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HomeMy WebLinkAbout05 PC REPORT OBJECTIVE DESIGN STANDARDS WORKSHOP #2 1 AGENDA REPORT ITEM #5 MEETING DATE: OCTOBER 22, 2024 TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: OBJECTIVE DESIGN STANDARDS, WORKSHOP #2 SUMMARY: On July 23, 2024, the Planning Commission held a workshop on Objective Design Standards (ODS). The workshop was intended to educate the Commission and public on ODS, and to solicit initial comments on this project. The preparation and adoption of ODS will implement Program 1 .2a of the Housing Element Implementation Program. On September 10, 2024, staff released an initial administrative draft of the ODS for public comment. This second workshop will focus on providing an overview of the draft ODS and receiving recommendations from the Planning Commission and stakeholders. Comments received at the Planning Commission meeting will be considered and incorporated into a final ODS document, to be presented to the Planning Commission in early December, 2024. RECOMMENDATION: It is recommended that the Planning Commission receive and file this staff report. DISCUSSION: Background The City of Tustin's Housing Element 2021-2029 was certified by the California Department of Housing and Community Development (HCD) in October 2022. The Housing Element identifies housing needs, sets goals, and establishes policies to enhance the community while expanding housing opportunities within the City. The Housing Implementation Program, as described in Section IV of the City's Certified Housing Element, provides for specific actions the City will undertake to achieve the goals and policies of the Housing Element and describes the specific programs that will be implemented during the planning period to ensure the City can meet housing needs. The City of Tustin is currently working to implement Program 1 .2a (Objective Development Standards) of the Housing Implementation Program. Through this program the City has Planning Commission October 22, 2024 ODS Workshop#2 Page 2 committed to amend the Zoning Code to remove subjective design guidance in TCC 9272 (Design Review), and instead adopt Objective Design Standards. The intent of the program is to ensure that the City can provide clear guidance regarding architectural and site design, in an effort to streamline the development of high-quality residential development. The City's Housing Element establishes a December 2024 deadline for completing ODS. Purpose and Intent The purpose of developing ODS is to: • Comply with recent State housing legislation; • Implement streamlined and ministerial review processes for qualifying projects; • Ensure that qualifying projects align with the City's expectations and vision to maintain and support the character of the community; • Provide a set of clear criteria to guide development; and • Establish an objective framework by which a qualifying project will be evaluated. ODS is a tool that allows communities to specify their vision for housing projects when State housing laws exempt the projects from a local jurisdiction's discretionary review processes. ODS are intended to ensure that the appearance and site layout of new development is compatible with the City's character and vision. ODS Timeline In June 2024, the City entered into an agreement for consulting services with PlaceWorks Inc. to aid the City in developing citywide ODS. An initial Planning Commission workshop was held on July 23, 2024 to introduce the "what, why and how" of ODS, and initial feedback was received. On September 10, 2024, staff released the first public draft of the ODS for public comment. Five written comments have been received from resident stakeholders, city staff, and developers (see Attachment 1). This includes the following people and organizations: • Mr. Bill Hammerle • Mr. Eric Higuchi • Economic Development Department, City of Tustin • Vestar Development Company • The Irvine Company At the October 22, 2024 meeting PlaceWorks will present an overview of the draft ODS and general feedback received to date, with the intent of soliciting comments from the Commission and members of the public. Next Steps Following this second Planning Commission workshop, staff will assess the feedback received from the Commission and the public and refine the draft ODS, which will then be Planning Commission October 22, 2024 ODS Workshop #2 Page 3 brought back to the Commission for consideration at a public hearing in early December. At that meeting the Commission will provide a recommendation to the City Council. Attachments: 1. Public Comments Summary 2. Objective Design Standards, September 10, 2024 Public Draft Prepared by: Jo6WVlaldonado, Associate Planner Approved by: t J Est an, Assistant Director- Planning I-J t Approved by: xkl Jus a L. Willkom, Community Development Director Attachment 1 TUSTIN MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS COMMENT MATRIX (SEPTEMBER 6, 2024 DRAFT) General Comments Commenters questioned if staff could perform a streamlined check each standard contained in the ODS, given the complexity of each standard. Commenters also stated ODS should be more reflective of a multitude of residential typologies at different scales, both in the text of each standard as well as the images provided in the draft document. Section 1.0 Purpose Commenters sought clarification regarding the ramifications of ministerial approval, as well as what the relationship between ODS and other City standards was. In addition, commenters expressed confusion on how deviations would work, and expressed concern deviations would be difficult to measure. Section 2.0 Site Planning 2.1 Site Layout(Page 13) Commenters expressed concern that street wall requirements would not work on curving streets, and that site layout standards do not properly address larger projects (wrap or podium apartments). 2.2 Building Orientation(Page 14) Commenters stated that requiring windows to be offset from other residential windows would be cost prohibitive and that privacy can be achieved through other means. 2.3 Street Frontage(Page 15) Commenters expressed concern regarding ground floor activation along arterials, especially with regard to smaller infill projects and larger multifamily projects. In addition, commenters expressed concern regarding setback requirements. 2.4 Site Access(Page 16) Commenters expressed a desire for more explicit language to address drop-off/loading areas. In addition, commenters wanted ODS to address alley access and individual garages. 2.5 Pedestrian Circulation(Page 17-18) Commenters expressed concern about requiring enhanced paving for pedestrian crossings. 2.6 Vehicular Circulation(Page 19-20) Commenters want ODS to address auto courts that serve more than eight units. 2.7 Vertical Mix of Uses(Page 21) Commenters expressed confusion on the maximum percentage of ground floor residential units in a vertical mixed use building. Commenters also wanted to ensure that non-residential amenities (such as common areas and ancillary uses) not be counted toward this standard. Commenters stated that street frontage requirements for commercial units may not be practical, and suggested new standards relative to storefronts. 2.9 Parking(Page 24-25) Commenters wanted ODS to proactively solve parking issues. Commenters also stated that landscaping and facade requirements may be onerous, and that parking should be covered by ground floor commercial wherever possible. Section 3.0 Open Space 3.2 Common Open Space(Page 27-31) Commenters suggested larger sizes for amenities such as parks, clubhouses, ball courts, and firepits. Commenters also wanted the Director of Community Development be able to approve amenities not on the list, given changing recreational needs. 3.4 Private Open Space(Page 32-33) Commenters suggested that the required size of the patio should be the same as the required size of a balcony. Commenters also suggested specific balcony requirements in terms of railing height and railing material. Commenters also expressed not mandating balconies or patios. 3.5 Landscaping(Page 34) Commenters stated that ODS should mention the State of California Model Water Efficient Landscape Ordinance (MWELO)or City of Tustin requirements(Water-Efficient Landscaping). Section 4.0 Mass and Scale 4.1 Height Modulation(Page 37-40) Commenters expressed concern that stepback requirements would be onerous and preclude development of larger multifamily projects, as stacking units relies on vertical alignment of a structure. Commenters also stated that required roofline variations could be revised and provided examples of other types of roofs that would work for multifamily residential. Commenters also wanted clarification on how to calculate the building footprint area with regard to height averaging. 4.6 Corner Elements(Page 45): Commenters stated that dimensional requirements seemed arbitrary, and that some corner elements featured in the ODS may not work for a larger scale project versus a smaller scale project. Commenters also provided additional examples of potential corner elements. 4.8 Walkway Openings(Page 47) Commenters stated the dimensions of walkway openings could be revised. Section 5.0 Materials and Details 5.1 Materials(Page 49) Commenters stated that providing a`base, middle, and top' maybe limiting to contemporary styles. Commenters also wanted more clarification on the types of materials that could be used to satisfy ODS requirements. 5.2 Color and Texture(Page 51-52) Commenters stated that fagade articulation may be difficult to measure. 5.3 Doors and Windows(Page 53) Commenters provided suggestions regarding window requirements. Section 6.0 Utilities, Services, Lighting, and Fences 6.2 Refuse Storage(Page 56) Commenters stated refuse storage requirements do not adequately address larger scale projects. 6.3 Ground Mounted Equipment(Page 57) Commenters also stated that utility requirements may be preempted by utility provider requirements. 6.6 Fences(Page 60) Commenters wanted ODS to explicitly exclude vinyl fencing. TUSTIN MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS COMMENT MATRIX (SEPTEMBER 6, 2024 DRAFT) General Comments Intent of Objective Design Standards streamline the development of new housing and approvals by removing discretion, but overly prescriptive standards or standards that make sense in some environment within the city but not all,work against the intent of objective standards and can have an adverse effect on housing implementation in Tustin. Lack of imagery and use of simple thumbnail diagrams do not address the complexity and scale differences between the various types of residential typologies, let alone site specific constraints and design considerations. Specifically, larger scale wrap and podium projects are getting lost in translation within the Objective Design Standards. Our project is across the street from planned high density multifamily housing (similar typology)that responds to the Neighborhood D South Design Guidelines in Tustin Legacy. Our project will fall inside of Tustin Legacy and should meet the intent of development within Tustin Legacy which is not reflected in the Objective Design Standards. Objective Standards need to factor in the understanding of construction costs,what pencils to build, what affects building efficiencies, or adds unnecessary cost to craft language that meets the desired intent of high-quality housing and encourages developer interest rather than deter it. After a first read of the draft ODS it is my impression that it is written way beyond the scope of a non- registered architect to comment on. It appears to be written by architects for architects and will likely create another long approval plan check process. I am opposed to any accelerated approval process of this document as written simply as a "reaction"to meet a State "mandated" requirement tied to RHNA. As a follow-up to the issue of dealing with the State requirement, has the State been contacted about extending their"deadline" in light of the fact that the ODS is now in a final draft and undergoing workshop refinement? Does the City staff have qualified personnel to do a streamlined review of this level architectural detail? Comment. During the previous Workshop Placework highlighted their previous work with other jurisdictions on their ODS. One of those mentioned was Temecula. The adopted Temecula ODS, in my opinion, is more concise and clearly written than what is being considered here. Are for-sale,townhomes considered multifamily housing (e.g.,The Jessup)? Section 1.0 Purpose 1.1 Introduction (Page 7) 1.1— The Introduction Section states that the ODS is intended to provide "a predictable and paragraph equitable path to housing approvals in an effort to streamline and support consistent one housing design in the community". What is meant by"equitable path"? 1.1— What is the role of the City Council, Planning Commission and other Commissions in a paragraph process being reviewed under"Ministerial Approval"? two 1.3 Where do these Standards Apply(Page 8) 1.3.1— Page 8 states, "These standards are in addition to the underlying base zone. In the paragraph event of conflict the more restrictive standard shall apply" Please provide examples of six "more restrictive standards" beyond what is required in the ODS. 1.3.1— Also on Page 8 is the statement "Proposed projects must comply with all other paragraph applicable local and state ordinances and codes." Is the ODS simply additive to all other seven codes and ordinances as implied in this statement? 1.5 Administration (Page 9) Up to 20 percent deviations in the following Site Planning standards may be approved by 1.5.1 the Community Development Director, provided that if one standard is modified to Deviations accommodate a project, another standard from the same section of these objective design standards is modified by an equivalent amount. - "Maybe hard to measure/"May be hard to achieve." The wording on this section is very confusing and difficult to follow. It appears that the 1.5.1 Direction of Community Development will be empowered to approve deviations. Certain Deviations deviations should certainly require Commission/Council approval and I could not see where this is addressed. Maintaining flexibility in the development process is of utmost importance and we appreciate the administrative allowances provided above. However, in an effort to encourage quality designs that respond to each project's unique context, we 1.5.1 recommend the City consider including an additional separate process for projects that Deviations opt for alternative designs standards (beyond the two deviations from ODS that would be permitted administratively). Given the variability in project needs, such flexibility could support more effective and context-sensitive outcomes while remaining in compliance with State mandates. 1.6 Development Scale Definitions(Page 10- 11) Table 1.1 Medium Scale Development— Use one acre for medium size, with a max density of 100 du/acre OR 26—75 du/acre. Table 1.2 Apply height modulation page to small developments on Table 1.2: Applicability Chart. Section 2.0 Site Planning 2.1 Site Layout(Page 13) Continuous "street wall"for 70 percent of building site frontage adjacent to a public street is achievable on rectilinear and flat sites. • Such a requirement poses challenges for sites having curving edges such as along Tustin Ranch Road and force add geometries. 2.1.a • Also for larger parcels that may support more cost effective urban product such as a wrap, it forces more enclosed courtyard conditions versus having courtyards that open out to streets for improved livability and to break down the overall scale of larger urban housing typologies. Figures 2.1 Site layout diagrams may be appropriate for small infill urban sites but not for large and 2.2 scale redevelopment sites where blocks are much bigger such as wrap or podium apartments 2.1.c.iv "Security fences,walls, or entry gates shall not block passage of the paseo." -should allow for limited access during night hours. 2.1.c.iv Options should be available within residential communities for gated areas to be closed during nighttime hours. 2.2 Building Orientation (Page 14) We understand the intent for privacy; however, privacy can be achieved through other means and this very restrictive standard would unduly impact accepted 2.2.b practices utilized by builders providing standardized floor plans in multi-unit subdivisions and also complicate design making multi-family structures more costly. We suggest this new standard should not be adopted. 2.2.b.i may need more than 12 inches for staggering. High sill windows could be used where feasible. 2.3 Street Frontage(Page 15) Item A ok because high quality materials can satisfy the requirement, but there are concerns about forcing the limited amount of indoor amenity space such as leasing, 2.3.a gym, etc. out to an arterial road where that would want to be located close to main entrances to parking and on more pedestrian friendly edges like a primary facade. What might work for smaller infill buildings is not directly applicable to larger scale multifamily buildings (wrap and podium). Arterial Frontage: Does individual unit entries apply to ground floor units with primary entrance to a unit taken from a shared common corridor but may have secondary 2.3.b access out to a street (stoop or patio for purposes of helping to animate the street scene in a wrap or podium style building) or only for those whose primary entrance is taken from the street? 2.3.b.iv Arterial Frontage: Item IV.The written text says setback taken from back of curb but diagram shows back of sidewalk. What if sidewalk meanders? Clarification needed. "Be setback from the back of curb of twenty-five (25)feet." -The setback applies to the 2.3.b.iv front door or stoop?This is pretty extensive for a front yard setback and will cause issues. 2.4 Site Access(Page 16) Maximum number of driveways: Access points for urban product is dictated by the type of parking facilities and location for convenient walk distances from parking to units. Parcel size and/or geometry, edge adjacencies (inability to take access from arterials, 2.4.a.i retail adjacencies, etc.), edge conditions(grade, existing bus stops, etc.) along with distances from intersections/turn pockets/stacking distance pose challenges to the one access point for every 200 feet. The intent is to prevent vehicular access points from disrupting the pedestrian experience. Maybe "A maximum of one (1)vehicular access point from the street is permitted for 2.4.a.i every two hundred (200)feet of street frontage, unless access points are tied into an enhanced drop off area/court" Driveways are not permitted on sites that have alley access. -only if one row of units is 2.4.a.i provided, may not work for deeper lots. A maximum of one(1) vehicular access point from the street is permitted for every two 2.4.a.ii hundred(200)feet of street frontage. -This may not work on Small projects which require driveway access for individual garages Intersection of pedestrian and vehicular access requiring enhanced paving treatments is 2.4.c excessive. This should be encouraged but not required by "shall." This condition is not required at every signalized intersection, meaning there are other design treatments including signage,that help improve safety. 2.5 Pedestrian Circulation(Page 17-18) 2.5.1 Provide an exhibit regarding enhanced paving for pedestrian crossings. As 2.5.1, bullet I as written and diagram illustrates, pedestrian walkways shall be provided from an exterior environment to all reference areas. This may be appropriate 2.5.1.a.i for a garden style apartment project, but In a podium and wrap buildings, pedestrian access to some facilities are be provided through common interior corridors and not exclusively outdoor pedestrian walkways. 2.5.1.a.iii Item iii, 6' wide pedestrian ok but similar to Site Access, "shall" use enhanced materials is excessive. 2.5.2.a.i Dimensions.Walkways shall be a minimum of four (4)feet wide with no obstructions. Walkways shall provide inches of seating for every 150 feet of continuous pathways 2.5.2.a.iv or walkways.This shall not apply for walkways shorter than 150 feet. 2.6 Vehicular Circulation (Page 19-20) 2.6.1 Private Streets: Add "Parallel parking, loading, and rideshare drop off areas are 2.6.1 permitted along private streets Figures 2.8 These graphics depict single family product neighborhoods and do not appear to be and 2.9 applicable to the ODS, please revise with multifamily. 2.6.2 We recommend that this provision be modified to apply only to low-density residential areas. 2.6.2.a.ii Consider auto courts for flats that serve more than 8 units. 2.6.3.a.iv A minimum of fifty(50)percent of the paving shall be enhanced paving, such as patterned and/or colored pavers, brick, decorative colored concrete, stamped concrete, or permeable materials. -consider a ribbon drive condition instead of splitting the drive into two materials 2.7 Vertical Mix of Uses(Page 21) General Would live/work units fall under this category? Add standards relative to storefronts such as: • Entrance shall be emphasized and clearly recognizable from the street. • Projecting non-fabric awnings or canopies above an entry(covered entry); • Varied building mass above an entry, such as a tower that protrudes from the rest of the building surface; • Special corner building entryway treatments, such as a rounded or angled facets General on the corner, or an embedded corner tower, above the entry; • Special architectural elements, such as columns, porticoes, overhanging roofs, and ornamental light fixtures; • Projecting or recessed entries or bays in the facade; • Recessed entries must feature design elements that call attention to the entrance such as ridged canopies, contrasting materials, crown molding, decorative trim, or a 45-degree cut away entry; or • Changes in roofline or articulation in the surface of the subject wall. We recommend staff clarify that this standard applies to commercial components of a 2.7.1.a& b vertical mixed use project, not resident-serving amenities or ancillary uses to a multi- family residential project. A maximum of 20%of residential units may be located on the ground floor may be fine 2.7.1.b for small infill buildings but is too limited for larger projects such as wrap style apartment building. 2.7.1.b A maximum of 20 percent of a vertical mixed-use building's residential units may be located on the ground floor. —this math doesn't work. 2.7.2.c We recommend that this provision be modified to remove "every 50 feet". Strike C. B satisfies to intent of having commercial entries face a street but requiring an 2.7.2.c entrance every 50 feet is excessive and may not be practical to a ground floor retail use depending on the tenant and size. There shall be a ground floor entrance to either a commercial, residential, or open space 2.7.2.c use every 50 feet along the building's street facing frontages. -This is an onerous standard for medium and large projects and may prove difficult to achieve. We understand the intent for privacy; however,this standard is likely not 2.7.3.b achievable in many cases since standard unit plans and other unit layouts dictate window placements. We recommend this standard not be adopted. 2.8 Horizontal Mix of Uses(Page 22) Figure 2.12 This is a poor standard and graphic to promote a 6-story parking garage on street frontage. Line the structure with commercial or residential. Figure 2.12 front facing parking garages should be enhanced on ground floor with service/retail uses as much as possible. see page 25 2.8.1.f Common residential open space as part of a horizontal mixed use project shall not be publicly-accessible. —May vs shall? 2.9 Parking(Page 24-25) Parking. Nothing has a more immediate impact on the character of surrounding General communities than Parking. The ODS needs expand this discussion and PROACTIVELY "SOLVE'this issue wherever possible. As written, is the Parking section subject to be over-ruled by the mandatory"parking Concession" of any Density Bonus agreement. 5' landscape setback shall be provided on all sides of the parking structure is not appropriate for podium or wrap style apartment buildings. Is the intent for when 2.9.2.a parking garages that are freestanding and/or partially exposed parking above grade parking structure facing streets? If so,this should be clearly stated for items b and c, similar to d that talks about facing streets. Figure 2.14 use a better example that screens the parked cars on all levels. An opaque upper parapet may work better to screen any solar panels Facades incorporating alternating projections and recesses, at least 2 feet in depth and 2.9.2.d 2 feet in length, applied every 80 feet horizontally, or for every level above the ground level. - maybe difficult for a concrete parking structure Parking garage efficiency relies heavily on the vertical alignment of its structural components. When the levels do not align or are offset, it can lead to significant 2.9.2.d.iv inefficiencies and impose substantial financial burdens on the overall design which can affect the feasibility of a residential project. We recommend this standard not be adopted. Section 3.0 Open Space 3.2 Common Open Space(Page 27-31) 3.2 Common open spaces may be located on roofs, upper levels, parking podiums, or at grade. Figure 3.1 Spelling error—Figure 3.1 Landscape.A minimum of twenty-five(25)percent of the total common open space shall 3.2.1.a.i be planted area with a minimum dimension of thirty(30)inches in length, width, and depth. - Depth? Does this require raised planters? 3.2.1.a.v We recommend this standard apply to parks larger than one acre, so as not to limit the recreational usability of small parks. Figure 3.4 Figure 3.4.—provide a local example. 3.3.b In light of changing recreation needs, we recommend amenities in addition Table 3.1 may be approved by the Community Development Director. 3.3.1.a 750 sq ft park seems small for a major amenity 3.3.1.b Clubhouse with a minimum area of seven hundred fifty (750) square feet with an outdoor gathering area of two hundred (200) square feet. 3.3.2.c Add number of courts/square footage. 3.3.2.g Increase size of firepit 3.3.2.i Add square footage/seating for barbeque area. 3.4 Private Open Space(Page 32-33) 3.4.1 the requirement refers back to Zoning Code for the percentage of units with balconies? 3.4.1.a& We recommend that staff clarify this standard to state if balconies are to be counted toward any required private open space,then the minimum dimensions apply. c.i. Balconies should not be mandated. 3.4.1.b Balconies should be screened "to a minimum height of 42 inches" not 4 feet by walls and/orfences 3.4.1.c.iv Bullet C, item iv: what is the intent of limiting balconies for the first 20' encroaching into building setback? Can clarification be offered on what that's accomplishing? Not sure what forcing an arbitrary lower 30%of balcony rails being opaque accomplishes. What is the intent? Typically you are solid wall,fence, or glass and for 3.4.1.c.v objective standards that is form driven over style,this does not feel practical. Can City provide several example images of the desired intent? Figure 3.11 Figure 3.11—Example A is only a projection, not recessed. Figure 3.11 Figure 3.11—Identify We recommend that staff clarify this standard to state if patios are to be counted 3.4.2.a toward any required private open space,then the minimum dimensions apply. Patios should not be mandated. patio size and dimensions should be set to be the same as balconies. 150 square feet is 3.4.2.a large and could affect building design based on setback dimensions. This sizing could discourage ground floor activation versus encouraging withing larger scale wrap or podium style apartments. 3.4.2.a Reduce patio dimensions to 100 sq ft. 3.4.2.b Patios should be screened "to a minimum height of 42 inches" not 4 feet by walls and/orfences 3.5 Landscaping(Page 34) Landscaping and irrigation shall follow local and regional requirements and guidance for approved plant lists to meet the needs of local conditions,where available. For plants General and planting materials addressing water retention areas as required by State of California Model Water Efficient Landscape Ordinance (MWELO) or City of Tustin requirements (Water-Efficient Landscaping). For projects with two or more trees, a minimum of fifty(50) percent of trees planted 3.5.b shall be shade trees (as defined in Definitions at the end of this document).—Start the sentence with a minimum. 3.5 Privately Owned Public Open Space Hardscape. A maximum of twenty-five (25) percent of common recreational-leisure areas 3.6.f may be paved in standard concrete. Remaining areas shall use at least one of the following enhanced paving techniques: decomposed granite, brick, natural stone, unit concrete pavers,textured and colored concrete, concrete with exposed or special aggregate. 3.6.h Every seven hundred fifty(800)—revise either text or numeral Section 4.0 Mass and Scale 4.1 Height Modulation(Page 37-40) Section 4.0 Mass and Scale addresses projects 4-6 stories and 7 stories and taller. Does Tustin have any Muti-family projects this size? If the ODS is adopted as written, is it then General established that Multi-family projected of up to 7 stories and higher are now authorized in Tustin and will have their approval process "streamlined"? Has this issue been fully vetted by the City Council and residents? Stacking unit efficiency relies heavily on the vertical alignment of its structural, 4.1.1.a, mechanical, electrical, and plumbing components. When the levels do not align or are 4.1.2.a, offset, it can lead to significant inefficiencies and impose substantial financial burdens on 4.1.3.a the overall design which will affect the feasibility of housing projects, as well as long term maintenance and other operational issues. We recommend this new standard not be adopted. 4.1.1.a Stepback. Minimum depth of five (5)feet for at least seventy five (75) percent of the facade of all street-facing upper floors, measured from the primary facade plane; or Figures Stick to more traditional roof types as examples. 4.1 and 4.3 are combination roof types 4.1-4.4 of poor aesthetic quality. Figure 4.3 Figure 4.3 -consider replacing this image with multiple gable ends 4.1.2 Four to Six Stories : The minimum depth of 8'for 75'of facade on all floors above level 3 on the primary facade is arbitrary, expensive, and inefficient for urban wrap and podium projects. Such a request will not help streamline residential projects. Being mindful of Type V/Type III construction and how such moves affect the efficiencies and 4.1.2.a costs of large-scale multifamily buildings would be helpful. Thumbnail graphics feel like they are designed for small infill buildings rather than for larger multifamily projects. Can the City provide multiple examples of a wrap or podium style building where this has been done. This bullet should be dropped. Stepback. Minimum depth of eight(8)feet for at least seventy-five(75)percent of the 4.1.2.a fagade for all floors above the third, measured from the primary fagade plane; -This will be difficult to achieve for medium and large projects as it will substantially impact floor plans. Roofline variation: 5' of roof height change for every 60' is arbitrary. While it might be appropriate for more traditional architecture styles it is not for more contemporary styles which have clean lines, simple forms, and broader building gestures. Consideration should be given to providing language that says the dominant building height should not exceed 70%of a building frontage and maybe require at least 2 of the following treatments to create variation in roofline such: • Varied parapet heights, 4.1.2.a.a • Recessed or projecting elements, • articulated rooftops, • step downs, • loft-style units with higher ceilings on highest floor, • framed elements, • rooftop amenity structures, • or similar building features. Thumbnail graphics could illustrate these features. Pitched roof variation. Use of dormers, cross-gable and/or hipped roof lines. - May not 4.1.2.a.a work well for 4 stories or more. consider other roof forms like mansard, sawtooth or butterfly instead 4.1.2.a.c For projects with buildings greater than forty(40)feet in height. 4.1.2.a.c up to thirty(30)percent of the building footprint area may be up to twelve(12)feet taller than the maximum height allowed—refer to stories instead. 4.1.2.a.c I'm not sure footprint area is the accurate reference here. Wouldn't this be floor area or floor plate area? 4.1.3.a Same comment regarding floor plan impacts and efficiencies 4.2 Modulation(Page 42) 4.2.a I Changes in fagade materials, textures, and colors—should all be combined. 4.3 and 4.4 Horizontal Modulation (Page 43) For the same reasons noted above for stepbacks, horizontal modulation requirements of 4.3.1.a, this type cause significant inefficiencies and impose substantial financial burdens on 4.4.a & b overall design which will affect the feasibility of housing projects, as well as long term maintenance and other operational issues. We recommend this new standard not be adopted. 4.4 these horizontal modulation may not work well with the vertical modulation, should only one apply? Bullet a (4.4) should be removed or changed from a "shall"to "should consider." Arbitrary 4.4.a requirement that does not guarantee a well-designed building. Can the City provide examples of large projects such as a wrap or podium that accomplish this. A quality building can be design by prescribing to bullet b only. 4.6 Transitional Massing(Page 44): 4.5.1.a.ii See previous comments (regarding offset windows) We understand the intent for privacy; however, privacy can be achieved through other more effective means and this very restrictive standard would unduly impact accepted 4.5.1.a.ii practices utilized by builders providing standardized floor plans in multi-unit subdivisions and also complicate design making multi-family structures more costly. We suggest this standard should not be adopted. Figure Figure 4.16,what is the required distance? 4.16 4.6 Corner Elements(Page 45): Is the for every corner that qualifies? Dimensional requirements seem arbitrary and not 4.6.1 appropriate for all styles of architecture. It may not be practical for larger wrap or podium style buildings to emphasize corners through with building entries are pedestrian activity is less optimal along such frontages as other where primary frontages have more urban streets, on-street parking, etc. Maybe require one of the following features or need to expand bullets. 4.6.1.a.i should not a corner element be able to step down and not just project up? 4.6.1.a.iii suggested change to "Corner features with distinct roof forms such as diagonal or curved walls." 4.6.1.a.vi suggested change to "Corner plazas with distinct paving or landscaping that serve as gathering spaces or decorative entry features for monument signage or public art." Additional bullet(s)for consideration: • Increased fenestration and/or patterning for visual interest • Features that turn the corner such as fenestration, wrapping balconies, recessed General • Articulated massing such as projecting, recessed, or building forms that turn the corner, such as fenestration treatments, wrapping balconies, roof overhangs or extensions (including"eyebrows"), etc. General how about wrap around canopies or balconies? 4.8 Walkway Openings(Page 47) Figures Diagrams seem to show the intent is if the opening is close to a sidewalk. Is this required 4.22 and if a wrap building has a finger with open courtyard that connects to sidewalk but the 4.23 walkway opening deeper within the courtyard. If that counts, 20' is excessive. 4.8.c It shall be a maximum of fifteen (15)feet wide and be set back a minimum of three(3)feet from the primary building fagade. —Not sure what this means. Section 5.0 Materials and Details 5.1 Materials(Page 49) General Additional reference imagery would be helpful to know how this might apply for wrap and podium projects, and also for multiple architectural styles 5.1 There are a variety of stucco textures and finishes both smooth and textured (in some cases structures employing both at the same time). We recommend clarifying and defining the different "stucco"finishes that are available. 5.1.b Bullet B—add smooth stucco. • Base, middle, and top expression is typical in more traditional architectural styles, where base and upper floors allows more flexibility especially for more contemporary styles of architecture. I believe both styles are warranted based on where they might be located in the city. • Restricting where materials can be used is too limiting. Why can't brick carry all 5.1.c the way up the facade to express verticality? Image in Figure 4.11 left side of photo shows masonry treatment carry all the way up. Conversely,why can't materials on upper floors be utilized on the base of a building such as stucco, siding, or metal? References to where materials should be applied should be removed to allow for more flexibility in design. Doesn't preclude what was referenced but doesn't require that to be the condition for residential projects. • Suggested change for bullet c: "Materials and texture variations should distinguish the base from upper floors of the building or with horizontal massing modulation shall be emphasized." Considering changes suggested to horizontal massing modulation. suggest change to "Changes in material or color shall occur at plane breaks, preferably inside corners of intersecting walls, at step-backs, or exterior architectural features that 5.1.d break up the wall plane, such as columns and should be visually integral to the structure of the building." 5.2 Color and Texture(Page 51-52) All building fagades facing a street or public open space shall be articulated for at least eighty(80)percent of each fagade length.All other building fagades shall be articulated 5.2.a for at least sixty(60)percent of each fagade length. Fagade articulation shall be achieved through at least four(4) of the following architectural elements: -This is hard to measure. 5.2.a.iii "Window details such as moldings, decorative trim, wood frames and grille/grid patterns" For bullet b,this should not apply to parking structures that extend no more than one 5.2.b floor or 10' above a liner residential condition and does not contribute to a building facade facing a street or public open space. 5.2.b Spelling,facade singular or plural? vertical live landscaping should be considered for the first 1-2 levels with adequate 5.2.b.ii irrigation. Horizontal landscaping could be added or used independently to create a green screen. artificial green is prohibited. 5.3 Doors and Windows(Page 53) 5.3 As stated above, we understand the intent for privacy; however, privacy can be achieved through other more effective means and this very restrictive standard would unduly impact accepted practices utilized by builders providing standardized floor plans in multi- unit subdivisions and also complicate design making multi-family structures more costly. We suggest this new standard should not be adopted. 5.3.a Windows should generally be of a contrasting color to the base material of the building. 5.3.b Bullet b, windows shall either be recessed at least "2 inches" not 3. 5.3.c Bullet c, remove wood. Larger urban buildings will not use "wood"for frames 5.3.c Add new bullet: Unique mullion patterning 5.3.c Add new bullet: decorative metal screens. Section 6.0 Utilities, Services, Lighting, and Fences 6.1 Mailboxes(Page 55) General I add a photo of mailboxes in open areas. 6.2 Refuse Storage(Page 56) Does not address trash as associated with larger scale apartment buildings that utilize General trash chutes,trash rooms (typically in parking structures), or trash compactors that might exist for larger apartment projects. 6.2.b The size of refuse enclosures shall be built per the latest Building Code standards and shall provide a will-serve letter from the refuse service in contract with the City. 6.3 Ground Mounted Equipment(Page 57) General Design criteria may be applicable for lower density residential projects but not for larger multifamily projects such as wraps and podiums Transformers will end up along public sidewalk for servicing requirements as does 6.3.c majority of utility equipment. All equipment shall be visually screened to the extent possible by landscaping, partial walls, murals or utility box covers and as permitted by utility companies. 6.3.c.ii depends on the height, may need to be taller to screen the equipment. 6.5 Outdoor Lighting(Page 59) General I lighting fixtures shall be complementing to the architectural design of the buildings 6.6 Fences(Page 60) 6.6.b vinyl fencing not allowed 6.6.b Remove vinyl as wall cladding material, not acceptable Section 7.0 Definitions The State definition of"ministerial review" is "means a process of development approval involving little, or no, subjective judgment by a pubic official or commission." Is this definition applicable to the draft Tustin ODS? Definition of Ministerial Approval needs to be added to the "Definitions" section of the document. Alley—incomplete sentence. Glass—bold first word. Shade Trees-Create canopy standard Softscape—add smooth finish stucco { ATTACHMENT SEPT. 6 2024 DRAFT I lit J MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS CITY OF TUSTIN I CA ACKNOWLEDGMENT Prepared for: ib"T, Prepared by: Q PLACEWORKS Adopted by Ordinance No.: Month Day,Year TABLE OF CONTENTS Chapter1. Purpose..........................................................................................6 1.1 Introduction .................................................................................7 1.2 Who Is This Document For?.....................................................8 1.3 Where Do these Standards Apply?.......................................8 1.4 Document Organization............................................................9 1.5 Administration.............................................................................9 1.6 Development Scale Definitions............................................ 10 Chapter 2. Site Planning.............................................................................. 12 2.1 Site Layout................................................................................ 13 2.2 Building Orientation................................................................ 14 2.3 Street Frontage........................................................................ 15 2.4 Site Access................................................................................ 16 2.5 Pedestrian Circulation............................................................ 17 2.6 Vehicular Circulation .............................................................. 19 2.7 Vertical Mix of Uses................................................................ 21 2.8 Horizontal Mix of Uses........................................................... 22 2.9 Parking ....................................................................................... 23 TABLE OF CONTENTS Chapter3. Open Space................................................................................. 26 3.1 General....................................................................................... 27 3.2 Common Open Space............................................................. 27 3.3 Common Amenities................................................................. 29 3.4 Private Open Space................................................................. 32 3.5 Landscaping.............................................................................. 34 3.6 Privately-Owned Public Open Space................................. 35 Chapter 4. Mass and Scale..........................................................................36 4.1 Height Modulation................................................................... 37 4.2 Modulation ................................................................................ 41 4.3 Horizontal Modulation............................................................ 42 4.4 Medium and Large................................................................... 43 4.5 Transitional Massing................................................................ 44 4.6 Corner Elements...................................................................... 45 4.7 Terminating Vistas.................................................................. 46 4.8 Walkway Openings................................................................. 47 TABLE OF CONTENTS Chapter 5. Materials and Details................................................................48 5.1 Materials.................................................................................... 49 5.2 Color and Texture.................................................................... 51 5.3 Doors and Windows............................................................... 53 Chapter 6. Utilities, Services, Lighting, and Fences................................ 54 6.1 Mailboxes .................................................................................. 55 6.2 Refuse Storage......................................................................... 56 6.3 Ground Mounted Utility Equipment.................................... 57 6.4 Rooftop Equipment................................................................. 58 6.5 Outdoor Lighting...................................................................... 59 6.6 Fences......................................................................................... 60 Chapter 7. Definitions...................................................................................61 1 . 0 PURPOSE 1.1 Introduction 1.2 Who Is This Document For? 1.3 Where Do These Standards Apply? 1.4 Document Organization 1.5 Administration 1.6 Development Scale Definitions SEPW �N ,� 2 W �u� DRAFT MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 1.1 INTRODUCTION Development and design standards regulate development intensity, style, size, and orientation. Objective design standards are measurable, verifiable,and quantifiable.They provide for a predictable and equitable SIB 35 path to housing approvals in an effort to streamline and support consistent housing design in the community. The City developed objective design standards (ODS) to support and guide the development of housing and affordable housing in Tustin.As housing projects ith • • the state continues to experience a housing crisis and the availability amount of • ••• _ housing. of housing is a key issue, transparency and objectivity are both tools - AppLies to jurisdictions that haven't that can streamline and support the development of new housing. Additionally, the city must comply with state legislation (Senate Bills made enough • • progress meeting 35 and 330), which requires jurisdictions to review new multifamily their RegionaL • • Needs and mixed-use residential housing projects ministerially or "over-the- ALLocation counter,"guided by objective design and development standards.These sites new Laws prevent cities from denying approvals for certain multifamily housing projects based on discretionary design guidelines.Furthermore, • • • • ODS can improve the quality of design. or Zoning provisions. This document provides the required standardsfor housing development onLy appLy objective z• • and complies with Senate BiLL (SB) 35 and SB 330. The goal, of this subdivision, or design document is to provide clear and useful, guidelines and standards standardsto determine c• for the design, construction, review, and approval, of residential, and mixed-use development in Tustin. Through this document, applicants, https://www.hcd.ca.gov/poLicy developers, and City staff have a clear understanding of the City's -research/docs/sb-35-guideLines minimum design expectations. ODS are written as minimum standards ••, - •clf for site and structure design but also offer various recommendations and guidelines for quality and character.Projects must also comply with aLL appLicabLe building permit requirements, zoning code requirements, and development standards as outlined. City of Tustin I CA °' l I t MULTIFAMILY & MIXED-USE N OBJECTIVE DESIGN STANDARDS 1.2 WHO IS THIS DOCUMENT FOR? 1.3 WHERE DO THESE STANDARDS APPLY? Developers These standards apply to new construction for multi-family and mixed- The document will provide clear direction for renovation and new use developments, as well as substantive renovations or structural construction.The required checklist will serve as a tool for the property alterations of such buildings(i.e.when 50 percent or more ofthe exterior owner, the designer/developer, and staff during the review process; it walls or roof are demolished as part of the renovation) on a single lot. will also clarify the aspects of quality design. For developments spanning multiple lots, these standards apply to Property Owners all lots proposed for multi-family housing, mixed-use developments, and any associated amenities, open space, or utilities that would serve The document will give property owners a clear understanding of the multi-family or mixed-use units. design elements that are required for development projects in Tustin. This document will work in conjunction with the General Plan and These standards do not apply to sites/parcels that include a designated Tustin Municipal Code and will provide a clear set of expectations and historic structure and/or resource, or sites/parcels that include a responsibilities. contributing property within a designated historic district. Such sites/ parcels shall be reviewed under applicable historic resource design City Staff standards and guidelines, unless otherwise exempted from State Law. City staff will use the standards to assist applicants and their Vacant sites or non-contributing properties within historic districts shall representatives with project processing. The document and checklist be subject to these standards. will serve as the basis for evaluating proposals for quality of design. These standards do not apply to the new construction of single-family Review Bodies and Decision Makers dwellings,ortosingle-family dwellings within a development containing The document will provide a basis for the City of Tustin Planning more than one housing type. Commission,City Council,Community Development Director,and other These standards do not apply to minor renovations and routine reviewing bodies to evaluate an application's quality of design. maintenance of residential(single-family, multi-family, and mixed-use) developments. These standards are in addition to the standards of the underlying base zone. In the event of conflicting standards between these standards and the base zone, the more restrictive standard shall apply. For projects located in a Specific Plan or Planned Community, and there is a conflict between these standards and the Specific Plan's or Planned Community's, standards, the Specific Plan or Planned Community standards shall prevail. Proposed projects must also comply with the all other applicable local and state ordinances and codes. City of Tustin I CA 8 ' ? "`°' MULTIFAMILY & MIXED-USE IU,IIN OBJECTIVE DESIGN STANDARDS 1.4 DOCUMENT ORGANIZATION 1.5 ADMINISTRATION These Objective Design Standards serve as a stand-alone illustrated The Community Development Department shall be responsible for the document, empowered by appropriate reference within Tustin's City administration of these objective design standards. If ambiguity arises Code.These standards have been designed in a modular fashion, with concerning the meaning or appropriate application of provisions ofthese differing sets of standards applying to projects at a different scale. objective design standards,the Community Development Director shall For instance, a small development would be subject to Less complex make the appropriate determination. standards, while a Larger project would be subject to more intensive standards. 1.5.1 DEVIATIONS This document is organized in a site-focused manner. Key site Up to 20 percent deviations in the foLLowing Site Planning standards development standards are discussed at the beginning of the document. may be approved by the Community Development Director, provided These include site access, building orientation, pedestrian and vehicular that if one standard is modified to accommodate a project, another circulation, mixing of uses,and parking. Open space standards for both standard from the same section of these objective design standards is common and private open space foLLow. modified by an equivalent amount. A total of two (2) deviations from This way, the design of the buildings subject to objective design Site Planning standards are permitted. standards foLLow the site planning standards.With regard to buildings, Up to 10 percent deviations in the foLLowing Mass and ScaLe standards these objective design standards focus on height modulation,horizontal, may be approved by the Community Development Director, provided modulation,transitional, massing, as weLL as a buiLding's materials and that if one standard is modified to accommodate a project, another details. FinaLLy, objective design standards touch on other important, standard from the same section of these objective design standards is but more detail-oriented, elements of a project.These include utilities, modified by an equivalent amount. A total of two (2) deviations from Lighting,and fencing. Mass and ScaLe standards are permitted. City of Tustin I CA 9 .SEPT i MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 1.6 DEVELOPMENT SCALE DEFINITIONS 1.5.2 SPECIAL CIRCUMSTANCES Development occurs at various scales and intensities and therefore requires variations to ensure that standards are both appropriate and do Building Sites located within, intersecting or adjacent to the following not create unnecessary constraints or unachievable development. This hazard areas/features may include to percent deviation in the section defines the different scales of development and how to use this Site Planning and Mass and Scale Standards listed in this section, as document accordingly for each. approved by the Community Development Director. • Very High Fire Hazard Severity Zones • Federal Emergency Management Act (FEMA) Special Flood 6, Tablle 1.1:Devellopment Scalles Hazard Areas Smatt Medium Large • Adjacent to a Designated Historic Resource or Structure RL • Controlled Access Freeways,Parkways and Toll Roads Under 0.5-acres 0.5-acres Larger than 2 Site acres • ELectricaLTransmission Lines Size and or or • RaiLroad Tracks 2-25 units Unit 26-100 units 100+units • Easements,including flood control canals Count and 1.5.3 DETERMINATIONS Height Up to 3 stories n/a n/a In doing so, the Community Development Director shaLL consider the following factors accordingly: In the event that a project includes criteria faLLing under two or more a. The case is similar to previous interpretation of similar development scales, the project wiLL be subject to the standards provisions; associated with the greater scale. For example, if a project is 3 stories and proposes 30 dwelling units, it would be classified as Medium b. The interpretation responds satisfactoriLyto the vision,intent, Development. Alternatively, if a project is situated on 1.8 acres and purpose of the objective design standards; and proposes 108 dwelling units, it would be classified as Large c. The interpretation does not alter the intent of the objective Development. design standards; d. The decision constitutes a sound precedent for other similar situations;and e. The resulting project is consistent with the General,Plan. City of Tustin I CA 10 i SEPT DRAFT MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS Table 1.2:Applicability Chart City of Tustin I CA �� Site Planning Open Space Mass and Scale Materials Utilities,Services &Details Lighting,&Fences c u v Y m > c a � v � F O a w v a � v v s •� + Y c E E > v > rn v 'v ° i •� � o ° ° ° w a 'u .+' 9 + .*' v v v `o m v o o m •° ° ° v � o v `° ° o ° •� v ° °o � � 2 * 0 SITE PLANNING 2.1 Site Layout 2.2 Building Orientation 2.3 Street Frontage 2.4 Site Access 2.5 Pedestrian Circulation 2.6 Vehicular Circulation 2.7 Vertical Mix of Uses 2.8 Horizontal Mix of Uses 2.9 Parking 4 FT , A„ MULTIFAMILY & MIXED-USE IU,IIN OBJECTIVE DESIGN STANDARDS 2.1 SITE LAYOUT a. ALL buildings adjacent to a public street (meaning there are no additional,buildings between the street and the proposed \ building) shaLL maintain a continuous "street waLL," formed by the edge of the building,for a minimum of seventy (70) percent of the building site frontage adjacent to the street. b. Through Lots Located more than two hundred(200)feet from a street intersection, measured from the closest point of the Lot,shaLL provide a pubLicLy accessible sidewalk or walkway connecting the two streets. p ees ti c. Through Lots on sites greater than .5 acres shaLL provide a tt, J� pubLicLy accessibLe paseo connecting the two streets. e� Q i. Paseos shaLL be physicaLLy and visuaLLy accessibLe from the public sidewalk and must connect a public street with at Least one (1) different public street, Q Min.continueous street wall along lot parcel frontage aLLey,or adjacent paseo. Figure 2.1.Continuous street wall ii. Paseos must have a minimum eight (8) feet wide travel,path. iii. Paseos must be at the same elevation as the public sidewalk. \ / iv. Security fences,walls,or entry gates shall not block � \ passage of the paseo. /J Paseo through lot Paseo at the same elevation as the;pfibIic sidewalk curity fences,walls or eritry-gates Figure 2.2.Through Lots City of Tustin I CA 13 24 ,,, DRAFT N MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 2.2 BUILDING ORIENTATION a. Primary ground-floor common entries or individual dwelling unit entries shall be oriented towards the primary street unless the primary street is an arterial or major arterial,and/ or a street with a right-of-way greater than one hundred (100) feet. Entrances at building corners may be used to satisfy this requirement. b. ALL buildings within twenty (20) linear feet of an adjacent -=ti building within and outside of the project shall orient all windows, balconies, or similar openings so as not to have a Proposed Existing direct Line-of-sight into adjacent units or onto private patios Building Building or backyards.This can be accomplished through: ➢ i. Offset windows at LeasttweLve(12)inches from any & I windows in adjacent buildings within twenty (20) feet;or Building Separation ii. Use of clerestory windows, glass block, or opaque _........._._._......._._,......_._............. _._ glass;or iii. Eight (8) foot high Landscaping within the rear or side setback areas. Figure 2.3.View Orientation City of Tustin I CA 14 mum aY �� MULTIFAMILY & MIXED-USE IU,IIN OBJECTIVE DESIGN STANDARDS 2.3 STREET FRONTAGE a. Buildings Located along a major arterial and where individual , dweLLing unit entries are not oriented towards the primary street,shaLL provide at Least one of the foLLowing: i. Pedestrian Level, articulation using high quality materials(as defined in Definitions,atthe end of this document). y, ii. Ground floor activation through leasing office, common space,gym/recreation room etc. b. Arterial, Frontage. If individual, dweLLing unit entries are �5 oriented towards an arterial, major arterial, and/or a street i with a right-of-way greater than one hundred (100) feet, dweLLing units entries shaLL meet at Least two of the foLLowing: O Minimum dimensions for courtyard = Minimum grade separation from existing grade i. Be accessed through a courtyard with a minimumDEntry patio,with enclosure walls and/or railing area of six hundred twenty-five (625) square feet .y„r / with a minimum dimension of twenty-five (25) feet -- � Minimum arterial street setback in each direction, Located between the unit entries Figure 2.4.Buildings with unit entries fronting an arterial street and the sidewalk. ii. Provide a minimum grade separation of two (2)feet from existing grade to finished floor. iii. Provide an entry patio, with enclosure waLLs and/ or railing. The Lower thirty (30) percent portion of enclosure wall and/or railing shall be finished with an opaque material,that matches the building. iv. Be setback from the back of curb of twenty-five(25) feet. City of Tustin I CA 15 6, 2024 DRAFT N MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 2.4 SITE ACCESS a. Maximum number of driveways: i. A maximum of one (1) vehicular access point from / the street is permitted for every two hundred (200) feet of street frontage. ii. Driveways are not permitted on sites that have alley access. iii. Sites with two or more driveways shall site all driveways at Least two hundred (200) feet apart from one another and at Least one hundred (100) feet from Lot Lines and street intersections unless an approved shared drive is provided, or the driveway 0 Street Frontage Location does not create a traffic hazard to adjacent property. Figure2.5.Vehicular Access b. Pedestrian entrances and circulation shaLL be adequately separated from vehicular traffic. Pedestrian entrances shall be clearly identified and easily accessible to minimize pedestrian/vehicle conflict. c. Where an intersection of pedestrian and vehicle access exists, enhanced paving treatment using patterned and/or colored pavers, brick, decorative colored concrete, stamped concrete,or permeable materials shaLL be used. City of Tustin I CA 16 SEPT 6 2024 DRAFT MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 2.5 PEDESTRIAN CIRCULATION 2.5.1 PEDESTRIAN CONNECTION a. The following pedestrian walkways shall be provided and I.. interconnected within the site: �p I� i. Pedestrian walkways shall connect residential dwelling units to areas throughout the site,such as vehicle parking areas,bicycle parking areas,common open s aces , waste and recy cLing enclosures, qIl mailboxes,and other amenities. _ C-L--- ii. Pedestrian walkways shall connect public sidewalks, building entrances, and vehicle parking areas, including auto courts and common courts. — - iii. Pedestrian crossings bisecting vehicle access shall " """"' """"' feature enhanced paving with a minimum width of Walkway QWalkways set back from building six (6) feet and span the Length of the intersecting 40 Firm and sl ip-resistant materials facades with landscaping. drive area. Seating Figure 2.6.Pedestrian Walkways City of Tustin I CA 17 SEPT. 6, 2024 DRAFT MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 2.5.2 PEDESTRIAN WALKWAYS f a. Pedestrian walkways on private property shall be designed as follows i. Dimensions. Walkways shall be a minimum of four (4)feet wide. H. Materials. Walkways shall be constructed of firm and slip-resistant materials,such as poured-in-place concrete (including stamped concrete), permeable paving,or concrete pavers. iii. Setback. Walkways shall be setback a minimum of Figure 2.7.Example Seating five(5)feet from building facades.The setback area shall be Landscaped. iv. Seating. Walkways shaLL provide 80 inches of seating for every 150 feet of continuous pathways or walkways.This shaLL not apply for walkways shorter than 150 feet. City of Tustin I CA 18 � ',,;v� � i MULTIFAMILY & MIXED-USE FT OBJECTIVE DESIGN STANDARDS 2.6 VEHICULAR CIRCULATION 2.6.1 PRIVATE STREETS a. Private streets are internal streets with a pedestrian-oriented t, i sidewalk condition with streetlights,street trees,and curbs. i. Private streets shall have a sidewalk with a minimum j width offour(4)feet on at least one side of the street. The sidewalk must provide pedestrian streetlights, street trees,and curbs. Parallel parking is permitted along private streets. AA .., 2.6.2 AUTO COURTS a. Auto Courts provide vehicular access to multiple residences / - via a common driveway fronted with garages. Front doors to Q Sidewalk width Q Curbs residences are not permitted on auto courts. 0 Pedestrian streetlights © Parallel parking along private streets i. Auto courts shall not exceed one hundred-fifty(150) Q Street trees feet in length. Figure 2.8.Private Streets ii. Auto courts shall not serve more than eight (8) individual residences. m iii. Primary pedestrian entrances are not permitted on 'N `J auto courts. mO iv. Auto courts shall have no through street access. f ry� Auto courts length lu ' Q Individual residences QPrimary pedestrian entrances 49 No through street access Figure 2.9.Auto Courts City of Tustin I CA 19 SEPT 6 2024 DRAFT MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 2.6.3 COMMON COURTS/WOONERFS a. Common courts/woornerfs provide both vehicular and m m pedestrian access to multiple residences. Front doors to m m residences and garages open to common courts. i. Common courts/woornerfs shall not exceed one hundred-fifty (150) feet in length, unless provided with a connecting pedestrian access way. �9 ii. Common courts/woornerfs shall not serve more than N� Q eight(8) individual residences,unless provided with a connecting pedestrian access way. m iii. Common courts shall be elevated a minimum of six (6) inches from street-level traffic. iv. A minimum of fifty(50)percentof the paving shall be enhanced paving, such as patterned and/or colored pavers, brick, decorative colored concrete, stamped 0 Common court lenght concrete,or permeable materials. Q , Individual residences 0 Enhanced paving v. A minimum of five (5) percent of the common court 0 Common courts elevated from street-level traffic © Landscaping shaLL be Landscaped. Figure 2.10.Common Courts City of Tustin I CA 20 2024 DRAFT MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 2.7 VERTICAL MIX OF USES 2.7.1 DISTRIBUTION OF USES a. A minimum of 50 percent of a vertical mixed-use building's non-residential components shall be located on the ground floor. b. A maximum of 20 percent of a vertical mixed-use building's "> residential units may be located on the ground floor. A 2.7.2 ENTRANCES a. Entrances to upper floor uses shall be provided through a common lobby entrance and/or by a common entrance along a fagade fronting a street. b. All ground floor tenant spaces that have street frontage shall have entrances on a fagade fronting a street. c. There shall be a ground-floor entrance to either a commercial, Common lobby residential, or open space use every 50 feet along the Figure 2.11.Common Lobby building's street-facing frontages. 2.7.3 BUILDING DESIGN a. Service entries, loading areas, and trash areas associated with commercial uses shall not be immediately adjacent to residential uses. b. The windows, doors, and other access points of commercial uses shall be oriented so as not to have a direct line-of-sight into residential uses. City of Tustin I CA 21 SEPT 6 2024 DRAFT MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 2.8 HORIZONTAL MIX OF USES 2.8.1 SITE PLANNING a. Commercial buildings shall face public streets and engage the sidewalk. b. Residential uses shall be Located at the rear or sides of the ' p 3 site. c. Parking for commercial uses shaLL be Located at the center of -_ m the site,aLLowing the parking to provide a buffer from on-site residential, uses and maximize shared parking opportunities ��Call between residential,and commercial,uses. 9 •- Q Commercial building d. If provided,dedicated private residential,parking areas shaLL s.- = ` Q Residential uses at rear or side of site be Located away from public commercial, parking with a QCommercial or shared parking dedicated entrance. 0' Private residential parking e. The commercial, residential, and open space areas of a Q Internal pathways horizontal, mixed use project shaLL be connected via internal Q Residential common open space pathways. Figure 2.12.Horizontal Mix of Uses f. Common residential,open space as part of a horizontal,mixed- use project shaLL not be pubLicLy-accessible. 2.8.2 BUILDING DESIGN a. Service entries, Loading areas, and trash areas associated with commercial, uses shaLL not be immediately adjacent to residential,uses. b. The windows, doors, and other access points of commercial, uses shaLL be oriented so as not to have a direct Line-of-sight into residential,uses. City of Tustin I CA 22 SEPT 6 MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 2.9 PARKING 2.9.1 SURFACE PARKING a. Landscaping standards for parking Lots shall conform with Tustin City Code Section 9266(e) — DeveLopment Standards for Off Street Parking—Landscaping. b. Parking shaLL be Located to the rear or side of the primary building.There shaLL be novehicuLar parking between primary building fronts and the public right-of-way. This standard shaLL not apply to corner Lots or Lots smaLLer than.5 acres.A deviation may be provided under special,circumstances, see Administration. c. Carports Figure 2.13.Example Carport i. The rear and side waLLs of a carport shaLL feature the same colors and materials of the primary buildings. ii. The covering of a carport shaLL feature the same roofing materials of the primary building. City of Tustin I CA 23 .SEPT 6, 2024 DRAFT MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 2.9.2 STRUCTURED PARKING a. A minimum 5-foot Landscaped setback, or greater when required by the Tustin Municipal Code or Specific Plan, shall be provided on all sides of the parking structure except where ground floor retail space is provided. Landscaping must provide adequate facilities to ensure proper watering and maintenance. b. Ramps within the structure must be screened by spandrels or imilia architectural,treatments that create a Level,appearance from _ +. the exterior. Figure 2.14.Example Parking Structure c. Pedestrian and vehicular entrances must be distinctly marked with signage and differentiated by color or material treatment that contrasts with the primary fagade. City of Tustin I CA 24 SEPai MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS d. The parking structure must provide design details to reduce a monolithic appearance for all street-facing facades. This must include,at minimum,3 of the following methods: i. Facades incorporating alternating projections and recesses,at Least 2 feet in depth and 2 feet in Length, applied every 80 feet horizontaLLy,or for every Level above the ground LeveL. - ii. Vehicular and pedestrian entrances utilizing the architectural, elements of the adjacent buildings served by the parking structure. Figure 2.15.Example Parking Structure iii. Elevators and covered stairweLLs which project at Least 5 feet from the edge of the ground Level,of the parking structure. iv. Setting back the third LeveL(s) and above at Least 5 feet from the edge of the ground Level,of the parking w. structure. —� -- --� v. Including floor active uses comprising at least 50% — ofthefagadeLengthfacingpedestrianthoroughfares. 0 Maximum distance horizontally before alternating projection or recess is required Q Alternating projection Q Alternating projections and recesses per floor Q Pedestrian entrance utilizing architectural elements of adjacent buildings served by parking structure ©Minimum projection for elevator and covered stairwell 0 Floors set back from the edge of ground level Q Active floor uses Figure 2.16.Parking Structure City of Tustin I CA 25 3 . 0 OPEN SPACE 3.1 General 3.2 Common Open Space 3.3 Common Amenities 3.4 Private Open Space 3.5 Landscaping 3.6 Privately-Owned Public Open Space OR, A MULTIFAMILY & MIXED-USE IUJIIN OBJECTIVE DESIGN STANDARDS 3.1 GENERAL Open space shall follow the provisions and requirements set forth in the Tustin Municipal Code and the following shall apply. 3.2 COMMON OPEN SPACE Common open spaces may be Located on roofs, parking podiums, or �. at grade. If common open space is provided, it shaLL conform with the following standards: a. Dimensions.Common open space shaLL have a minimum area oftwo hundred twenty-five(225)square feet with a minimum dimension of fifteen(15)feet in each direction. a. Site furniture shall use graffiti-resistant materials and/or coatings and skateboard deterrents. 0 Minimum 35' b. Distribution.No more than 30 percent of common open space 0 Minimum are 225 SF shaLL be provided in an enclosed structure with both roof and Figure 3.1.Common open Space Size waLLs,or a conditioned space. c. Location. Every unit shaLL be Located within a quarter (1/4) mile walking distance of common open space. d. Interior Space.Up to thirty(30) percent of the common open space may be accommodated in shared interior recreation spaces, such as Lounges and gym/heath facilities. Interior recreation space shall have a minimum floor to ceiling height of 12 feet and have at Least one glazed exterior waLL. City of Tustin I CA 27 SEPT 6 MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 3.2.1 OUTDOOR SPACE a. Outdoor common space shall conform to the following requirements: i. Landscape. A minimum of twenty-five (25) percent of the total common open space shall be planted area with a minimum dimension of thirty(30) inches in Length,width,and depth. ii. Softscape. A maximum of fifty (50) percent of the total common open space may be finished with decomposed granite, gravel, natural stone, brick or Figure 3.2.Example Outdoor open Space concrete unit pavers,and/or simiLarpermeabLe ground surfacing. Water features, incLuding swimming r ools,may count towards this requirement. iii. Hardscape. A maximum of fifty (50) percent of the total common open space may be paved in standard concrete, textured and colored concrete, and/or concrete with exposed or special aggregate. iv. Pedestrian walkways shall connect the common open space to a public right-of-way or building entrance. Figure 3.3.Example Outdoor Space Features v. Parks shall provide a minimum of 30% shade via trees or structures. vi. Outdoor common open space areas shall not be directly adjacent to arterial streets, service areas, or commercial development to ensure that they are sheltered from the noise and traffic of streets and r incompatible uses,unless a minimum often(10)feet +, wide,dense Landscaping is provided as screening. ---+. Figure 3.4.Example Outdoor Space Landscape and Layout City of Tustin I CA 28 SEPT 6 MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 3.3 COMMON AMENITIES a. Common amenities shared by individual units within the same development shall be provided at the ratios in Table 3.1 below. Major and minor amenities are described in Section 3.3. b. Project Phasing.For projects Larger than 101 units,or phased projects, each phase of development shaLL comply with the respective requirements in Table 3.1, unLess otherwise provided through an adopted development agreement. i. For example, a 200 unit project with 4 phases, where each phase includes 50 units. Each phase shaLL include 2 major amenities, or 1 major amenity and 2 minor amenities. ,FW Table 3.1:Common Amenities Number of Units Option 1 Option 11-25 1 Major amenity 2 Minor amenities 26-50 2 Major amenities 1 Major amenity,AND 2 Minor amenities 51-100 3 Major amenities 1 Major amenity,AND 4 Minor amenities 2 Major amenity,AND 101+ 4 Major amenities 4 Minor amenities City of Tustin I CA 29 .SEPT i MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 3.3.1 MAJOR AMENITIES: The following Listed major and minor amenities satisfy the common open space requirements. Repeating the same amenity twice wiLL not ,, satisfy the requirement; however,additional,amenities are encouraged: a. Park (minimum of fifty (50) percent of the area shall be Landscaped) with a minimum area of seven hundred fifty (750) square feet. b. Clubhouse with a minimum area of seven hundred fifty(750) square feet. Figure 3.5.Example Major Amenity-Playground c. Rooftop terrace with a minimum area of seven hundred fifty (750) square feet. d. Swimming pool with a minimum dimension of fifteen (15) feet by thirty(30)feet or equal,surface area. e. PubLic-use easement or dedication of Land for the purposes �I of expanding a city-wide open space network such as bike path or recreation corridor,as approved by the Director. Figure 3.6.Example Major Amenity-Rooftop Figure 3.7.Example Major Amenity-Pool City of Tustin I CA 30 SEPT 6, 2024 DRAFT N MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 3.3.2 MINOR AMENITIES: a. Community room/lobby with a minimum area of five hundred (500) square feet. b. Gymnasium with a minimum area of six hundred twenty-five (625) square feet. c. Tennis,pickLebaLL,basketball(half court and/or full court),or voLLeybaLL courts,or other recreational,courts. d. ChiLdren's play area with a minimum area of six hundred twenty-five (625) square feet with a minimum dimension of Figure 3.8.Example Minor Amenity-Garden twenty(20)feet in each direction.ChiLdren's play areas shaLL be protected from any adjacent streets or parking Lots with a fence or other barrier at Least four feet in height. i. Outdoor play areas shall provide a minimum of 30% shade via trees or structures. e. Community garden with a minimum of fifteen (15) four (4) feet by four(4)feet plots. f. Courtyard with a minimum area of six hundred twenty-five (625) square feet. g. Fire pit surrounded with a minimum of four(4)seating with a minimum area of one hundred(100)square feet. Figure 3.9.Example Minor Amenity-Dog Park h. Dog park with a minimum dimension of six hundred twenty- five(625) square feet. i. Barbeque area with a minimum of two(2) griLLs. Figure 3.10.Example Minor Amenity-Fire Pit City of Tustin I CA 31 MULTIFAMILY & MIXED-USE IU,IIN OBJECTIVE DESIGN STANDARDS 3.4 PRIVATE OPEN SPACE 3.4.1 BALCONIES a. Private open space provided on a balcony shall have a D minimum area of sixty (60) square feet with a minimum DD dimension of six (6) feet in each direction. This dimension / excludes areas for permanent equipment and storage. b. Private open spaces shall be contiguous to the units they serve and screened to a minimum height of four (4) feet by D use of walls and/or fences. c. Balconies designed per the following standards may qualify as private open space: i. ALL balconies utiLizedfor required open space shall be D recessed a minimum of twelve (12) inches partiaLLy recessed into the building fagade. The maximum 1 D projection shall be fifty(50)percent of the balcony's J fuLL depth or six(6)feet,whichever is Less. � Q Maximum projection of balconies ii. The underside of projecting balconies shaLL be recessed into the fa4ade finished with building material that matches or is QBuilding material for underside of otherwise compatible with the building. projecting balconies 0 Balcony does not overhang into the iii. No balconies shaLL overhang into the public right- public right-of-way or sidewalk of-way or sidewalk, not including the portion of the Q Public sidewalk building setback behind the existing Lot Line. ©Balconies which do not qualify for overhang into the building setback iv. Balconies within the first twenty (20) feet in height 0 due to height limit of the building elevation shall not overhang into the The lower portion of balcony rails building setback. Balconies above the first 20 feet of building height may overhang the building setback. Figure 3.11.Balconies v. The Lower thirty (30) percent portion of balcony rails shall be finished with an opaque material that matches or is otherwise com patibLe with the building. City of Tustin I CA 32 SEPT. 6, 2024 DRAFT MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 3.4.2 PATIOS a. Dimensions. Private open space Located at the ground level shall have a minimum area of one hundred fifty(150) square feet with a minimum dimension of ten (10) feet in each direction. ' b. Private open spaces shaLL be contiguous to the units they serve and screened to a minimum height of four (4) feet by _ use of waLLs and/or fences. 3.4.3 ROOF TERRACES - a. Private open space provided on a roof deck shaLL have a minimum area of sixty (60) square feet with a minimum Figure 3.12.Example Patio dimension of six (6) feet in each direction. This dimension excludes areas for permanent equipment and storage. m. II 1 Figure 3.13.Example Rooftop City of Tustin I CA 33 4 AFT N MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 3.5 LANDSCAPING All landscaping shall conform to the City of Tustin's Water Efficient °�yv Landscape Ordinance. xTA a. Landscaped areas shall use a three-tiered planting system consisting of ground cover,shrubs and vines,and trees.Grass shall not exceed 25%of the landscaped area unless it is used primarily for active recreation areas.The plant material shaLL be of drought tolerant species and permanently maintained. b. A minimum of one (1) twenty-four (24) inch box tree per .� project or for every five hundred(500)square feet of outdoor common open space, whichever is greater, shaLL be planted Figure 3.14.Example Landscape outdoor Space in the common open space. For projects with two or more trees, a minimum of fifty (50) percent of trees planted shall be shade trees (as defined in Definitions at the end of thisI��b�e�. document). c. ALL Land not covered by structures, walkways, driveways, parking and/or softscape shaLL be Landscaped and irrigated �� with an automatic irrigation system instaLLed in accordance with the Uniform Plumbing Code. d. Berms, waLLs and/or hedges shaLL be used in the required setbacks to separate parking facilities from abutting streets and shaLL be a minimum of 3 feet in height. Figure 3.15.Example Landscaping City of Tustin I CA 34 MULTIFAMILY & MIXED-USE IU,IIN OBJECTIVE DESIGN STANDARDS 3.6 PRIVATELY-OWNED PUBLIC OPEN SPACE a. Applicability.Privately-Owner Public Open Space is required for mixed-use projects (vertical and horizontal) which have more than 10,000 square feet of commercial square footage. I P J b. Amount. Privately-Owned Public Open Space shall be •� provided for vertical mixed-use projects at 5 percent of the total,square footage for those projects which have more than 10,000 square feet of commercial square footage. c. Dimensions. A minimum area of five hundred (500) square d feet with a minimum dimension of twenty (20) feet in each Q // direction is required to qualify as publicly accessible open Q space. / d. Access. A maximum of twenty (20) percent of the publicly accessible open space may be used as outdoor dining for a Q Outdoor dining restaurant; a minimum of eighty (80) percent of the publicly Q Privately-owned public open space accessible open space shall be accessible to the general ( Required landscaping public. O Box tree e. Open to Sky.At Least seventy(70) percent of the open space Figure 3.16.Privately-Owned Public Open Space must be open to the sky, not including tree canopy or shade structures. f. Hardscape. A maximum of twenty-five (25) percent of common recreational-Leisure areas may be paved in standard concrete. Remaining areas shaLL use at Least one of the foLLowing enhanced paving techniques: brick, natural, stone, unit concrete pavers,textured and colored concrete,concrete with exposed or special,aggregate. g. Landscape.A minimum oftwenty-five(25)percentof publicly accessible open space shaLL be Landscaped. h. Trees.A minimum of one twenty-four(24)-inch box tree shall be planted per project or for every seven hundred fifty(800) square feet of pubLicLy accessible open space. City of Tustin I CA 35 4 * 0 MASS AND SCALE 4.1 Height Modulation 4.2 Modulation 4.3 Horizontal Modulation 4.4 Medium and Large 4.5 Transitional Massing 4.6 Corner Elements 4.7 Terminating Vistas 4.8 Walkway Openings SEPai MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 4.1 HEIGHT MODULATION 4.1.1 THREE (3) STORIES Buildings three(3)stories or 35 feet in height or greater shall incorporate at Least one of the following: a. Stepback. Minimum depth of five(5)feet for at Least seventy- five (75) percent of the facade of all upper floors, measured from the primary facade plane;or b. Roofline Variation.Variation in roof height and/or ridgeline of at Least two(2)feet for every thirty(30) Linear feet;or c. Pitched roof variation. Use of dormers, cross-gable and/or hipped roof Lines. 0 Min.length offacade 0 Min.depth 0 Primary facade plane Figure 4.5.Stepback Figure 4.1.Ridgeline Change Figure 4.2.Cross Ridgeline Max.length before a roof variation is required 0 Min.height variation Figure 4.3.Form Change Figure 4.4.Dormers Figure 4.6.Roofline Variation City of Tustin I CA 37 SEPT 6 2024 DRAFT MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 4.1.2 FOUR TO SIX (4-6) STORIES Buildings four(4) stories and greater shall incorporate: a. Stepback. Minimum depth of eight (8) feet for at Least seventy-five (75) percent of the facade for all floors above the third,measured from the primary facade plane; and one of the foLLowing: a. Roofline Variation.Variation in roof height of at least five(5) feet for every sixty(60) Linear feet;or b. Pitched roof variation. Use of dormers, cross-gable and/or hipped roof Lines. 0 Min.length offacade 0 Min.depth 0 Primary facade plane Figure 4.7.Stepback 0 Max.length before a roof variation is required 0 Min.height variation Figure 4.8.Roofline Variation City of Tustin I CA 38 SEPT 6 MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS c. Height Averaging. For projects with buildings greater than forty (40) feet, up to thirty (30) percent of the building footprint area may be up to twelve (12) feet taller than the maximum height allowed, provided an equal amount of building footprint area is at Least twelve (12) feet shorter than the maximum aLLowed height.For projects with muLtipLe buildings,up to thirty(30)percent of the buildings may be up to twelve (12)feet taLLer than the maximum height aLLowed, provided an equal, number of buildings are at Least twelve (12)feet shorter than the maximum aLLowed height. i. Height averaging shaLL not be permitted when it increases the height of a structure that is adjacent to a property that contains a sensitive structure or use, unless the height that is above the maximum is distanced from the sensitive structure or use by a ratio of 1.5 times the proposed height. Sensitive MaxHeightAllowed uses shaLL include an historic structure,single family Figure 4.9.Height Averaging residence, single family zone, solar panels, or open space amenity. ii. The use of height averaging to Lower a structure's height is encouraged when it is adjacent to sensitive structures or uses. City of Tustin I CA 39 SEPT +4' ptlNl DRAFT Wi MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 4.1.3 SEVEN (7) STORIES OR TALLER Buildings seven (7) stories or greater shall incorporate: a. Stepback. Minimum depth of ten (10) feet for at Least seventy-five(75)percent of the facade of all floors above the fourth,measured from the primary facade plane and one of the foLLowing: a. Articulated rooftops using at Least one of the foLLowing techniques: i. An additional stepback of ten(10)feet for the entire facade for the uppermost two floors; ii. An uppermost floor with a maximum area of 50 0 Min.length of facade percent ground floor, with an associated rooftop 0 Min.depth terrace; all,Primary facade plane iii. A crown composed of a contrasting color and Figure 4.10.Stepback material; iv. Use of cornices; V. Use of a spire; vi. Use of a dome. City of Tustin I CA 40 F � 2024 DRAFTi MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 4.2 MODULATION Each public street-facing fagade (not including alleys) for buildings three stories or greater shall achieve modulation through at Least two of the foLLowing: a. Changes in fagade materials,textures,and colors b. Changes in type, size, number, and arrangement of fagade \• doors and windows, permitting no more than two different types, sizes,and arrangements of faced doors and windows per building. c. Use of functional, and/or decorative horizontal, fagade projections or recesses at transition Lines. Figure 4.11.Example Modulation Fagade d. Changes in floor-to-floor heights atthe second floor or above. Figure 4.12.Example Modulation Fagade i Figure 4.13.Example Modulation Fagade City of Tustin I CA 41 MULTIFAMILY & MIXED-USE IU,IIN OBJECTIVE DESIGN STANDARDS 4.3 HORIZONTAL MODULH i iUN 4.3.1 SMALL DEVELOPMENT ALL design proposals shall comply with the following horizontal modulation standards: a. The waLL plane of street-facing fagades shaLL be modulated a minimum of twelve (12) inches perpendicular to the plane at Least once every thirty(30)feet,as measured along the Lot Line. Fagade area used to meet this standard maybe recessed behind,or project out from,the primary fagade plane. Q Max.distance before variation required Q Min.depth Figure 4.14.Horizontal Modulation City of Tustin I CA 42 .20.24 DRAFT MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 4.4 MEDIUM AND LARGE ALL design proposal shall comply with the following horizontal modulation standards: a. For every sixty (60) feet of street-facing fagade, a minor modulation of ten (10) feet in Length that is a minimum of three (3) feet in depth from the primary fagade plane shaLL 0 be provided. Fagade area used to meet this standard may be recessed behind, or project out from,the primary fagade OO plane and may be in one continuous section or a combination of sections across the fagade. b. For every two hundred forty (240) feet of street-facing fagade,a minimum of one major modulation shaLL be provided, in addition to the minor modulation required. The major modulation shaLL be at Least six (6)feet in depth and twenty (20)feet in Length and extend from grade to highest story. O Minor modulation 0 Major modulation Q Max.distance before minor modulation required Q Max.distance before major modulation required Q Min.depth of modulation Q Min.length of modulation Figure 4.15.Horizontal Modulation City of Tustin I CA 43 RAFTh , n MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 4.5 TRANSITIONAL MASSING 4.5.1 MEDIUM, LARGE, AND MIXED-USE DEVELOPMENT a. The standards below apply to all buildings where the project X site abuts or are located within one hundred fifty (150) feet of single-family residential neighborhoods, and/or historic ' structures { i. Any required setback shall not count towards any required publicly accessible open space. ii. All windows shall be offset at least twelve (12) inches from any windows in adjacent low-rise residential building within twenty(20) linear feet to avoid direct line-of-sight. 0 Distance between project site Open space outside and low-rise residential ofsetback neighborhoods Figure 4.16.Adjacency to Single Family Structures I �i------- F Proposed & Existing Building Low Rise Residential Building 1' -----------I i----------------- Buil8inq Separation Figure 4.17.View Orientation City of Tustin I CA 44 It t. 7w MULTIFAMILY & MIXED-USE IU,IIN OBJECTIVE DESIGN STANDARDS 4.6 CORNER ELEMENTS 4.6.1 MEDIUM, LARGE, AND MIXED-USE DEVELOPMENT a. Buildings Located on a corner Lot at an intersection with at Least one major arterial, secondary arterial, and/or streets with a right-of-way greater than one hundred (100) feet shaLL incorporate at Least two of the foLLowing corner exterior architectural,features: i. Corner feature with a greater height than adjacent building facades by a minimum of ten (10) feet for a horizontal,area of minimum of twenty(20)feet by twenty(20)feet;or Figure 4.18.Corner Element ii. Corner feature with a minimum of six(6)feet recess or projection from the primary fagade for a horizontal r area of minimum of twenty (20)feet by twenty (20) �i feet and extend from grade to the building height;or iii. Corner feature with diagonal or curved walls;or iv. Corner feature with primary building entry and M enhanced canopies or awnings oriented diagonal tothe intersection;or d-� Figure 4.19.Example Corner Element v. Corner feature with color and material,variation from - the primaryfagade with a horizontal,area of minimum of twenty(20)feet by twenty(20)feet;or vi. Corner plazas or gathering areas with distinct paving ✓ r- or Landscaping. Ile Figure 4.20.Example Corner Element City of Tustin I CA 45 SEPT 6 2024 DRAFT MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 4.7 TERMINATING VISTAS 4.7.1 MEDIUM, LARGE, AND MIXED-USE DEVELOPMENT a. Buildings Located on a major arterial, secondary arterial, and/or street with a right-of-way greater than one hundred feet, and Located at the visual,termination of a street shaLL integrate at Least two of the foLLowing features centered on the terminating street centerline. i. Massing eLement with a greater height than adjacent building facades by a minimum of ten (10)feet for a ` minimum of twenty(20)feet Linear feet;or \ ii. Massing element with a minimum of six (6) feet recess or projection from the primary fagade with a minimum of twenty(20) Linear feet and extend from Figure 4.21.Terminating Vista grade to the building height;or iii. Primary building entry and enhanced canopies or awnings;or iv. Color and material,variation from the primary fagade with a minimum oftwenty(20)Linearfeet and extend from grade to the building height;or v. Open space or gathering areas with distinct paving or Landscaping. City of Tustin I CA 46 @ � MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 4.8 WALKWAY OPENINGS If walkway openings through buildings, connecting sidewalk with interior courts and/or open spaces are provided, it must conform to the \ "` following standards: a. For buildings three stories or Less in height, the walkway opening must have at Least ten (10)feet of height clearance \ from ground to ceiling. b. For buildings taLLer than three stories,the height of a covered walkway must be a minimum of twenty(20)feet. c. A pedestrian bridge or private or public common space may / be Located twelve (12) feet or higher above ground LeveL. It i shall be a maximum of fifteen (15)feet wide and be set back / a minimum of three(3)feet from the primary building facade. Q Min.height clearance It shaLL be open to the air or have ninety(90) percent facade Figure 4.22.Walkway Opening with buildings 3 stories or less glazing. © Min.height ofcovered walkway Q Max.width of walkway Q Min.height elevated aboveground Q Min.setback from facade Q Open to air or 90%glazing Figure 4.23.Walkway Opening or Pedestrian Bridge City of Tustin I CA 47 5 * 0 MATERIALS AND DETAILS 5.1 Materials 5.2 Color and Texture 5.3 Doors and Windows � 2024 DRAFT � MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 5.1 MATERIALS ALL materials for new projects and facade remodels shall conform to the foLLowing standards: a. ALL building fagades, including aLLey-facing elevations, shaLL be treated equally with high-quality materials (as defined in Definitions,at the end of this document). b. ALL building fagades shaLL be constructed with durable for materials,such asnaturaLstone,brick,siding,precast concrete, Top and factory-finished metal panels (heavy gauge only), or similar materials that can withstand significant deterioration, tld® decay, or discoloring due to wear or weathering. Materials that are short-lived or insubstantial,such as unfinished wood / for exterior use,shaLL not be permitted. c. Materials and texture variations at building base, middle, and/or top, or with horizontal, massing modulation shaLL be emphasized.Heavier materials such as brick,stone,and wood shaLL be used at the base of the building, corner elements Figure 5.1.Building Materials and exterior architectural,features.Lighter materials such as siding and smooth stucco shaLL be used in the middle and top of the building. d. Changes in material,or color shaLL occur at inside corners of intersecting waLLs or at exterior architectural, features that break up the waLL plane,such as columns. Figure 5.2.Example Material Variation City of Tustin I CA 49 SEPT. 6, 2024 DRAFT MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS e. Material Variation. ALL street-facing fagade(s) of buildings over thirty (30) feet in height shaLL feature a contrasting material finish applied to at Least sixty(60) percent of either the ground Level, or the topmost Level, fagade surface (for example stone veneer versus stucco).This requirement may also be met with an equivalent numerical,balance applied to WINNOW both ground Level,and uppermost Level,facades(for example, half the ground floor and half the upper floor). For the purposes of this requirement,window glazing is considered a contrasting material © Minimum 60percerd Material Variation of 0 Equivalent Material Variation ofGmund Level Topmast Level and Topmost Level f. Expansion Joints. If employed on stucco facades, expansion Figure 5.2.Material Variation joints shaLL reinforce the grid pattern created by fenestration openings by aligning with: i. Window and/or doorjambs,siLLs,and/or headers;or ii. The centerlines of windows and/or doors;or iii. Wall breaks such as recesses and/or soffits created by balcony openings. Figure 5.4.Example Expansion Joint Alignment City of Tustin I CA 50 .SEPT i MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 5.2 COLOR AND TEXTURE ALL new development and faqade remodels that require building permits shaLL comply with the foLLowing design standards: 0 Minimum three material and/or color a. ALL building faqades facing a street or public open space variation. shaLL be articulated for at Least eighty (80) percent of each 0 Minimum two faqade Length.ALL other building faqades shaLL be articulated fenestration type or for at Least sixty (60) percent of each faqade Length. Faqade '-"' ' ' size variation. articulation shaLL be achieved through at Least four(4) of the ` i '�Window details such as foLLowing architectural elements: lx{Quldings.decorative trim;or wood frames. i. Minimum of three(3) material,and/or color variation s' including contrasting accent colors for doors, 0-$alconyor,porches-.1\ awnings,etc.;or • - �, ii. Minimum of two (2) fenestration type and/or size variation;or iii. Window details such as moldings, decorative trim, and wood frames;or iv. Balconies and/or porches;or v. Decorative light fixtures;or Figure 5.5.Color and Texture vi. Decorative attic/gable vent;or vii. Decorative moldings and/or cornices;or viii.TreLLis and/or arbor structures. City of Tustin I CA 51 SEPT. 6, 2024 DRAFT N MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS b. Blank Fagades. A blank fagades is a portion of a fagades R without a window, balcony, ground floor windows, and/or doorways thirty (30) feet in any direction. Where a blank fagades is unavoidable, at Least one of the following design treatments shaLL be used to create visual,interest and increase s pedestrian safety,comfort,and interest: i. Architectural,treatments (such as treLLises, screens, or changes in materials)that cover at least fifty(50) percent of the blank fagades surface. ii. Vertical, Landscaping treatments that cover at Least Figure 5.6.Blank Fa4ades Treatment fifty(50) percent of the blank fagade surface. City of Tustin I CA 52 "`°' 1FT MULTIFAMILY & MIXED-USE IU,IIN OBJECTIVE DESIGN STANDARDS 5.3 DOORS AND WINDOWS a. ALL windows shall be offset at Least twelve(12) inches from any windows in adjacent buildings within twenty (20) Linear feet to avoid direct Line-of-sight. b. ALL windows shaLL either be recessed at Least three(3)inches from the plane of the surrounding exterior waLL or shaLL have a trim or windowsiLL at Least one(1)inch in depth. i. When trim is used,a minimum of one(1)inch by four (4) inch trim is required. ii. With stucco waLLs, a minimum of one (1) inch deep, raised relief around the window is required. iii. With brick,a minimum two(2)inch wide brickmoLd is required around windows. c. ALL windows facing a public street shaLL feature at Least two of the foLLowing treatments: i. Variation in window types and/or sizes;or ii. MoLdings;or iii. Wood frames;or iv. Decorative trim;or v. Shutters. City of Tustin I CA 53 6 * 0 UTILITIES ., SERVICES ., LIGHTING ., AND FENCES 6.1 Mailboxes 6.2 Refuse Storage 6.3 Ground Mounted Utility Equipment 6.4 Rooftop Equipment 6.5 Outdoor Lighting 6.6 Fences � 2024 DRAFT � MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 6.1 MAILBOXES a. Mailboxes shall be Located in a highly visible Location within one block of the residential,units. b. A bench and/or seating area and a trash receptacle shaLL be �y Located adjacent to the mailboxes. c. Mailboxes shall be finished using materials consistent withI the building it serves. 5 i Figure 6.1.Example Mailboxes City of Tustin I CA 55 SEPT +4' ptlNl DRAFT Wi MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 6.2 REFUSE STORAGE a. ALL refuse shall be deposited in refuse containers in the refuse * Ry areas which shaLL be screened on at Least three(3) sides by a rLF,:mr, five-foot(5)fence or block wall and a solid gate not less than uy k five(5)feet in height. - u° n. b. The size of refuse enclosures shaLL be built per the Latest ° Building Code standards and shaLL provide a wiLL-serve Letter from CR&R Environmental,Services. c. Storage areas that are visible from the upper stories or ---- adjacent structures shaLL have an opaque or semi-opaque horizontal, cover/screen to mitigate unsightly views. The Figure 6.2.Example Refuse Storage horizontal screen/cover shaLL be integrated into the enclosure design d. Storage areas shaLL not be closer than twenty(20)feet from doors or operable windows of adjacent structures. e. Storage areas shaLL be conveniently accessible for trash removal,by standard refuse disposal,vehicles. f. Refuse storage enclosures shaLL be Located so that the doors do not interfere or block Landscaping and pedestrian and vehicle circulation when open. Figure 6.3.Example Refuse Storage City of Tustin I CA 56 MULTIFAMILY & MIXED-USE IU,IIN OBJECTIVE DESIGN STANDARDS 6.3 GROUND MOUNTED UTILITY EQUIPMENT a. Utility equipment shall be Located at the rear or sides of buildings. b. The following are defined as utility equipment and shall be screened from view: i i. ELectric and water utility meters and cabinets, ii. Heating/ventilation/cooling equipment, iii. Irrigation and pool,pumps and cabinets, iv. Other mechanical,equipment and cabinets. c. ALL utility equipment shaLL be entirely screened from the public view through at Least one of the following standards: Figure 6.4.Example Utility screening i. Landscaping;or i ii. Minimum three (3)-foot taLL exterior architectural . features that belong to the same architectural, idea and style of the development and utilize the same materials,colors,and lighting fixtures;or iii. Fences that use durable and weather-resistant material,such as block and vinyl.,and are a minimum of four (4) feet in height, and do not interrupt the Line-of-sight of drivers entering or exiting the site. Figure 6.5.Example Utility Screening Chain Link and sLats are not aLLowed. d. No utilities shaLL protrude into the public right-of-way, including the portion dedicated as sidewalk and Located behind the Lot Line. e. ELectricaL transformers shaLL be Located so that access is achieved from the aLLey, where feasibLe. If Located adjacent to a public sidewalk, they shaLL be screened and visuaLLy integrated into the building fagade. City of Tustin I CA 57 SEPT 6 MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 6.4 ROOFTOP EQUIPMENT a. Rooftop elements including roof access, mechanical R' equipment,air conditioning units,and other features needed for the function of the building shall be entirely screened from the public view by meeting the following requirements. Mechanical equipment Less than two (2)feet in height,solar panels, wind generators, or green roof features are exempt from these requirements. i. Roof-mounted equipment and screening of roof- mounted equipment shaLL be stepped back from top of parapet a minimum of ten (10) feet from the parapet or roof edge. Figure 6.6.Example Rooftop Equipment Screening H. Roof-mounted equipment greater in height than the parapet waLL shaLL be screened to a height equal,to the height of the equipment. iii. Screening materials shaLL match the building �, y materials. 4 h yy Figure 6.7.Example Rooftop Equipment Screening City of Tustin I CA 58 N),74 DRAFT ,hi MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 6.5 OUTDOOR LIGHTING ALL projects shall demonstrate compliance with the Tustin Security Ordinance and include a photometrics study demonstrating such. } f AdditionaLLy,the foLLowing standards apply. {10 A r# a. Pedestrian-scaled Lighting shaLL be Located along aLL Q r walkways within the development. Site Lighting may be Located on buildings to iLLuminate site areas not covered by individual,Light standards. b. Outside and parking-Lot Lighting shaLL not exceed 0.1 foot- candLe at residential,Lot Lines. Figure 6.8.Example Pedestrian Lighting I Figure 6.9.Example Outdoor Lighting City of Tustin I CA 59 2024 DRAFT F � i MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 6.6 FENCES a. Walls and fences shall be constructed with durable materials that can withstand significant deterioration, decay, or discoloring due to wear or weathering. Materials that are short-lived or insubstantial, such as unfinished wood, shall _ not be permitted. b. The design of walls and fences, as well as the materials and colors used, shall be consistent with the overall development's design. c. Concrete capstones shall be used on stucco walls to help Figure 6.10.Example Fencing prevent water damage from rainfall and moisture. t g d. ALL wood fences shall be painted to facilitate the quick removal of graffiti. .� �G Figure 6.11.Example Fencing City of Tustin I CA 60 74. 0 DEFINITIONS SEP2024 DRAFT ai MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS 7.1 DEFINITIONS Alley. A public or private way Less than thirty (30)feet in width Building Site.A Lot or parcel of Land,in single orjoint ownership, which affords a secondary. of access to abutting property. (Ord. and occupied or to be occupied by a main building and accessory No. 157,Sec. 11.2) buildings, or by a dweLLing group and its accessory building, Arcade.Aroofed passageway or Lane.A series of arches supported together with such open spaces as are required by the terms of by columns, piers, or piLLars, either freestanding or attached to a this Chapter and having its principal,frontage on a street, road, waLL to form a gaLLery. highway or waterway.(Ord.No. 157.Sec. 11.10) Articulation. The process of stepping and recessing external, Cladding.Building cladding isthe application of one material,over waLLs of a building in plan and in section.This process essentiaLLy another to add an extra skin or Layer to the building.Commonly creates more corners and edges to a building,which reduces the used exterior waLL cladding materials include brick,vinyl.,wood, potential,for the presentation of Large expanses of blank waLLs. stone,fiber cements, metal,concrete,and stucco. Awning.An architectural,fabric or metal,projection that provides Clerestory Windows. Vertical, windows placed high on a waLL, weather protection,building identity,or decoration,and is whoLLy often above eye LeveL. supported by the building to which it is attached. An awning Commercial Use. A non-residential use such as retail, service, consists of a Lightweight frame structure over which a cover is automotive, medical,food service,hospitality,and office uses. attached. Corner Element. A distinct architectural, treatment, expressed Block. ALL property fronting upon one side of a street between through a change in form, mass, decoration, or any combination intersecting and intercepting streets, or between a street and a thereof,Located on the corner of a building. railroad right-of-way,waterway,dead end street or city boundary. Cornice.A horizontal,moulding projecting along the top of a waLL, An intercepting street shaLL determine only the boundary of the building,etc. block on the side of a street which it intercepts. (Ord. No. 157, Sec. 11.5) Corrugated Panels. Panels shaped into folds of paraLLeL and alternating ridges and vaLLeys, either to provide additional, Building. Any structure having a roof supported by columns or strength,or to vary the surface pattern. by waLLs and designed for the shelter or housing of any person, animal,or chatteL.(Ord.No. 157,Sec. 11.7) Courtyard. An extent of open ground partiaLLy or compLeteLy enclosed by waLLs or buildings. Bay.Any division of a building between vertical,Lines or planes. Curb Cut. The elimination of a street curb to enable increased Board and Batten.A form of sheathing for wood frame buildings access to crosswalks/sidewalks,entry driveways or parking Lots. consisting of wide boards,usuaLLy placed verticaLLy,whose joints are covered by narrow strips of wood over joints or cracks. Detail. An element of a building such as trim, moldings, other ornamentation or decorative features. Building Mass (Massing). Mass refers to the general,shape and form as weLL as size of a building. Dome. A rounded roof or vault, usuaLLy built in the form of a hemisphere. City of Tustin I CA 62 SEP2024 DRAFT ai MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS Dormer. A structure projecting from a sloping roof, usually Frontage or Fronting.The portion of a parcel which abuts a street housing a vertical window in a small gable or a ventilating louver. right-of-way.(Ord.No. 1429,Sec.11.70,5-21-13) Driveway. A paved area of a lot located between the public Focal Point. A building, object, or natural element in a street- right-of-way and the garage, carport, or required parking space scene that stands out and serves as a point of focus,catching and designed and intended as an access way between a private or holding the viewer's attention. public road and the garage, carport, or required parking space. Gable Roof. A roof having a gable at one or both ends; a roof (Ord.No. 1240,Sec.2,8-6-01) sloping downward in two opposite directions from a central Driveway, Primary. A driveway providing both ingress and ridge,forming a gable at each end. egress from a property. Garage. A detached, accessory building, or a portion of a main Driveway, Secondary. A driveway providing either ingress or building on the same lot as a dwelling, used primarily for the egress from a property. housing of vehicles of the occupant of the dwelling, having a Dwelling. A building or portion thereof designed for residential roof,and enclosed on at leastthree(3)sides,with the fourth side use. (Ord. No. 157, Sec. 11.15; Ord. No. 1225,Sec. IV, 1-17-00; being a lockable door,with not less than ten feet by twenty feet Ord.No. 1429,Sec.11.70,5-21-13) (10' x 20') clear and unobstructed inside dimensions, and which shall be permanently maintained as a parking accommodation. Eave.The projecting lower edge of a roof. (Ord.No.733,Sec.7) Elevation. An orthographic view of the vertical features of a Glass Blocks. Thick blocks of glass,typically hollow, used as a building(front,rear,side,interior elevation). building material. Exterior Architectural Feature. The architectural elements Glass,Opaque.Glass that blocks the passage of light. embodying style, design, general arrangement and components of all of the outer surfaces of an improvement,including, but not Hardscape. The non-living, structural elements of a landscape, Limited to, the kind, color and texture of the building materials such as patios,walkways,driveways,and decks. and the type and style of all windows, doors, lights, signs and High-Quality Materials.Treated wood,stone,brick,stucco,fiber other fixtures appurtenant to such improvement. (Ord. No. 1001, cement or other cementitious material, or composite wood or Sec.3,6-20-88) stone,with no unfinished edges. Facade. The entire exterior side of a building; especially the Hipped Roof.A roof that slopes upward from all four sides of a architectural front,sometimes distinguished from the other sides building,requiring a hip rafter at each corner. by elaboration of architectural or ornamental details. Human-Scale. Architectural Features and elements that are the Faux.A simulation or false representation of something else,as size of human beings or smaller and are accessible to human in faux wood or stone. beings: such as doorways, windows, door handles, and other Fenestration.The stylistic arrangement of windows in a building. details. City of Tustin I CA 63 SEP2024 DRAFT ai MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS Lot Line. A line separating the frontage from a street; the side Pedestrian Paseos. Landscaped passageways that serve as from a street or adjoining property; the rear from an alley or midbLock crossings and may additionally provide access to street,or adjoining property.(Ord.No. 157,Sec. 11.31) interior courtyards. Maintenance.The work of keeping something in proper condition; Roof Plane.The surface of the roof.It could be flat,pitched,or on upkeep. an angle. It is also called the field of the roof. Mixed-Use. A project allows for horizontal and/or vertical Rooflines.Various forms to a roof,such as pitch, ridge, hip, etc., combination of residential and nonresidential buildings in a given often at different angles. area. Setback. The recessing of the upper part of the fagade due to Modulation, Major. An articulation which extends from the the smaller area of the upper floors,or the distance a building is ground level to roofline of a building. recessed from the lot line, curb of the street, or the edge of the Modulation, Minor.An articulation which does not extend from sidewalk. the ground level to the roofline. Shade Trees.A twenty-four(24) inch box tree or larger. Mullion.A dividing piece between the lights of windows,usually Shingle. A small thin piece of building material often with one taking on the characteristics of the style of the building. end thicker than the other for laying in overlapping rows as a Muntin.A secondary framing member to hold panes in a window, covering for the roof or sides of a building. window wall, or glazed door; an intermediate vertical member Shutter. Each of a pair of hinged panels, often louvered, fixed that divides panels of a door. inside or outside a window that can be closed for security or Outdoor Activity Area.An area(not including primary circulation privacy or to keep out light. space), located outside of a building or in a courtyard that is Sidewalk.A paved walkway along the side of a street. provided for the use or convenience of patrons of a commercial Sill.The horizontal exterior member at the bottom of a window establishment, including but not limited to, sitting, eating, or door opening, usually sloped away from the bottom of the drinking,dancing and food service activities. window or door for drainage of water and overhanging the wall Outdoor Dining.The extension ofservices ofan existing restaurant below. or eating/drinking establishment to be provided at tables placed Softscape.The living elements of a Landscape, primarily plants, on the public sidewalk or private common area adjacent to and such as trees,shrubs,flowers,grass,groundcover,and mulch. within the confines of any frontage of that portion of the building that the restaurant use is situated. Spire.A tall,pointed structure on top of a building. Parapet.A retaining wall at the edge of a roof,porch,or terrace. Street. A public thoroughfare accepted by the City of Tustin, which affords principal.of access to abutting property,including Parking.To put or Leave(a vehicle)for a time in a certain Location. avenue,place,way,drive,Lane,boulevard,highway,road and any City of Tustin I CA 64 SEPT. 6, 2024 DRAFT MULTIFAMILY & MIXED-USE OBJECTIVE DESIGN STANDARDS other thoroughfare except an alley as defined herein. (Ord. No. 157,Sec.11.44) Structure. Anything constructed or erected, the use of which requires Location on or in the ground,or attachmentto something having Location on the ground, excluding in-ground and above- ground swimming pools,driveways,flatworkfor paved,uncovered patios or surface parking spaces. (Ord.No. 157,Sec. 11.46:Ord. No. 1524,Sec.65,8-16-22) Structural Alterations. Any change in the supporting members of a structure,such as bearing waLLs,columns, beams or girders. (Ord.No. 157,Sec. 11.47) Terminating vista. In urban design, a terminating vista is a building or monumentthat stands atthe end or in the middle of a road,so that when one is Looking up the street. Unit.Any building designed or used for the shelter or housing of one (1) or more persons,and shaLL include apartments.(Ord.No. 790,Sec.4,2-20-79) Yard. An open space other than a court on the same Lot with a building,which open space is unoccupied and unobstructed from the ground upward, except as otherwise permitted in Section 9271.(Ord.No. 157,Sec. 11.51) City of Tustin I CA 65