be easily observed by
residents to create comfortable and safe living
environments.
B. Variety within the Town Center Core will be
ensured by combining different residential
types, elevations, materials, and colors to foster
individuality, improve the sense of community, &
meet market demands. This variety is encouraged
on a block-by-block & single block basis.
C. An individualized sense of home will be created
by designing and siting multi-unit residential
buildings to maximize the sense of variety by
incorporating porches close to the street and
variety of expression (form, materials, etc.)
between adjacent units.
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8.3 BUILDING HEIGHTS, MASSING AND SCALE
A. All multi-unit residential buildings shall be
designed to provide human scale, interest and
variety with an emphasis placed on reinforcing
the vertical bay spacing and proportioning,
creating row- house like elevations that
reduce the appearance of large, long, horizontal
buildings. In order to further reinforce a human
scale, buildings should incorporate elements of
the following architectural features: a distinct first
level often defined by strong horizontal elements
such as awnings or faade treatments; special
accent materials and design details on first floor
facades; transparent windows and doors; textured
materials with human scaled proportions;
and outdoor and entrance areas that form a
relationship with abutting pedestrian areas.
B. Buildings shall generally relate in scale and
design features to the surrounding buildings,
showing respect for the local context. Buildings
should incorporate such features as: maintaining
the building scale or subtly graduating changes
of adjacent buildings; maintaining front yard
setbacks at the build-to line; establishing base
courses; the use of front porches on residential
buildings; repeating cornice lines in buildings
of the same height; extending horizontal lines
of fenestration; and echoing architectural styles
and details, design themes, building material and
colors used in surrounding buildings.
C. Building fronts and main entrances shall orient to
the street(s). Residential entrances shall be clearly
defined and emphasized. Ground floor units
should have exterior entries whenever possible.
In order for building entrances to be clearly
defined, utilize such features as awnings, recessed
door openings, columns and pilasters, fanlights
and sidelights, porches, landscape treatments and
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other similar architectural elements.
D. The design of all buildings shall avoid
monolithic, unarticulated shapes and shall
include articulated surfaces. To this end, the
following techniques are appropriate: changes in
color, graphical patterning, texture or material;
projections, recesses and reveals; windows and
doorways; arcades and pergolas; towers; gable
projections; and horizontal and vertical breaks are
recommended.
E. The architectural features, materials and the
articulation of a faade shall be continued on all
sides visible from a public street, including alleys,
with the highest concentrated of craft and detail
reserved for the ground floor and public street
facing facades.
F. Entries may be raised along some elevations
(particularly along the row home products) to
provide a sense of security, establish a front
porch, and allow ventilation to the garage level
below.
G. The front of the building should have the greatest
articulation, craft and detail followed by the sides
and then the rear.
H. While the three-four story residential massing
is encouraged within the Town Center Core,
building uniformity (unarticulated three or four
story massing) is discouraged. Buildings that
mix three, four and five story elevations are
preferred. The building mass of the elevation
can be reduced by offsetting residential units and
varying building setbacks, heights and materials
to promote smaller, individualized expression
within the collective form.
I. The maximum height of residential buildings
within the Planning Area 2 - Core Area is
specified in Chapter 6. Maximum height in
Planning Area 3 - South District is per Annexation
Agreement not to exceed 75 feet.
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8.4 ROOF FORMS AND MATERIALS
A. Roof forms should be designed in ways and/
or used in combinations to break up large,
continuous building forms in multiple dwelling
structures. Where flat roofs are used, other
techniques to provide scale and interest should be
used to refine large, continuous building forms.
Rooftop terraces, balconies, etc. are encouraged.
Long unbroken ridgelines are strongly
discouraged.
B. Generally, for structures lower than 35 feet
high, gable or hip roofs are preferred for the
primary roof form. The primary gable roof slope
should fall within a 5:12 12:12 range to allow
for a variety of expression within the residential
product mix. Secondary structures such as porch
roofs, roofs over bay extensions, bay windows,
etc. may include other roof forms such as shed
roofs and hip roofs in combination with gable
roofs. However, secondary roofs should be
consistent or complementary with the primary
roof form. Flat roofs may be also appropriate for
small areas. Rooftop terraces, balconies, etc. are
encouraged within flat roof portions.
C. For multiple dwelling structures, shed roofs and
roofs with unequal slopes should not be used for
the primary roof form, but are allowed for special
roof elements.
D. Dormer roof forms should generally match the
form or pitch of the primary roof or significant
secondary roof form.
E. On larger multiple dwelling structures, where
large, shared rooftop equipment is contemplated,
equipment shall be screened from public view.
8.5 EXTERIOR MATERIALS, COLOR AND DESIGN
ELEMENTS:
A. Durable materials shall be used that will be long
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lasting with reduced maintenance costs.
B. Maximize the opportunities for natural lighting
through the use of a variety of window sizes
and shapes on each building. Vertical window
proportions are preferred. Incorporate mullion
patterns to add detail. Ribbon and glass curtain
walls are to be avoided in residential buildings
and shall be incorporated as accent, feature
elements where appropriate.
C. Maximize privacy between units by providing
separate entries, and acoustic separation in party
walls and floors.
D. Special emphasis shall be placed at the ground
floor by introducing durable, grounding and solid
materials to convey the base.
E. Primary exterior material selections shall be
harmonious with the Town Center Core palette
and introduce warm, regional materials.
8.6 GARAGES AND SERVICE AREAS
A. Garages and service areas should be integrated
into the primary building form and screened from
on-site residential areas to the greatest degree
possible.
B. Garages under buildings should provide open
ventilation and sunlight where possible. In
instances where tuck-under parking is provided,
natural ventilated parking is allowed so long
as automobiles are screened from public view.
Landscape screening is acceptable.
C. Buildings within each block should share service
areas whenever possible.
8.7 TRASH AND EXTERIOR UTILITIES
EQUIPMENT:
A. Common trash receptacles shall be used and
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should be centrally located to the residential
units they serve, yet inconspicuous and easily
maintained. Preferred locations include the
ends of parking courts, along interior secondary
access routes and private drives, and away from
building entrances. Receptacles shall be fully
enclosed within 6 foot walls and solid, self-closing
gates. Enclosures shall be constructed of materials
compatible to the design of the adjacent buildings
and softened with landscaping.
B. Consider the use of trash compactors.
C. To maintain the visual integrity and residential
character of neighborhoods, electric and gas
meters requiring external location should be
grouped and located out of direct view from
adjacent streets. Such meters can be screened by
cabinets, wing walls, fencing and/or vegetation.
8.8 COMMON AREA ACCESSORY STRUCTURES:
A. Accessory structures should present a uniform
and consistent design statement compatible with
the architecture styles of individual developments.
Structures such as kiosks, shelters, and
centralized mail box structures, are encouraged as
neighborhood focal points.
B. Such structures should be centrally located within
the neighborhood, included within common open
space areas and neighborhood greens, and highly
visible and accessible to residents.
C. Such structures shall be compatible with other
streetscape elements and the architectural style of
the neighborhood.
D. Clustered mail boxes are strongly encouraged
within each block or building and should be
centrally located, offering easy pedestrian access
to all residents.
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E. If clustered mailboxes are not located within an
enclosed building or area within the block, the
free-standing structure(s) shall be architecturally
compatible with the character of the development
in terms of scale, form, materials, exterior
finishes, and roofing. Attractive message boards
of information kiosks located in conjunction with
such structures enhance the community role of the
mailbox clusters.
8.9 NEIGHBORHOOD AND PRIVATE/SEMI-
PRIVATE OPEN SPACE WITHIN BLOCKS:
A. Provide each residential unit with at least one
private outdoor area such as a yard, porch, patio,
or balcony. Balconies should have a minimum 5
foot depth. Juliet balconies are allowed with the
Town Center Core.
B. Each block should encourage usable and
meaningful semi-private open space in courtyard-
like spaces.
C. Special indoor and outdoor amenities such as
community and event rooms, and gardens should
be considered with each type to differentiate the
products for the expected residents.
8.10 RESIDENTIAL PRODUCTS:
Residential products are offered in a variety of
configurations and amenities throughout Planning
Areas 2 and 3. In some cases, these residences are
more urban in character (smaller flat type units
overlooking Town Center). Other products more
closely resemble the single family home (park
side cluster home /urban villas and townhomes).
In Planning Area 03, single family detached
cottages define the character of the neighborhood.
In all cases, priority is focused on establishing
a welcoming, safe and pedestrian friendly
community and a diversity and variety of product
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options and individual choice. The following
overview highlights the contemplated mix of
residential products (type, sizes, configurations,
etc.).
Planning Area 02
A. FLEX APARTMENT OVER RETAIL:
Unit Sizes: Range: 900 s.f. - 1,100 s.f.
Parking: Shared Structured Parking From
Midblock
Unit Dimensions: 25-28 deep x 35-40 wide
Description: The Flex Apartment Over Retail
product will provide a high density, urban
living residential model. Envisioned to provide
a variety of flexible configurations, these units
will be arranged around a central corridor and
be supported with centralized shared structured
parking (above or below grade). A variety of
unit types ranging from micro-apartments
to one and two bedroom high efficiencies will
provide a diverse mix within the vibrant Village
Core. A range of projecting balconies and juliet
balconies will animate the facades and provide
diversity of expression. Stair entrances will be
provided along the edges and a central main
elevator entry located central to the buildings.
Massing within this product will be limited to
four stories above retail podium. In some cases a
stepped back 5th floor will animate the building
form and add variety to the silhouette. Building
massing will be regulated to limit unarticulated
horizontal massing, in favor of stepped faades.
Open space will be provided within shared
ground floor courtyards, internal to block.
Setbacks: Front & Side: 0-10 (flrs 2-4) / 10-20
(flr 5). Balconies may project up to property line/
limited to 6 projection from bldg face. Rear: 0-5
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B. HIGH DENSITY RESIDENTIAL FLATS:
Unit Sizes: Range: 1,100 s.f. 1,600 s.f.
Parking: Shared Structured Parking accessed
from midblock.
Unit Dimensions: 25-28 deep x 45-58 wide
Description: This residential product will provide
for a high density urban configuration. Envisioned
as a multi-story condominium configuration, this
product will appeal to the urban dweller. These
units will gain access to individual units through
a common elevator lobby and through a common
double loaded corridor. Unit sizes will vary from
larger one-bedroom through small three-bedroom
units. Building massing will be limited to 5
stories and be located along energetic sub-areas
within the Village Core. Building massing will
be designed to hold the street edge at floors one
three and provide the desired density within the
central core. In some cases, 5th story loft units
will animate the skyline and provide a stepped
back massing. Balconies within this product type
will be a combination of projected and subtracted
forms from the primary massing. Building
entrances will be articulated at the ground floor
with shared elevator lobby configurations fronting
the public way. Parking will be accommodated
with on-site structured (above and/ or below
grade) configurations. Outdoor space will be
shared by residents within centralized plazas and
courtyards, internal to blocks.
Setbacks: Front & Side: 0-10 (flrs 2-4) / 10-20
(floor 5). Balconies may project up to property
line / limited to 6 projection from building face.
Rear: 0-5
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C. PARKSIDE CLUSTER TOWNHOMES /
DUPLEXES:
Unit Sizes: Range: 1,750 s.f. - 2,500 s.f.
Parking: Shared autocourt access from Street One
with self park, tuckunder garage
Unit Dimensions: 25wide x 26-40 deep
Description: This product type is envisioned as
two - unit duplex Townhomes arranged around a
central auto entry court. Leveraging the natural
beauty of the adjacent open space and views,
these units will provide up to four bedrooms and
private exterior courtyards and terraces. Parking
within this product type will provide a 2-car side-
by-side garage per unit accessed from shared
auto-court. Building massing will be limited
to three stories with accessible rooftop terraces
& small (up to 15% of floor area) fourth floor
amenities allowed. Individual unit articulation
is envisioned through material differentiation,
building siting and individual unit entrances to
encourage a more independent SFR impression.
Open space will be a combination of shared entry
courts and private, individualized exterior spaces.
Setbacks: Front: 10 min. Side: 5 min. (25 min.
separation between buildings)
Rear: Depends on utility easements / floodplain
limitations
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D. ATTACHED ROWHOME (2-3 Units per
building):
Unit Sizes: Range: 1,500 s.f. - 1,800 s.f. plus 250 s.f.
ground floor use.
Parking: Self Park, tuckunder accessed from
shared internal driveway
Unit Dimensions: 30-35 deep x 25-28 wide
Description: This product type is envisioned as a
semi-detached row-home. The ground floor will
hold the street edge and provide a welcoming first
impression. Each unit will provide an individual
front door and porch as well as approximately 250
s.f. of ground floor home office / bedroom, etc.
and a self-park, tuck-under configuration accessed
from internal driveways within the block. In
some cases the upper floors will detach providing
three individual vertical unit articulations. This
configuration will allow for windows, porches
and balconies to be introduced at the upper floors
of each unit. In other cases, the upper floors may
remain attached to present a denser, urban edge
along higher density sub-areas. Building massing
will be limited to three story primary massing
with up to 15% of floor area allowable for a fourth
floor program expansion. Roof terraces, balconies
are allowed. Street fronting upper floor balconies
are encouraged and may project within 5 of front
property line.
Setbacks: Front: 0 -10 Side yard: 0-10 (min. 15
separation between buildings)
Rear: (garage access: 30 between buildings)
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E. HIGH DENSITY ATTACHED (6-UNIT FLATS):
Unit Sizes: Range: 1,250 s.f. 1,600 s.f.
Parking: Self Park, tuckunder accessed from
shared internal driveway
Unit Dimensions: 40 deep x 35 wide
Description: This product type is envisioned
as a medium-high density, single level living
product concentrated close to the Village Core.
Individual units are accessed through a central
shared ground floor, street fronting elevator lobby
providing access to a total of six one + den and
two bedroom flats (two per floor). Parking is
accessed from a secured ground floor self-park,
tuck under configuration with internal driveways
within the block. Building massing is limited to
four stories (three residential floors above ground
floor parking) plus up to 33% of floor area for fifth
floor loft. Individual unit balconies and terraces
are encouraged within this product. The overall
character of the massing will be rendered as a
single primary mass with stacking units. Top
floor articulation will be presented with a variety
of roof forms, balconies and terraces. Outdoor
space will be shared by residents within this block
configuration through internalized ground floor
paseos and courtyards.
Setbacks: Front: 0-10 Side yard: 0- 5 (min. 10
separation between buildings)
Rear: (garage access: 30 between buildings)
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F. TOWNHOME WITH PENTHOUSE ATTACHED
(6-UNIT/BUILDING ):
Unit Sizes: Townhome: 2,100 s.f. (floors 2-3) (4
units), Penthouse: 1,950s.f. (floor 4 + mezzanine
/ loft) (2 units)
Parking: Self Park, tuckunder accessed from
shared internal driveway
Unit Dimensions: 22 wide x 45 deep
Description: This product type provides for
slightly larger units with four (4) two-story, three
bedrooms + den Townhomes and two (2) top
floor, three bedroom penthouses + loft to meet the
needs of homeowners who prefer luxurious living
on a single level. Parking is accommodated with
a self-park, tuck-under configuration accessed
from internal driveways. Townhome and
penthouse access is provided by individual stairs
from garage and/ or (private or shared) elevator
access. Large private decks are provided (60-90sf)
for each Townhome unit. Building massing is
envisioned to be rendered as a singular form for
the lower levels with the penthouses detaching
from the lower floor massing to be individually
articulated. Private roof terraces, accessed from
top floor loft are encouraged. Open space is
shared between buildings through generous
mid-block greenbelts, courtyards and pedestrian
amenities.
Setbacks: Front: 0-10 Side yard: 0- 5 (min. 20
separation between buildings)
Rear: (garage access: 30 between buildings)
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Planning Area 03
G. COTTAGE:
Unit Sizes: 1,200 s.f. - 2,500 s.f.
Parking: Parking is provided at the alley in the
form of private garages.
Unit Dimensions: 18-35 wide x varying depths
Description: Cottages are 1.5 and 2.5 story,
single-family detached buildings. Half-stories
refer to lower plate heights with dormers and
scissor trusses on the upper stories and are very
common in the region. These houses usually
have a narrow, deep lots and attached garages
with alley access. Cottages should be designed
with an open side and a closed side in order to
maximize the usability of side yards. Cottages
will determine the character of the streetscape in
the majority of Planning Area 03. Providing large
porches will be very effective in creating inviting,
walkable streets.
Setbacks:
Front: 4 min. to porch, 8 min. to building.
Side yards for principle buildings: 3 min., 8 min.
total of both sides, 8 min. separation between
cottages.
Sides for garages: 0 or 3 min. (i.e., either attached
garages, or 6 min. between garages)
Rear: 4 min.
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BLOCK FACE WITH COTTAGES
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H. VILLAS:
Unit Sizes: 1,500 s.f. 2,400 s.f.
Parking: Parking is provided at the alley in the
form of private garages.
Unit Dimensions: 18-30 wide x 50 deep
Description: The larger Villas are compact
residential buildings that can be located on
shallow lots. Typically, the main living space is
located on the second floor above the garage.
Urban Villas can be arranged in a variety of
two and three unit buildings, with small gaps
between, which form appealing compositions
around paseos and green courts. Second and
third-story setbacks are encouraged. Front porches
and second-story balconies provide interest and
variety.
Setbacks:
Front, on a paseo or green: 0 min.
Front, on a street: 4 min.
Side yard: 0 or 3 min. (i.e. either attached or 6 in
between buildings)
Rear: Depends on utility easements, but probably
4 min.
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I. URBAN VILLAS:
Unit Sizes: 1,200 s.f. 1,900 s.f.
Parking: Parking is provided at the alley in the
form of private garages.
Unit Dimensions: 18-30 wide x 40 deep
Description: The smaller Urban Villas are
compact residential buildings that can be located
on shallow lots. Typically, the main living space
is located on the second floor above the garage.
Urban Villas can be arranged in a variety of
two and three unit buildings, with small gaps
between, which form appealing compositions
around paseos and green courts. Second and
third-story setbacks are encouraged. Front porches
and second-story balconies provide interest and
variety.
Setbacks:
Front, on a paseo or green: 0 min.
Front, on a street: 4 min.
Side yard: 0 or 3 min. (i.e. either attached or 6 in
between buildings)
Rear: Depends on utility easements, but probably
4 min.
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J. TOWNHOMES:
Unit Sizes: Range: 1,400 s.f. 2,200 s.f.
Parking: Parking is provided at the alley in the
form of private garages.
Unit Dimensions: 20-24 wide x varying depths
Description: Townhomes are 2- to 3-story
attached dwelling units. They create strong
building presence along the street. In Planning
Area 03, townhomes will provide a transition
from the more urban building products in the
core to the smaller-scale residential cottages.
Therefore, the use of porches and articulation of
individual units will be important. Access to the
units is provided via attached garages along the
alleys.
Setbacks:
Front: 4 min. to porch, 8 min. to building.
Side yard: 0 or 5 min. (10 min. separation
between buildings at gaps)
Rear: 4 min.
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K. LIVE / WORK TOWNHOMES:
Unit Sizes: Range: 1,600 s.f. 2,000 s.f.
Parking: Parking is provided at the alley in the
form of private garages.
Unit Dimensions: 20-24 wide x varying depths
Description: Located along the Village Green,
live/work townhomes are compact, attached
buildings with flexible office/commercial space
on the ground floor and residential units on the
second and third stories. Tuck-under garages are
located along the alley, with separate entrances
for residential and business units. Ground floor
office/commercial space should be designed in
such a way that units can be consolidated into
larger suites dependent on the market needs.
Setbacks:
Front: 0 min.
Side yard: 0 or 5 min. (10 min. separation
between buildings at gaps)
Rear: 4 min.
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URBAN VILLAS LIVE/WORK TOWNHOMES REC CENTER