Loading...
HomeMy WebLinkAboutStaff Report 2402-2574CITY OF PALO ALTO CITY COUNCIL Special Meeting Monday, February 12, 2024 Council Chambers & Hybrid 5:30 PM     Agenda Item     10.Adopt a Resolution Modifying the City’s Objective Design Standards for SB 9 Projects. 3 1 7 6 City Council Staff Report From: City Manager Report Type: ACTION ITEMS Lead Department: Planning and Development Services Meeting Date: February 12, 2024 Report #:2402-2574 TITLE Adopt a Resolution Modifying the City’s Objective Design Standards for SB 9 Projects. RECOMMENDATION Staff recommends Council adopt the attached Resolution (Attachment A) modifying the objective design standards for development pursuant to California Senate Bill 9 (SB 9). EXECUTIVE SUMMARY This report transmits a resolution that refines the City’s SB 9 objective design standards. The standards were first introduced in late 2021 and quickly prepared in response to changes in state law. Council previously directed staff to include review of the SB 9 regulations in the work plans of the Architectural Review Board (ARB) and Planning and Transportation Commission (PTC) and return with updated standards based on application of the standards to projects. The City’s Architectural Review Board reviewed the standards over several meetings and supports the recommended revisions. Staff also met with local architects to receive input on the subject design standards. The proposed changes reduce the overall number of requirements, due in part to elimination of redundant provisions or overlapping regulations and improve overall clarity for staff and applicants. BACKGROUND The Housing Opportunity and More Efficiency (HOME) Act, or SB 9, was enacted by the state legislature and signed into law by Governor Newsom in 2021 and became effective January 1, 2022. This law generally allows single family zoned properties to add an additional dwelling unit that can be combined with a junior and/or accessory dwelling unit (J/ADU), or subdivide an existing single family zoned lot into two lots (also referred to as an urban lot split). This law essentially allows for up to four units on existing single family zoned lots or split across newly created lots. In late 2021 and early 2022, the City Council enacted interim ordinances (#5538, #5542, and #5546) to amend the zoning code to respond to SB 9, including standards for urban lot splits. The City Council adopted a set of objective design standards for the ministerial processing of SB 3 1 7 6 9 projects in December 2021. These design standards were modeled after the Single-Family Individual Review (IR) Guidelines focused on privacy, massing and streetscape for two story home developments approved through the City’s discretionary IR application process.1 As ministerial projects, SB 9 projects do not require review by the ARB or PTC; these are processed administratively by PDS staff. Staff returned to Council to codify the interim ordinance, which is essentially a restatement of the state requirements, in May/June 2023. Council also previously directed staff to return with refined objective design standards and include feedback from the Architectural Review Board (ARB). This effort to update the objective design standards is the focus of the subject report and Council action. Architectural Review Board The ARB held three meetings in Spring 2023 to review the objective design standards. The Board’s initial review found that: • Some of the design standards were overly restrictive • Multiple standards intersected with other standards creating overlapping regulations • The standards lacked flexibility or design options for certain details, such as window different types of window trims or window configuration • The privacy standards seemed adequate The ARB asked staff to engage a focus group to provide additional feedback before returning back to the Board with recommended changes. Staff met with local architects and individuals who had filed or expressed an interest in filing an SB 9 application. Each of these individuals was familiar with the zoning code and the City’s processes. Over the course of several weeks in late Summer and early Fall, the focus group reviewed the objective standards and the ARB’s comments. The summary of the focus group input is described in the November 16, 2023 ARB staff report. The group concurred with the ARB and expressed an interest in simplifying the requirements and making clear which standards were applicable to different project types (two story homes and homes in Eichler tracts). Toward the end of 2023, staff returned to the ARB, which held three additional meetings reviewing and providing feedback on the subject objective design standards. This effort resulted in changes that reduced the overall number of objective standards from 64 to 19 for all 1 The IR process is a discretionary process, where the Director’s decisions are appealable to City Council; the program is in place for two-story homes and second floor additions. More about the IR process is viewable at this link: https://www.cityofpaloalto.org/Departments/Planning-Development-Services/Current-Planning/Forms- Applications 3 1 7 6 projects and an additional 20 that apply to some projects; changes to improve administration, improve clarity and better convey design intent; and allow design flexibility to address a wider range of architectural styles. A ‘crosswalk’ showing how the existing standards are proposed to be modified is provided in Attachment B. The ARB unanimously supported improving the objective standards for SB9 projects. Prior ARB staff reports and video recordings are available online.2 DISCUSSION SB 9 is one of many state initiatives intended to promote greater housing production. The City’s initial response to SB 9 was to minimally address the requirements of state law and develop standards that reasonably reflected the type of projects being built through the City’s Individual Review (IR) process, including privacy related concerns with increased density in single family zones. The City staff focused its limited time in late 2021 to develop the standards based on the IR program guidelines, with the help of the IR program architect. There was no time to share the standards with the ARB and PTC prior to Council’s urgency ordinance adoption of the standards in 2021. Accordingly, the Council directed staff to bring the standards to the ARB and PTC for review. The attached resolution updates the initial objective design standards. Through the ARB’s work and engagement with stakeholders, the new standards are easier to apply to projects and are anticipated to result in additional SB 9 applications being filed. To date, the City has received six SB 9 applications and approved one. Staff are still reviewing the other five applications, and regularly have conversations with other prospective applicants. The City’s adopted Housing Element includes a program to increase the permitted floor area for certain SB 9 units from state-minimum 800 square feet to allow up to 1,200 square feet. Increasing the size of these units beyond 800 square feet is expected to improve the feasibility of the projects, introduce more two-bedroom homes and potentially create more financially accessible ownership units. With this program, the City projects it would add an additional 40 2 Link to most recent ARB online minutes for the SB 9 project: November 16, 2023: https://www.cityofpaloalto.org/files/assets/public/v/1/agendas-minutes-reports/agendas-minutes/architectural- review-board/2024/arb-draft-minutes-11-16-23.pdf Links to the Spring 2023 ARB Staff Reports and minutes for ARB meetings of March 16, April 20, and May 18 are available at this link: https://www.cityofpaloalto.org/City-Hall/Boards-Commissions/Architectural-Review-Board ARB Staff Report, dated November 16, 2023: https://www.cityofpaloalto.org/files/assets/public/v/1/agendas- minutes-reports/agendas-minutes/architectural-review-board/2023/arb-11.16-sb9-standards.pdf ARB Video Recording, from December 7, 2023: https://midpenmedia.org/architectural-review-board-77-1272023/ ARB Video Recording, from December 21: https://midpenmedia.org/architectural-review-board-77-12212023/ 3 1 7 6 units (not including J/ADU units) over the eight year housing cycle. This change is not reflected in the attached resolution and would require a text amendment to the municipal code. This effort to increase SB 9 floor area is expected to be initiated in 2025. Staff also anticipates additional changes to state law concerning SB 9-related projects. Senate Bill 450 is being considered by the state legislature and may introduce more streamlining initiatives, timelines for review, restrictions on certain development standards or enforcement provisions later this year. Accordingly, staff anticipates revisions to the SB 9 objective design standards or ordinance may be a recurring effort over the next few years, similar to the refinements made to the state J/ADU requirements. SB9 Objective Design Standards The SB 9 objective design standards seek to regulate the design of SB 9 projects by maintaining and making objective key elements from the IR Guidelines and Palo Alto Eichler Neighborhood Design Guidelines3. The SB 9 objective design standards address privacy, height, massing, streetscape, and neighborhood context. In addition to the City’s ministerial SB 9 application review process, the City also allows an applicant to seek modification to the objective design standards by opting into a discretionary individual review process. This existing application processing option is intended to give a property owner the choice to design a project consistent with the City’s objective standards or seek relief through a process that would involve notification to adjacent property owners. This process does not allow for an increase in unit floor area and may result in reasonable conditions being imposed on the project. FISCAL/RESOURCE IMPACT The recommendation in this report does not have any significant fiscal impact; all work has been absorbed through existing department budgets and resources. POLICY IMPLICATIONS The recommendation in this report improves the application review process by refining the objective design standards to eliminate redundant provisions and improve clarity for SB 9 projects. The changes are informed by the City’s ARB and consultation with individuals seeking to advance such projects. The proposed changes do not weaken or substantially reduce or eliminate standards that promote consistency with the neighborhood character of single family zones or privacy. The City Council and community should anticipate further state law changes related to SB 9 projects. Moreover, the City Council, through its adopted Housing Element, has 3 Link to Eichler Neighborhood Design Guidelines: https://www.cityofpaloalto.org/files/assets/public/v/1/planning- amp-development-services/eichler-neighood-design-guidelines/2018-04-02_palo-alto-eichler-design- guidelines_adopted-design-guidelines.pdf 3 1 7 6 signaled its support to expand opportunities for SB 9 production in Palo Alto through a program that will allow for increases in SB 9 unit size. STAKEHOLDER ENGAGEMENT As noted, the public had the opportunity to comment on the SB 9 objective design standards during the six ARB meetings. Additionally, a focus group of architects were consulted to solicit feedback on the design standards. Notice of the subject meeting was made available online with the agenda posting at least 10 days in advance of the meeting and posted on the City’s message board on King Plaza. ENVIRONMENTAL REVIEW The refinement of the City’s objective design standards for SB 9 projects does not result in any significant impact on the environment in accordance with the California Environmental Quality Act Guidelines Section 15061(b)(3). Moreover, future projects developed under SB9 are ministerial and therefore exempt from environmental review consistent with CEQA Guidelines Section 15268. ATTACHMENTS Attachment A: Resolution Adopting Revised SB 9 Objective Design Standards with Exhibit 1 Proposed Revised SB 9 Objective Design Standards (no annotations) Attachment B: SB 9 Objective Design Standards Revision Crosswalk APPROVED BY: Jonathan Lait, Planning and Development Services Director *NOT YET APPROVED* Attachment A 1 0160135_20240201_ay16 Resolution No. ____ Resolution of the Council of the City of Palo Alto Amending the Objective Design Standards for SB9 Development WHEREAS, on December 6, 2021, the City Council adopted Urgency Ordinance no. 5538, as well as objective design standards to govern development under the Senate Bill 9 (2021) (SB9), and directed staff to include in work plans of the City’s Architectural Review Board (ARB) and Planning and Transportation Commission (PTC) reviews of these standards; and WHEREAS, on January 24, 2022 and April 11, 2022, the City Council adopted Interim Ordinance nos. 5542 and 5546, respectively, replacing and amending Ordinance no. 5538. WHEREAS, on February 8, 2023, the Planning and Transportation Commission reviewed and recommended adoption of a permanent ordinance governing SB 9 projects; and WHEREAS, on June 12, 2023, the City Council adopted Ordinance no. 5587 governing SB 9 projects; and WHEREAS, in March, April, May, and November 2023, the City’s Architectural Review Board provided feedback to staff and Council to amend the SB9 objective development standards, in public hearings allowing for public testimony, and included consideration of focus group input from architects who had experience as applicants for SB9 projects; NOW, THEREFORE, the Council of the City of Palo Alto does RESOLVE as follows: SECTION 1. The City Council adopts the attached objective design standards for SB9 development (Exhibit 1), which shall be mandatory for SB9 development unless applicants prefer to apply under the Individual Review program set forth in Palo Alto Municipal Code Sections 18.12.110 and 18.77.075; // // // // // // *NOT YET APPROVED* Attachment A 2 0160135_20240201_ay16 SECTION 2. The Council finds that the revisions to the SB9 project objective design standards will facilitate streamlined review of SB9 projects and are not considered a project under the California Environmental Quality Act because it can be seen with certainty that there is no possibility that the activity in question may have a significant impact on the environment. INTRODUCED AND PASSED: AYES: NOES: ABSTENTIONS: ABSENT: ATTEST: APPROVED: ________________________ ______________________________ City Clerk Mayor APPROVED AS TO FORM: ________________________ ______________________________ Assistant City Attorney City Manager _____________________________ Director of Planning and Development Services *NOT YET APPROVED* Attachment A 3 0160135_20240201_ay16 EXHIBIT 1 SB 9 Objective Design Standards Revised 1/26/2024 Applicability: All SB 9 Projects must meet all requirements of the Zoning Code, including development standards, and special requirements for Flood Zones, Single-Story Overlays, etc. They must additionally meet all applicable SB 9 Objective Design Standards (ODS) per PAMC 18.42.180(e)(2)). Section A: All The following ODS apply to all proposed new housing units as a part of an SB 9 project. When existing units do not meet the ODS, they shall be treated as existing non-conforming when proposing remodels. A1: FRONT SETBACK Where the contextual front yard setback does not apply, the front setback shall be no less than the average front setback of the homes on lots to either side of the subject lot, up to a maximum of 25 feet. Otherwise, the zoning minimum front setback or special setback would still apply. A2: STUCCO TEXTURE: When stucco is used it shall be steel-troweled ‘Smooth’ or ‘Santa Barbara’ texture as described in the Technical Services Information Bureau, Chapter 5 - Plaster Textures & Acrylic Finishes (2011). For additions, stucco plaster texture on the addition shall be allowed to match the stucco texture of the existing house. A3: CONTEXTUAL PORCH ENTRIES: If porches (i.e., roofed, street-facing porches with posts/ column(s) and more than 3 feet deep), occur on more than half of the houses on the same side of the block, including the subject site, the proposed house(s) with street frontage shall include a street-facing porch no less than 4.5 feet deep and 6 feet wide. A4: DRIVEWAYS: One curb cut and driveway per street frontage. Shared driveways are encouraged but require an easement to which the City is a third party. A5: DRIVEWAY WIDTH: 18-foot maximum driveway width (inclusive of uncovered parking) within a front or street side yard setback. A6: WALKWAY SEPARATION: Walkways shall be separated from driveways by a minimum of 2 feet of landscape planting or shall be a different paving material than the driveway. A7: PLANTING STRIP: A minimum two-foot wide, landscaped planting strip is required between a driveway and/or uncovered parking space and an existing interior lot line. A8: DRIVEWAY MATERIALS: Driveway and uncovered parking surfaces that exceed 10 feet in width shall not have asphalt or grey concrete surfaces. They must have a decorative surface to blend with the landscape such as stone pavers, grass pavers, or bricks. A9: GARAGE LOCATION: Attached garages adjacent to the front setback must be located a minimum of 5 feet behind the forwardmost plane of the front facade or 3 feet behind the forwardmost plane of the street-side façade. The forwardmost façade plane may be a building wall or porch with posts/columns and must be at least 12 feet wide. In mapped Eichler neighborhoods, this standard does not apply. *NOT YET APPROVED* Attachment A 4 0160135_20240201_ay16 A10: GARAGE WIDTH: An attached garage or carport facing the street shall be no more than 30 percent of the total facade width facing that street, except that it may be 12 feet wide in any circumstance. A11: GARAGE DOOR DESIGN AND MATERIALS: The garage door shall match the material, color, or panel design pattern of the entry door, window fenestration, or exterior cladding material. A12: GARAGE DOOR SIZE: When visible from the street, the maximum garage door width shall be 16 feet and the maximum garage door height shall be 8 feet. If two single-wide garage doors are used instead of one double-wide door, each door's maximum width shall be 9 feet and maximum height 8 feet. A13: ROOF DECK NOT PERMITTED: A roof deck (i.e., a deck above the first level of a single- story building or second level of a two-story building) shall not be permitted. A14: ROOF HEIGHT FOR VARIED ROOF PITCHES: Roof height shall be limited to 27 feet for roofs with pitches 9:12 or greater, 25 feet for roofs with pitches 3:12, up to 9:12, and 22 feet for roofs with pitches less than 3:12, inclusive of parapets on flat roofs. In flood zones, the maximum height is increased by one-half of the increase in elevation required to reach base flood elevations, up to a maximum increase of 30 inches. A15: GABLE ROOF FORMS: No more than three gable forms on an elevation facing a public street. A16: BAY WINDOWS: No more than two bay windows on an elevation facing a public street. A17: STREET-FACING WINDOWS: Each street-facing building elevation shall have at least 20 square feet of glazing in a large window, multi-panel window or glazed door, or bay window form, with minimum dimensions of 3 feet. In an Eichler tract, clerestory windows may have a reduced minimum dimension. A18: WINDOW TO WALL DETAILING: Window frames shall be recessed at least 2 inches from the exterior wall face or have trim at least 2 inches wide and 0.5 inches thick on all four window sides. Stucco over foam shall not be used as window trim. A19: WINDOW PATTERNS: Window fenestration with divided lite appearance shall have exterior applied muntin bars (i.e., true or simulated divided lites). Section B: Two-Story Houses The following ODS apply to SB 9 projects that include a new or expanded second story. B1: SECOND FLOOR LOCATION: The second-floor area shall not be permitted within the standard side or rear setbacks of the underlying single-family zoning district. B2: SECOND FLOOR SIZE: The maximum second-floor area shall not exceed 35 percent of the allowable gross floor area for the lot, or 400 sf, whichever is larger. B3: CONTEXTUAL FIRST FLOOR EAVE HEIGHT: The height of the first floor's street-facing roof edges (i.e., eaves or parapets) shall not exceed 18 inches above the average height of the first-floor eave or parapet of the homes on the abutting lots at side lot lines as measured at those homes' eaves nearest the subject lot. This first-floor roof edge height limit shall also extend 15 feet back from the building corner. This standard shall be 24 inches within a flood zone if either of the abutting homes’ first-floor levels does not meet current flood zone regulations. This standard applies to the eave side of pitch roof forms and not the rake side such as at a gable. *NOT YET APPROVED* Attachment A 5 0160135_20240201_ay16 B4: CONTEXTUAL SECOND FLOOR EAVE HEIGHT: The height of the upper floor's street-facing roof edge (eave or parapet) shall not exceed 18 inches above either: (a) the average height of the upper floor street-facing eave or roof edge of homes to each side, or (b) in the case of only one home having a second floor, the height of that home's eaves. B5: GARAGE HEIGHT AND MASS: Maximum height of a roof over an attached garage shall not exceed 15 feet in height as measured from existing grade. The maximum garage wall plate height shall not exceed 10 feet. B6: SECOND FLOOR BALCONY LIMITATIONS: No more than one second-floor deck/balcony shall be permitted per dwelling and shall: (a) only be permitted on a street-facing facade, (b) be located at least 10 feet from any interior side lot line with a 5.5-foot-tall solid privacy wall or be located at least 30 feet from any interior side lot line, and (c) be limited in size to no more than 40 square feet. B7: SCREENING LANDSCAPE: For two-story houses, plant screening trees with a species having a typical mature height of at least 25 feet and mature canopy width of 15 feet at a quantity of at least one per 25 linear feet along each interior lot line. Existing trees to be retained that are at least 25 feet tall and 15 feet wide count towards the required planting. Three closely spaced tall screening shrubs with a mature height of at least 15 feet and a mature width of at least 3 feet may be substituted for one screening tree. Privacy screening landscape shall be located to align with proposed second-floor windows across the side and rear lot lines and between windows at facing units on a single property. B8: PLANTING TYPE AND SIZE: When required, screening trees and shrubs shall be specified by botanical name with at least 50 percent of screening trees and shrubs being evergreen. Screening trees shall be specified and planted at 24-inch box size or larger and 8 feet height or taller. Screening shrubs shall be specified and planted at 15-gallon size or larger and 8 feet or taller. B9: PLANTING ADJACENT PUE’S: Where an easement such as a PUE exists along an interior lot line, privacy landscaping is required to be planted on the same side of the easement as the building, but not within the easement. B10: SECOND FLOOR WINDOW PRIVACY: For any window on an upper floor or in a stairway, facing an interior lot line that is located less than 20 feet from a side or rear lot line, one of the following shall be used: (a) permanent obscure glazing to at least 5 feet from the finished floor, or (b) exterior mounted permanent architectural privacy screens that block views more than 70%, or (c) windows with sills above 5 feet from the finished floor level. In a stairway, the finished floor is the height of the landing. This standard shall also apply to first-floor windows less than 6 feet from a property line where the finished floor height is 2 feet or more above grade. B11: SECOND FLOOR OPERABLE WINDOWS ALONG SIDE LOT LINES: Operable casement windows on the upper level with a sill height less than 5 feet above the finished floor and within 20 feet of an interior side lot line shall be hinged so the windows open towards the public street. Horizontal sliding windows shall not be permitted facing and within 20 feet of *NOT YET APPROVED* Attachment A 6 0160135_20240201_ay16 an interior side lot line, unless the windowsill height is at least 5 feet above the finish floor level. Section C: New or Expanded Second Story Development Next to One-Story House(s) The following Standards apply when an SB 9 project includes a new or expanded second story adjacent to an existing one-story house. C1: SIDE DAYLIGHT PLANE CLEARANCE: Where a home on an abutting lot across a side lot line is single-story or has a second-floor area no more than 500 square feet, the side daylight plane shall be measured from 8 ft above average grade instead of 10 ft. In the case of an Urban Lot Split, the daylight plane only applies to the original property lines. In flood zones, the average grade for determining daylight plane is increased by one-half of the increase in elevation required to reach base flood elevations, up to a maximum increase of 30 inches. C2: SINGLE-STORY BUILDING FORMS: Where a home on an abutting lot across a side lot line is single-story or has a second-floor area no more than 500 square feet, all houses with frontage on the street shall have either: (a) a one-story building form (excluding garages) at least 6 feet forward of the second-floor wall face, and at least 10 feet wide; or (b) a protruding porch or one-story roof overhang at least 6 feet deep, and at least 8 feet wide. Section D: Flag Lots and Substandard Lots The following ODS applies only for projects proposed on an existing flag lot or substandard lot. A lot created by an Urban Lot Split is not subject to this. D1. SECOND FLOOR AREA ON FLAG LOTS AND SUBSTANDARD LOTS: On lots that are flag lots (or similar lots without street frontage) and/or substandard lots prior to an Urban Lot Split, a second floor shall only be allowed to facilitate the minimum 800 sf unit size. Section E: Eichler Neighborhoods The following ODS apply only in mapped Eichler Tracts, as listed on the map published in the Eichler Design Guidelines (2018) E1: EICHLER TRACT GARAGES: In mapped Eichler Tracts, a garage or carport may be located forward of the front facade plane of the house so long as the garage or carport is: (a) no more than 21 feet wide, (b) has a roof pitch of 3:12 (slope of 3 vertical feet for every 12 horizontal feet) or less, and (c) has a maximum height of no more than 12 feet above existing grade. E2: EICHLER TRACT GARAGES: In mapped Eichler Tracts, the garage may also count as the required 1-story form in ODS A9. E3: EICHLER TRACT ROOF HEIGHTS: In mapped Eichler Tracts the maximum roof height shall not exceed 22 feet, as measured from existing grade to the roof surface. Properties in flood zones shall be permitted to increase building height by one-half foot for each foot that the base flood elevation exceeds the existing grade. E4: ROOFLINES IN EICHLER TRACTS: In mapped Eichler Tracts rooflines shall meet the following: (a) roof pitches no more than 3:12, (b) gable, shed, butterfly, or flat roof forms, and (c) 2-foot minimum overhangs at eave and rake sides of roof forms for at least 50 percent of roof edges. *NOT YET APPROVED* Attachment A 7 0160135_20240201_ay16 E5: EXTERIOR MATERIALS IN EICHLER TRACTS: In mapped Eichler Tracts, exterior wall cladding shall be vertical board channel or flush siding, wood tongue, and groove board siding, wood nickel-gap siding, smooth fiber cement panels, or metal panels. Board-form concrete, concrete block, or stucco may be used as a secondary material, but collectively, these materials shall not account for more than 30 percent of all non-glazed wall surfaces. E6: ENTRIES IN EICHLER TRACTS: In mapped Eichler Tracts, a projecting entry porch shall not be used. A covered trellis used as a colonnade or a side porch that does not project forward of the facade at the entry would not be considered an entry porch. Attachment B SB 9 Objective Design Standards Revision Crosswalk Table 1: Revised Objective Design Standards Applicability Current SB 9 Objective Design Standards Proposed SB 9 Objective Design Standards Type of Change All 1.3C: FRONT SETBACK Where the contextual front yard setback does not apply, the front setback shall be no less than the average front setback of the homes on lots to either side of the subject lot. (Note: In all cases, the zoning minimum front setback or special setback would still apply.) A1: FRONT SETBACK Where the contextual front yard setback does not apply, the front setback shall be no less than the average front setback of the homes on lots to either side of the subject lot, up to a maximum of 25 feet. Otherwise, the zoning minimum front setback or special setback would still apply. Added that in no circumstance would this standard create a setback larger than 25 ft. on a property where the contextual front yard setback does not apply All 4.3C: STUCCO TEXTURE: When stucco is used it shall be steel-troweled ‘Smooth’ or ‘Santa Barbara’ texture as described in the Technical Services Information Bureau, Chapter 5 - Plaster Textures & Acrylic Finishes (2011). For additions, stucco texture on the addition shall be allowed to match the stucco texture of the existing house. A2: STUCCO TEXTURE: When stucco is used it shall be steel-troweled ‘Smooth’ or ‘Santa Barbara’ texture as described in the Technical Services Information Bureau, Chapter 5 - Plaster Textures & Acrylic Finishes (2011). For additions, stucco texture on the addition shall be allowed to match the stucco texture of the existing house. No change All 4.4A: CONTEXTUAL PORCH ENTRIES: If porches (i.e. roofed, street-facing porches with posts/column (s) and more than 3 feet deep), occur on at least 50 percent of homes on the block of the subject lot (counting only homes on the subject lot side of the street), the proposed house shall include a street-facing porch no less than 6 feet deep and 8 feet wide. A3: CONTEXTUAL PORCH ENTRIES: If porches (i.e., roofed, street-facing porches with posts/ column(s) and more than 3 feet deep), occur on more than half of the houses on the same side of the block, including the subject site, the proposed house(s) with street frontage shall include a street-facing porch no less than 4.5 feet deep and 6 feet wide. Clarified this only applies to houses with street frontage. Reduced the minimum size of porch required. All 1.1A: DRIVEWAYS: One curb cut and driveway per street frontage. Shared driveways are encouraged but require an easement to which the City is a third party. A4: DRIVEWAYS: One curb cut and driveway per street frontage. Shared driveways are encouraged but require an easement to which the City is a third party. No change All 1.1B: DRIVEWAY WIDTH: 18-foot maximum driveway width (inclusive of uncovered parking) within a front or street side yard setback. A5: DRIVEWAY WIDTH: 18-foot maximum driveway width (inclusive of uncovered parking) within a front or street side yard setback. No change All 1.1D WALKWAY SEPARATION: Walkways shall be separated from driveways by a minimum of 4 feet of landscape planting or extend sideways (that is, perpendicular) from driveway so that no additional parking or paved turnaround space is created in a front or street side yard beyond that of the maximum allowed driveway width. A6: WALKWAY SEPARATION: Walkways shall be separated from driveways by a minimum of 2 feet of landscape planting or shall be a different paving material than the driveway. Reduces minimum separation to allow for easier compliance on narrower lots. All 1.1C. PLANTING STRIP: A minimum two-foot wide, landscaped planting strip is required between a driveway and/or uncovered parking space and an interior lot line. A7. PLANTING STRIP: A minimum two-foot wide, landscaped planting strip is required between a driveway and/or uncovered parking space and an interior lot line. No change All 1.1F: DRIVEWAY MATERIALS: Driveway and uncovered parking surfaces that exceed 10 feet in width shall not have asphalt or grey concrete surfaces. They must have a decorative surface to blend with the landscape such pavers, brick, or colored concrete. A8: DRIVEWAY MATERIALS: Driveway and uncovered parking surfaces that exceed 10 feet in width shall not have asphalt or grey concrete surfaces. They must have a decorative surface to blend with the landscape such as stone pavers, grass pavers, or bricks. Removed colored concrete as an option. All 1.2A: GARAGE LOCATION: Attached or detached garages/carports must be located a minimum of 5 feet behind the forwardmost plane of the front facade or 3 feet behind the forwardmost plane of the street-side façade. The forwardmost façade plane may be a building wall or porch with posts/columns and must be at least 12 feet wide. A9: GARAGE LOCATION: Attached garages adjacent to the front setback must be located a minimum of 5 feet behind the forwardmost plane of the front facade or 3 feet behind the forwardmost plane of the street-side façade. The forwardmost façade plane may be a building wall or porch with posts/columns and must be at least 12 feet wide. In mapped Eichler neighborhoods, this standard does not apply. Simplified text, detached garages are already required to be back from the front property line. Clarified that this standard only applies when the garage is near a front/street side setback. All 1.2B: GARAGE WIDTH: An attached or detached garage/carport facing the street shall be no more than 30 percent of the total facade width facing that street, except that it may be 12 feet wide in any circumstance. A10: GARAGE WIDTH: An attached garage or carport facing the street shall be no more than 30 percent of the total facade width facing that street, except that it may be 12 feet wide in any circumstance. No change All 4.5A: GARAGE DOOR DESIGN AND MATERIALS: The garage door shall match the material, color, and panel design pattern of the entry door or window fenestration. A11: GARAGE DOOR DESIGN AND MATERIALS: The garage door shall match the material, color, or panel design pattern of the entry door, Added option for garage door to match exterior cladding material window fenestration, or exterior cladding material. All 4.5B: GARAGE DOOR SIZE: The maximum garage door width shall be 16 feet and the maximum garage door height shall be 8 feet. If two single- wide garage doors are used instead of one double-wide door, each door's maximum width shall be 9 feet and maximum height 8 feet. A12: GARAGE DOOR SIZE: When visible from the street, the maximum garage door width shall be 16 feet and the maximum garage door height shall be 8 feet. If two single-wide garage doors are used instead of one double-wide door, each door's maximum width shall be 9 feet and maximum height 8 feet. No change All 5.4B: ROOF DECK NOT PERMITTED: A roof deck (i.e., a deck above of the first level of a single- story building or second level of a two-story building) shall not be permitted. A13: ROOF DECK NOT PERMITTED: A roof deck (i.e., a deck above the first level of a single-story building or second level of a two-story building) shall not be permitted. No change All 2.1B: ROOF HEIGHT FOR VARIED ROOF PITCHES: Roof height shall be limited to 27 feet for roofs with pitches 9:12 or greater, 25 feet for roofs with pitches 3:12, up to 9:12, and 22 feet for roofs with pitches less than 3:12. Properties in flood zones shall be permitted to increase building height by one-half foot for each foot that the base flood elevation exceeds existing grade. A14: ROOF HEIGHT FOR VARIED ROOF PITCHES: Roof height shall be limited to 27 feet for roofs with pitches 9:12 or greater, 25 feet for roofs with pitches 3:12, up to 9:12, and 22 feet for roofs with pitches less than 3:12, inclusive of parapets on flat roofs. In flood zones, the maximum height is increased by one-half of the increase in elevation required to reach base flood elevations, up to a maximum increase of 30 inches. Text edits to floor zone language to be consistent with PAMC 18.12 All 3.4A: GABLE ROOF FORMS: No more than three gable forms on an elevation facing a public street. A15: GABLE ROOF FORMS: No more than three gable forms on an elevation facing a public street. No change All 3.4B: BAY WINDOWS: No more than two bay windows on an elevation facing a public street. A16: BAY WINDOWS: No more than two bay windows on an elevation facing a public street. No change All 4.1A: FAÇADE VISUAL FOCAL POINT: Each street facing building elevation shall have a significant visual focal point, defined as either: (a) at least 50 square feet of glazing in a large window, multi-panel window or glazed door, or bay window form, or (b) a roofed or trellised porch at least 6 feet deep and 8 feet wide and no more than 12 feet tall. A17: STREET-FACING WINDOWS: Each street- facing building elevation shall have at least 20 square feet of glazing in a large window, multi- panel window or glazed door, or bay window form, with minimum dimensions of 3 feet. In an Eichler tract, clerestory windows may have a reduced minimum dimension. Intent clarified to require window(s) facing the street. Minimum window sized reduced to allow broader architectural styles and accommodate smaller units. Porch requirements are in ODS A3. All 4.3A: WINDOW TO WALL DETAILING: Window frames shall be recessed at least 2 inches from the exterior wall face or have trim at least 3.5 inches wide on all four window sides. Stucco over foam shall not be used as window trim. A18: WINDOW TO WALL DETAILING: Window frames shall be recessed at least 2 inches from the exterior wall face or have trim at least 2 inches wide and 0.5 inches thick on all four window sides. Stucco over foam shall not be used as window trim. Changed minimum window trim from 3.5 wide to 2 in wide and .5 in thick. All 4.3B: WINDOW PATTERNS: Window fenestration with divided lite appearance shall have exterior applied muntin bars (i.e., true or simulated divided lites). A19: WINDOW PATTERNS: Window fenestration with divided lite appearance shall have exterior applied muntin bars (i.e., true or simulated divided lites). No change Applicability Current SB 9 Objective Design Standards Proposed SB 9 Objective Design Standards Type of Change Two Story 1.3D: SECOND FLOOR STEPBACKS: Second floor area shall not be permitted within the standard side or rear setbacks of the underlying single family zoning district. B1: SECOND FLOOR LOCATION: Second floor area shall not be permitted within the standard side or rear setbacks of the underlying single family zoning district. No change Two Story 1.3A: SECOND FLOOR SIZE: The maximum floor area above the first-floor level: (a) shall not exceed 35 percent of total gross floor area on the lot except as noted in subsection (b) or Standard 1.3B. (b) shall not exceed 30 percent of the total gross floor area where an abutting lot along a side lot line has a one-story home or home with no more than 500 square feet of second floor area. B2: SECOND FLOOR SIZE: The maximum second- floor area shall not exceed 35 percent of the allowable gross floor area for the lot, or 400 sf, whichever is larger. Simplified text, and provided a minimum allowable second floor area to accommodate at least two bedrooms and bathrooms on the second floor, for families. Two Story 2.3A: CONTEXTUAL FIRST FLOOR EAVE HEIGHT: The height of the first floor's street facing roof edges (i.e., eaves or parapets) shall not exceed 18 inches above the average height of the first- floor eave or parapet of the homes on the abutting lots at side lot lines as measured at those homes' eaves nearest the subject lot. This first-floor roof edge height limit shall also extend 15 feet back from the building corner. This standard shall be 24 inches within a flood zone if either of the abutting homes’ first-floor level does not meet current flood zone regulations. This standard applies to the eave side of pitch B3: CONTEXTUAL FIRST FLOOR EAVE HEIGHT: The height of the first floor's street-facing roof edges (i.e., eaves or parapets) shall not exceed 18 inches above the average height of the first- floor eave or parapet of the homes on the abutting lots at side lot lines as measured at those homes' eaves nearest the subject lot. This first-floor roof edge height limit shall also extend 15 feet back from the building corner. This standard shall be 24 inches within a flood zone if either of the abutting homes’ first-floor levels does not meet current flood zone regulations. This standard applies to the eave side of pitch No change roof forms and not the rake side such as at a gable. roof forms and not the rake side such as at a gable. Two Story 2.3B: CONTEXTUAL SECOND FLOOR EAVE HEIGHT: The height of the upper floor's street facing roof edge (eave or parapet) shall not exceed 18 inches above either: (a) the average height of the upper floor street facing eave or roof edge of homes to each side, or (b) in the case of only one home having a second floor, the height of that home's eaves. B4: CONTEXTUAL SECOND FLOOR EAVE HEIGHT: The height of the upper floor's street-facing roof edge (eave or parapet) shall not exceed 18 inches above either: (a) the average height of the upper floor street-facing eave or roof edge of homes to each side, or (b) in the case of only one home having a second floor, the height of that home's eaves. No change Two Story 3.1A: GARAGE HEIGHT AND MASS: Maximum height of a roof over an attached garage shall not exceed 15 feet in height as measure from existing grade. The maximum garage wall plate height shall not exceed 10 feet. B5: GARAGE HEIGHT AND MASS: Maximum height of a roof over an attached garage shall not exceed 15 feet in height as measure from existing grade. The maximum garage wall plate height shall not exceed 10 feet. No change Two Story 5.4A: SECOND FLOOR BALCONY LIMITATIONS: No more than one second floor deck/balcony shall be permitted per dwelling and shall: (a) only be permitted on a street facing facade, (b) be located at least 20 feet from any interior side lot line, and (c) be limited in size to no more than 40 square feet. B6: SECOND FLOOR BALCONY LIMITATIONS: No more than one second-floor deck/balcony shall be permitted per dwelling and shall: (a) only be permitted on a street-facing facade, (b) be located at least 10 feet from any interior side lot line with a 5.5-foot-tall solid privacy wall or be located at least 30 feet from any interior side lot line, and (c) be limited in size to no more than 40 square feet. Added privacy wall requirement to allow balconies 10-30 feet of a side property line Two Story 1.4A: SCREENING LANDSCAPE: Plant screening trees with a species having a typical mature height of at least 25 feet, and mature canopy width of 15 feet at a quantity of at least one per 25 linear feet along each interior lot line. Existing trees to be retained that are at least 25 feet tall and 15 feet wide may substitute for required planting on a one-to-one ratio. Three closely spaced tall screening shrubs with a mature height of at least 20 feet and mature width of at least 5 feet may be substituted for one screening tree. B7: SCREENING LANDSCAPE: For two-story houses, plant screening trees with a species having a typical mature height of at least 25 feet and mature canopy width of 15 feet at a quantity of at least one per 25 linear feet along each interior lot line. Existing trees to be retained that are at least 25 feet tall and 15 feet wide count towards the required planting. Three closely spaced tall screening shrubs with a mature height of at least 15 feet and a mature width of at least 3 feet may be substituted for one screening tree. Privacy screening landscape shall be located to align with proposed second-floor windows Clarified intent of the standard regarding spacing and placement of trees/shrubs. Combined with text from 5.2D across the side and rear lot lines and between windows at facing units on a single property. Two Story 1.4B: PLANTING TYPE AND SIZE: Screening trees and shrubs shall be specified by botanical name with at least 50 percent of screening trees and shrubs being evergreen. Screening trees shall be specified and planted at 24-inch box size or larger and 8 feet height or taller. Screening shrubs shall be specified and planted at 15- gallon size or larger and 8 feet or taller. B8: PLANTING TYPE AND SIZE: When required, screening trees and shrubs shall be specified by botanical name with at least 50 percent of screening trees and shrubs being evergreen. Screening trees shall be specified and planted at 24-inch box size or larger and 8 feet height or taller. Screening shrubs shall be specified and planted at 15-gallon size or larger and 8 feet or taller. Clarified text Two Story 1.4C: PLANTING ADJACENT PUE’S: Where an easement such as a PUE exist along an interior lot line, trees are required to be planted on the same side of the easement as the building, but not within the easement. B9: PLANTING ADJACENT PUE’S: Where an easement such as a PUE exist along an interior lot line, trees are required to be planted on the same side of the easement as the building, but not within the easement. No change Two Story 5.2B: SECOND FLOOR WINDOW PRIVACY: For any window on an upper floor, facing an interior lot line that is located less than 20 feet from a side lot line or less than 30 feet from a rear lot line, one of the following shall be used: (a) permanent obscure glazing, or (b) exterior mounted permanent architectural privacy screens that block views more than 70%, or (c) windows with sills above 5 feet from the finished floor level. B10: SECOND FLOOR WINDOW PRIVACY: For any window on an upper floor or in a stairway, facing an interior lot line that is located less than 20 feet from a side or rear lot line, one of the following shall be used: (a) permanent obscure glazing to at least 5 feet from the finished floor, or (b) exterior mounted permanent architectural privacy screens that block views more than 70%, or (c) windows with sills above 5 feet from the finished floor level. In a stairway, the finished floor is the height of the landing. This standard shall also apply to first-floor windows less than 6 feet from a property line where the finished floor height is 2 feet or more above grade. Simplified distance to 20 ft from any interior lot line, combined stairway requirements from 5.2C. Added privacy requirements for first-floor windows in specific situations consistent with PAMC 18.09. Two Story 5.3B: SECOND FLOOR OPERABLE WINDOWS ALONG SIDE LOT LINES: Operable casement windows on the upper level with a sill height less than 5 feet above the finished floor and within 20 feet of an interior side lot line shall be hinged so the windows open towards the public street. Horizontal sliding windows shall not B11: SECOND FLOOR OPERABLE WINDOWS ALONG SIDE LOT LINES: Operable casement windows on the upper level with a sill height less than 5 feet above the finished floor and within 20 feet of an interior side lot line shall be hinged so the windows open towards the public street. Horizontal sliding windows shall not No change be permitted facing and within 20 feet of an interior side lot line, unless the windowsill height is at least 5 feet above the finish floor level. be permitted facing and within 20 feet of an interior side lot line, unless the windowsill height is at least 5 feet above the finish floor level. Applicability Current SB 9 Objective Design Standards Proposed SB 9 Objective Design Standards Type of Change Two Story Adjacent to One Story 1.5C: SIDE DAYLIGHT PLANE CLEARANCE: Where a home on an abutting lot across a side lot line is single-story or has a second-floor area no more than 500 square feet, the proposed structure(s) shall maintain at least 2 feet clearance from the second-floor roof edge or wall parapet to the side daylight plane as measured perpendicularly to the side daylight plane. C1: SIDE DAYLIGHT PLANE CLEARANCE: Where a home on an abutting lot across a side lot line is single-story or has a second-floor area no more than 500 square feet, the side daylight plane shall be measured from 8 ft above average grade instead of 10 ft. In the case of an Urban Lot Split, the daylight plane only applies to the original property lines. In flood zones, the average grade for determining daylight plane is increased by one- half of the increase in elevation required to reach base flood elevations, up to a maximum increase of 30 inches. Simplified how this is measured. Allows for flood zone height increase consistent with PAMC 18.12 Two Story Adjacent to One Story 2.5A: SINGLE-STORY BUILDING FORMS: At least one single-story building form (excluding garages) with dimensions no greater than 16 feet in height, no less than 8 feet in depth, and no less than 12 feet in width shall be placed on each street facing building side. Location shall be either: (a) fully forward of the second floor's wall face, or (b) partially forward or aligned with the second floor's wall face if the one-story form is at a building corner. C2: SINGLE-STORY BUILDING FORMS: Where a home on an abutting lot across a side lot line is single-story or has a second-floor area no more than 500 square feet, all houses with frontage on the street shall have either: (a) a one-story building form (excluding garages) at least 6 feet forward of the second-floor wall face, and at least 10 feet wide; or (b) a protruding porch or one-story roof overhang at least 6 feet deep, and at least 8 feet wide. Now only applies when adjacent to a single-story house. Simplified text, reduced minimum dimensions. Existing Flag and Substandard Lots 1.3E. SECOND FLOOR AREA ON FLAG LOTS AND SUBSTANDARD LOTS: On flag lots (or similar lots without street frontage) and/or substandard lots, if the maximum allowed total floor area is greater than 70 percent of the buildable lot area, floor area may be placed on a second level. The maximum second floor area allowed shall be the area in excess of 70 percent of the buildable lot area or 300 square feet, whichever is greater. D1. SECOND FLOOR AREA ON FLAG LOTS AND SUBSTANDARD LOTS: On lots that are flag lots (or similar lots without street frontage) and/or substandard lots prior to an Urban Lot Split, a second floor shall only be allowed to facilitate the minimum 800 sf unit size. No change Applicability Current SB 9 Objective Design Standards Proposed SB 9 Objective Design Standards Type of Change Eichler 1.2C: EICHLER TRACT GARAGES: In mapped Eichler Tracts, a garage or carport may be located forward of the front facade plane of the house so long as the garage or carport is: (a) no more than 21 feet wide, (b) has a roof pitch of 3:12 (slope of 3 vertical feet for every 12 horizontal feet) or less, and (c) has a maximum height of no more than 12 feet above existing grade. E1: EICHLER TRACT GARAGES: In mapped Eichler Tracts, a garage or carport may be located forward of the front facade plane of the house so long as the garage or carport is: (a) no more than 21 feet wide, (b) has a roof pitch of 3:12 (slope of 3 vertical feet for every 12 horizontal feet) or less, and (c) has a maximum height of no more than 12 feet above existing grade. No change Eichler 2.5B: Within mapped Eichler Tracts, garages may serve as the form in Standard 2.5A, and no roof pitch shall exceed 3:12. (See Standard 3.2C). E2: EICHLER TRACT GARAGES: In mapped Eichler Tracts, the garage may also count as the required 1-story form in ODS A9. Updated references Eichler 2.1C: EICHLER TRACT ROOF HEIGHTS: In mapped Eichler Tracts the maximum roof height shall not exceed 22 feet, as measured from existing grade to the roof surface for a pitched roof, or 20 feet for a flat roof surface or parapet. Properties in flood zones shall be permitted to increase building height by one-half foot for each foot that the base flood elevation exceeds existing grade. E3: EICHLER TRACT ROOF HEIGHTS: In mapped Eichler Tracts the maximum roof height shall not exceed 22 feet, as measured from existing grade to the roof surface. Properties in flood zones shall be permitted to increase building height by one-half foot for each foot that the base flood elevation exceeds the existing grade. Simplified text, more consistent with A14. Eichler 3.2C: ROOFLINES IN EICHLER TRACTS: In mapped Eichler Tracts rooflines shall meet the following: (a) roof pitches no more than 3:12, (b) gable, shed, butterfly or flat roof forms (note: hip roofs with flat roofs at eaves permitted; see Illustration 1D of the IR guidelines for example), and (c) 2-foot minimum overhangs at eave and rake sides of roof forms for at least 50 percent of roof edges. E4: ROOFLINES IN EICHLER TRACTS: In mapped Eichler Tracts rooflines shall meet the following: (a) roof pitches no more than 3:12, (b) gable, shed, butterfly, or flat roof forms, and (c) 2-foot minimum overhangs at eave and rake sides of roof forms for at least 50 percent of roof edges. Simplified text Eichler 4.3D: EXTERIOR MATERIALS IN EICHLER TRACTS: In mapped Eichler Tracts, exterior wall cladding shall be vertical board channel or flush siding, wood tongue and groove board siding, wood nickel-gap siding, smooth fiber cement panels, or metal panels. Board-form concrete, concrete block, or stucco may be used as a secondary material but collectively these materials shall not account for more than 30 percent of all non- glazed wall surfaces. E5: EXTERIOR MATERIALS IN EICHLER TRACTS: In mapped Eichler Tracts, exterior wall cladding shall be vertical board channel or flush siding, wood tongue, and groove board siding, wood nickel-gap siding, smooth fiber cement panels, or metal panels. Board-form concrete, concrete block, or stucco may be used as a secondary material, but collectively, these materials shall not account for more than 30 percent of all non- glazed wall surfaces. No change Eichler 4.4B: ENTRIES IN EICHLER TRACTS: In mapped Eichler Tracts an entry porch projecting forward of the front wall of the house shall not be used. A recessed void at the facade or a courtyard entry may be used in lieu of a porch. A covered trellis used as a colonnade or a side porch that does not project forward of the facade at the entry would not be considered an entry porch. E6: ENTRIES IN EICHLER TRACTS: In mapped Eichler Tracts, a projecting entry porch shall not be used. A covered trellis used as a colonnade or a side porch that does not project forward of the facade at the entry would not be considered an entry porch. Simplified text Table 2: Objective Design Standards Proposed for Deletion Applicability Current SB 9 Objective Design Standards Type of Change Delete 1.2D: DUPLEX PARKING REQUIREMENT: In the case of a duplex, when parking spaces are required, the parking space for each unit shall be a covered parking space. One covered space is required by PAMC 18.52 for all SB 9 units regardless of configuration, unless exempted from parking requirements by State Law. Delete 1.3B: EICHLER TRACT SECOND FLOOR SIZE: Where a property is in a mapped Eichler Tract, and not in a single-story overlay zone, the maximum floor area of the second floor shall not exceed 25 percent of the total gross floor area on the lot. This standard was originally changed to be the same as B2 (35% of the floor area), and then eliminated because it was redundant with B2. Delete 1.5A: CONTEXTUAL FRONT MASSING STEPBACK: Where a home on an abutting lot across a side lot line is single-story or has a second-floor area less than 500 square feet, a proposed structure shall have a one- story building volume at least 15-foot wide and 15-foot deep at the front side of the house set forward of any second-floor street facing wall plane. Intent of this standard is now in C2. Delete 1.5B: CONTEXTUAL SIDE MASSING STEPBACK: Where a home on an abutting lot across a side lot line is single-story or has a second-floor area less than 500 square feet, each proposed structure located within 20 feet of the side lot line shall step back the upper floor from the lower floor along that side of the structure at least 7 feet for at least 50 percent of the depth of the structure. Feedback indicated the Daylight Plane was the preferred way to regulate this. Delete 1.5D: EICHLER TRACT SIDE DAYLIGHT PLANE CLEARANCE: In mapped Eichler Tracts the clearance from any roof edge to the side daylight plane as measured perpendicularly from the daylight plane shall be at least 4 feet. Determined 4 feet was overly restrictive, this scenario is now regulated by C1. Delete 2.1A: UPPER FLOOR FRONT FAÇADE AREA: Where an abutting lot across a side lot line has a single-story home or home with no more than 500 square feet on the second floor, the front facade's visible wall area on the upper floor shall be no greater than 50 percent of the front facade's visible wall area on the first floor. Wall area includes the area defined by porches, windows, and wall surfaces under gables. On corner lots, the front facade shall be the facade at the shorter frontage. The 2nd floor façade width would be sufficiently regulated by the daylight plane. This was also very difficult to interpret and calculate. Delete 2.2A: FIRST FLOOR LEVEL: The finished first floor level shall not be more than 18 inches above existing grade. In Eichler Tracts, the finished first floor level shall not be more than 12 inches above existing grade. In a flood zone, the first-floor level may be set at the minimum allowed above grade to meet code requirements. For a lot removed from the flood zone due to on-site grading, the measurement shall be taken from revised grade. This is sufficiently addressed by the other height restrictions (A13, B3, B4), and was overly strict in flood zones. Delete 2.2B: FLOOR-TO-FLOOR HEIGHT: The height from the first finished floor to the second finished floor shall not exceed 10'-6”. Feedback indicated regulating interior height was overly restrictive. The exterior height limits (A14, B3, B4) are sufficient to not need to regulate interior height. Delete 2.2C: SECOND FLOOR WALL PLATE HEIGHT: The wall plate height (i.e., interior wall height at exterior wall) on the second floor shall not exceed 9 feet for roofs with pitches 3:12 or lower; 8'-6" for roofs with pitches greater than 3:12 up to 9:12; and 8 feet for roofs with pitches 9:12 or greater. The exterior height limits are sufficient to not need to regulate interior height. Delete 2.2D: PARAPET HEIGHT: Parapets shall not exceed 1 foot above the roof surface over second floor roofs. The overall height limits are sufficient. Delete 2.6A: ATTIC HEIGHT: Unused attic spaces shall not exceed 5 feet in height. The Zoning Code FAR and height regulations already discourage this. Delete 2.6B: EXTERIOR WALL HEIGHT: No exterior wall shall exceed 22 feet in height as measured from existing grade to the eave or parapet. Portions of walls under rakes such as at gables or shed roof forms may exceed this height. Feedback indicated the 22ft felt arbitrary, and other standards such as C1, B3, and the daylight plane sufficiently regulate this Delete 3.1B: ENTRY HEIGHT: Exterior entry forms shall not exceed 12 feet in height as measured from existing grade. The Zoning Code FAR and height regulations already discourage this. Delete 3.2A: ROOF FORM VARIATION: No more than two types of roof forms shall be used (examples of two forms are hip and gable roofs or shed and flat roofs). Feedback indicated this was overly restrictive, and did not sufficiently account for entry accents or similar. Delete 3.2B: ROOF PITCH VARIATION: No more than two roof pitches shall be used (e.g., 4:12 and 12:12; 6:12 and flat). Feedback indicated this was overly restrictive, and did not sufficiently account for entry accents or similar. Delete 3.3A: INCOMPLETE ROOF FORMS: Truncated hip and gable roof forms shall not be permitted at second floor roofs on two-story structures or roofs at single story structures. Note: A truncated roof form is where the roof planes do not extend to a ridgeline; rather they terminate with a flat roof or roof well. Feedback indicated that truncated roof forms can be a useful tool in reducing overall height. Typically, this is not visible from the public right of way. It also unnecessarily restricts historically recognized forms such as Dutch gables. Delete 3.5A: CONTEXTUAL ROOF PITCH: On properties adjacent to single story homes along either interior side lot line, roof pitches on new two-story buildings shall be 6:12 or lower. Feedback indicated this was unnecessary considering other eave and roof height restrictions (A14, B3, B4) Delete 4.2A: WINDOW ALIGNMENT: Windows on two-story wall planes that face a street shall be aligned vertically unless there is a change in exterior materials from the lower floor to the upper floor. Feedback indicated this was overly restrictive, “aligned vertically” was also unclear to interpret. Delete 4.2B: FAÇADE ELEMENT SPACING: Focal points such as porches, large/featured windows, and bay windows shall be spaced at least 5 feet horizontally apart from each other when placed on the same level/floor. Feedback indicated this was overly restrictive, particularly for smaller units. It also had unintended limitations, such as preventing “large windows” from being under a porch. Delete 5.1A: PRIVACY DIAGRAM: Site Privacy Diagram must show the proposed second-floor plan including windows, major on-site vegetation, and all elements on the neighboring property within 25 feet of the subject property line. For adjacent sites show major vegetation, building footprints, windows (indicate size and location), and patios within 25 feet of the property lines shall be provided in the project plan set. This is a submittal checklist requirement, not a Design Standard. Delete 5.2A: BEDROOM WINDOW LOCATION: Organize the second-floor plan so at least one bedroom has its largest/egress window facing the front lot line. On corner lots, at least one bedroom’s largest/egress window shall also face the street side lot line. The privacy requirements (B10, B11) already encourage this. Delete 5.2C: STAIR WINDOW PRIVACY: Stair windows facing interior side lot lines within 20 feet of the lot line shall have permanent obscure glazing or exterior mounted permanent architectural privacy screens to at least 5 feet above the landing. Combined into standard B10. Delete 5.2D: PRIVACY LANDSCAPE: Privacy screening landscape shall be located to align with proposed second floor windows across side and rear lot lines and between windows at facing units on a single property. Privacy screening landscape shall be evergreen and per size and planting standards shown in Standard 1.4. Combined into standard B7. Delete 5.3A: SECOND FLOOR WINDOW SIZE ALONG SIDE LOT LINES: Any upper-level window or window grouping located less than 20 feet from a side interior lot line (measured perpendicularly) shall not have more than 30 square feet of glazing. The privacy requirements (B10, B11) already encourage this, and/or sufficiently mitigate privacy for larger windows.