Loading...
HomeMy WebLinkAbout11 CODE AMENDMENT 2024-0007 RESIDENTIAL OBJECTIVE DESIGNDocusign Envelope ID: 783D7024-27D3-4446-8EF6-DAE31 E21 DA51 AGENDA REPORT MEETING DATE: APRIL 1, 2025 TO: ALDO E. SCHINDLER, CITY MANAGER Agenda Item 11 Initial Reviewed: City Manager Finance Director N/A FROM: JUSTINA L. WILLKOM, COMMUNITY AND ECONOMIC DEVELOPMENT DIRECTOR SUBJECT: CODE AMENDMENT 2024-0007: RESIDENTIAL OBJECTIVE DESIGN STANDARDS SUMMARY: The Community and Economic Development Department has prepared Objective Design Standards for multi -family and mixed -use residential projects. Objective Design Standards are prescriptive regulations that are intended to shape the design of residential development projects. The creation and adoption of Objective Design Standards implements Program 1.2a of the Housing Element Implementation Program and aligns with recent State laws that require cities to approve certain affordable housing projects without discretionary review. Objective Design Standards also provide housing projects an opportunity for a streamlined review process. From July to October 2024, City staff and the City's consultant, Placeworks Inc., developed draft Objective Design Standards, held stakeholder and Planning Commission workshops to discuss such standards, and worked to solicit feedback from local developers. On February 25, 2025, the Planning Commission reviewed the Final Draft Objective Design Standards and recommended City Council approval. RECOMMENDATION: That the City Council: Have first reading by title only of Ordinance 1562, amending sections of Article 9 (Land Use) Chapter 2 (Zoning) of the Tustin City Code establishing Residential Objective Design Standards and set the second reading for the next available meeting. 2. Adopt City Council Resolution 25-03, approving the Objective Design Standards, to establish clear, measurable criteria for the design of qualifying residential developments. Docusign Envelope ID: 6E450A6B-9C20-45E6-BOCF-C15CC8596C42 AGENDA REPORT MEETING DATE: APRIL 1, 2025 TO: ALDO E. SCHINDLER, CITY MANAGER Agenda Item Reviewed: City Manager Finance Director FROM: JUSTINA L. WILLKOM, COMMUNITY AND ECONOMIC DEVELOPMENT DIRECTOR SUBJECT: CODE AMENDMENT 2024-0007: RESIDENTIAL OBJECTIVE DESIGN STANDARDS SUMMARY: The Community and Economic Development Department has prepared Objective Design Standards for multi -family and mixed -use residential projects. Objective Design Standards are prescriptive regulations that are intended to shape the design of residential development projects. The creation and adoption of Objective Design Standards implements Program 1.2a of the Housing Element Implementation Program and aligns with recent State laws that require cities to approve certain affordable housing projects without discretionary review. Objective Design Standards also provide housing projects an opportunity for a streamlined review process. From July to October 2024, City staff and the City's consultant, Placeworks Inc., developed draft Objective Design Standards, held stakeholder and Planning Commission workshops to discuss such standards, and worked to solicit feedback from local developers. On February 25, 2025, the Planning Commission reviewed the Final Draft Objective Design Standards and recommended City Council approval. RECOMMENDATION: That the City Council: Have first reading by title only of Ordinance 1562, amending sections of Article 9 (Land Use) Chapter 2 (Zoning) of the Tustin City Code establishing Residential Objective Design Standards and set the second reading for the next available meeting. 2. Adopt City Council Resolution 25-03, approving the Objective Design Standards, to establish clear, measurable criteria for the design of qualifying residential developments. 11 N/A Docusign Envelope ID: 6E45OA6B-9C20-45E6-BOCF-C15CC8596C42 City Council Agenda Report April 1, 2025 CA 2024-0007, Proposed Objective Design Standards (ODS) Page 2 FISCAL IMPACT: There is no fiscal impact associated with this item. CORRELATION TO THE STRATEGIC PLAN: Adoption and implementation of Objective Design Standards aligns with Goal E, Organizational Excellence and Customer Service, which envisions the City as "a high performance organization, with effective customer service provided by a professional workforce." Specifically, Strategy 3 of Goal E states that the City shall "conduct a review of the development approval process to identify streamlining opportunities and implement a plan of improvement." BACKGROUND AND DISCUSSION: Overview Due to the low production of affordable housing over the last few decades, the State has adopted laws that now prohibit cities from applying discretionary review to certain types of housing projects. Consequently, cities are now crafting very clear and detailed design standards ("objective design standards") that ensure ministerially reviewed housing developments will comply with the community's design expectations and overall vision. These objective design standards (ODS) establish minimum expectations for the appearance and site layout of new developments, and cover topics such as site planning, open space, massing and scale, materials, and more (Attachment 5). Since June 2024 City staff and the City's consultant, Placeworks Inc., have worked to prepare ODS to address recent changes in State law. Specifically, the City has prepared the proposed ODS with the intention of: • Complying with recent State housing legislation that requires the City to ministerially process certain housing projects ("qualifying housing projects"). • Establishing an objective framework by which qualifying housing projects will be evaluated. • Implementing a streamlined review process for qualifying housing projects. • Ensuring that qualifying housing projects align with the City's design expectations and reflect the City's unique character. • Providing a set of clear criteria to guide all residential development within the City. • Address Housing Element Implementation Program 1.2a, to replace subjective design criteria with objective design standards. While the proposed ODS have been prepared to ensure clear guidance regarding architectural and site design, they do not define the style of buildings within residential neighborhoods, such as Old Town, Red Hill Avenue, Tustin Legacy, East Tustin, etc. The proposed ODS are an initial step in developing comprehensive ODS regulations and the City will follow up with evaluation of specific neighborhoods to ensure future housing projects complement the specific neighborhoods in which they are constructed. Docusign Envelope ID: 6E45OA6B-9C20-45E6-BOCF-C15CC8596C42 City Council Agenda Report April 1, 2025 CA 2024-0007, Proposed Objective Design Standards (ODS) Page 3 Compliance with the Housing Element The City of Tustin's adopted 2021-2029 Housing Element was certified by the California Department of Housing and Community Development (HCD) in October 2022. The Housing Element contains Implementation Programs that establish actions the City must take to address its housing needs and achieve the Housing Element's goals during the planning period. Implementation Program 1.2a specifically states that the City's Zoning Code will be amended to replace subjective design guidance with objective design standards, in order to streamline the development of high -quality residential development. The adoption of the proposed ODS is responsive to this implementation program. State Laws While ODS regulations can benefit the City by streamlining review times and providing developers clarity on design expectations, the principal reason for adopting ODS is to ensure the City maintains regulatory authority on projects that State law exempts from discretionary review. Below are a few of the state housing laws that preclude cities from imposing subjective standards and discretionary review. This list provides a legal context within which the proposed ODS would apply. SB 35 (Affordable Housing Streamlined Approval Process, 2017) SB 35 allows for a streamlined, ministerial approval process for residential developments in cities that have not met their state -mandated housing goals (RHNA). Development projects eligible for ministerial approval under SB 35 must include a minimum level of affordable housing, be located on an infill site, and comply with general plan and zoning provisions. Because SB 35 removes discretionary review and CEQA requirements, local jurisdictions can only use ODS to ensure SB 35 qualifying projects meet the City's design expectations. SB 167 (Housing Accountability Act Amendment, 2017) SB 167 strengthens the Housing Accountability Act (HAA) to prevent jurisdictions from unfairly denying housing projects that comply with existing laws. It clarifies the definition of "objective standards" and increases the legal burden on cities that attempt to reject or downscale projects. This ensures that only regulations in place at the time of a complete application can be enforced, reinforcing the role of ODS in housing approvals. SB 330 (Housing Crisis Act, 2019) SB 330 streamlines housing development by limiting local agencies' ability to downzone land, impose housing moratoriums, or enforce non-objective design criteria. It allows developers to submit preliminary applications that "lock in" zoning rules, fees, and development standards at the time of application, preventing new restrictions from being imposed mid -process. Additionally, it prohibits cities from disapproving housing projects that comply with ODS, except under narrowly defined circumstances. Most provisions of SB 330 expire in 2030, unless extended. Docusign Envelope ID: 6E45OA6B-9C20-45E6-BOCF-C15CC8596C42 City Council Agenda Report April 1, 2025 CA 2024-0007, Proposed Objective Design Standards (ODS) Page 4 AB 2011 (Housing and High Roads Job Act, 2022) AB 2011 establishes a ministerial, CEQA-exempt approval process for multi -family housing developments on commercially zoned land. Projects must meet affordability thresholds (either 100% affordable or at least 15% below -market -rate units in designated commercial corridors) and comply with prevailing wage labor requirements. The law prioritizes underutilized commercial sites for housing production and requires compliance with ODS for approval. AB 2011 is set to sunset in 2033. ODS Development Timeline In June 2024, the City contracted with PlaceWorks Inc. to aid in the creation of citywide ODS. An initial Planning Commission workshop was held on July 23, 2024, to introduce the "what, why and how" of ODS, and to obtain initial feedback from the Commission. On September 10, 2024, staff released an initial draft of the ODS for public comment. Staff also hosted an informal meeting with local developers to receive their feedback and guidance. Written comments were received from residents, internal City staff, and local developers. At the October 22, 2024 Planning Commission meeting, PlaceWorks presented an overview of the initial draft ODS and stakeholder feedback received. The workshop was intended to solicit comments from the Commission and members of the public. Subsequent to the October Planning Commission meeting staff evaluated the comments received from the public, local developers and the Planning Commission, and revised the draft ODS accordingly. Revisions incorporated into the final draft ODS included, but were not limited to, the following: • Establish the ODS being "optional", such that qualifying housing projects can choose to not comply with the regulations and instead process their proposal through the City's traditional discretionary review process. • Height modulation standards were clarified to allow greater flexibility while maintaining compatibility with adjacent properties, particularly near sensitive uses. • Private open space standards were adjusted to reduce patio (if provided) minimum areas from 150 square feet to 100 square feet, addressing developer concerns about feasibility. • Vehicular access standards were revised to allow greater flexibility for driveways, while pedestrian connectivity standards were enhanced to prioritize safety and functionality. • Removing the requirement that, when residential buildings are proposed facing each other, windows on one building need to be offset from windows on the adjacent building to ensure privacy. This was eliminated due to its impractical application, such as when buildings are not parallel, or when buildings have large windows, among other factors. These revisions reflect a balanced approach, incorporating developer feedback while maintaining Tustin's commitment to high -quality urban design. Docusign Envelope ID: 6E45OA6B-9C20-45E6-BOCF-C15CC8596C42 City Council Agenda Report April 1, 2025 CA 2024-0007, Proposed Objective Design Standards (ODS) Page 5 On February 25, 2025, the Planning Commission was presented with the Final Draft ODS and recommended approval of them, as amended by staff, to the City Council. ENVIRONMENTAL ANALYSIS: The proposed amendments to the TCC (CA 2024-0007) are exempt from CEQA under Section 15061(b)(3), because it can be seen with certainty that there is no possibility the proposed amendments may have a significant effect on the environment. CONCLUSION: The proposed ODS align Tustin's housing development process with State mandates and enforces quality architectural and site design concepts that contribute to the development of a healthy and safe community. By establishing clear, objective criteria, the ODS will facilitate a streamlined, predictable review process for multifamily and mixed -use projects, and ensure quality design that meets community expectations. The proposed ODS represents a fine- tuned set of standards that is responsive to feedback from the public, development community, and the Planning Commission. The Planning Commission recommends that the City Council adopt City Council Resolution No. 25-03 and Ordinance No. 1562, approving the ODS regulations and amending the TCC to apply ODS by reference. Prepared by: ESigned by: ayw�e-n 6W, E48A67E1967540F... For: Jorge Maldonado, Senior Planner For Approved by: E Signed by: ayw�e-n 5avvw, E48A67E1967540F... Jay Eastman, Assistant Director - Planning Signed by: (Ju d . In';Q e _041. ED45DA2623B54A5... Justina L. Willkom Community and Economic Development Director Docusign Envelope ID: 6E45OA6B-9C20-45E6-BOCF-C15CC8596C42 City Council Agenda Report April 1, 2025 CA 2024-0007, Proposed Objective Design Standards (ODS) Page 6 Attachments: 1. Planning Commission Resolution No. 4517 2. Planning Commission Resolution No. 4518 3. Ordinance No. 1562 4. City Council Resolution No. 25-03 Exhibit A - Objective Design Standards Manual Docusign Envelope ID: C26D7666-12D1-417F-AC58-7838A6C617E9 ATTACHMENT 1 RESOLUTION NO. 4517 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT ORDINANCE NO. 1562, AMENDING TUSTIN CITY CODE ARTICLE 9 (LAND USE) CHAPTER 2 (ZONING) TO ENABLE THE ADOPTION OF OBJECTIVE DESIGN STANDARDS FOR MULTIFAMILY AND MIXED -USE RESIDENTIAL PROJECTS (CODE AMENDMENT (CA) 2024- 0007) The Planning Commission of the City of Tustin does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That on July 23, 2024, the Planning Commission conducted a workshop introducing the Objective Design Standards (ODS) for multifamily and mixed -use residential projects, in furtherance of Program 1.2a of the Housing Element Implementation Program, and soliciting initial public and Planning Commission feedback. B. That on September 10, 2024, the City released a draft ODS manual for public comment, and subsequently held a second workshop on October 22, 2024, to present the draft to the Planning Commission and gather further input. C. That staff, with the assistance of PlaceWorks, Inc., has prepared a final draft of the proposed ODS incorporating feedback from the public, developer stakeholders, and the Planning Commission. D. That Code Amendment (CA) 2024-0007 (Ordinance No. 1562) proposes to amend Article 9 (Land Use) Chapter 2 (Zoning) of the Tustin City Code (TCC) to: i. Enable the City Council to establish and, as needed, update the ODS for multifamily and mixed -use residential projects via resolution; and ii. Clarify provisions allowing variable building heights for qualifying projects using the ODS wherein portions of a structure can exceed the maximum height stated in the TCC if other portions of the structure are lowered proportionately. Docusign Envelope ID: C26D7666-12D1-417F-AC58-7838A6C617E9 PC Resolution No. 4517 February 25, 2025 Page 2 E. That a separate City Council action (Resolution No. 25-03) is concurrently proposed to establish the ODS, contingent on the adoption of Ordinance No. 1562. F. That the proposed amendments comply with the Tustin General Plan in that they comply with the following goal and policy: Housing Element Goal 1: Adequate Housing Supply. Program 1.2a: Amend Zoning Code to remove subjective design guidance in TCC 9272 (Design Review) and adopt objective design standards to ensure that the City can provide clear guidance on design to streamline the development of high -quality residential development; ensuring the provision of adequate private open space, parking, and use of city's private streets standards consistent with State law (SB 35). G. The Planning Commission finds that the proposed Code Amendment is not subject to the California Environmental Quality Act ("CEQA"; Cal. Pub. Resources Code Section 21000 et seq.) pursuant to Section 15061(b)(3) of the State CEQA Guidelines (Cal. Code of Regs., title 14, Section 15000 et seq.) because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. The Planning Commission hereby recommends that the City Council adopt Ordinance No. 1562 attached hereto as Exhibit A, amending various sections of Article 9 (Land Use) Chapter 2 (Zoning) of the TCC, to enable the adoption of ODS for multifamily and mixed -use residential projects via City Council resolution. Docusign Envelope ID: C26D7666-12D1-417F-AC58-7838A6C617E9 PC Resolution No. 4517 February 25, 2025 Page 3 PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 25t" day of February 2025. Signed by: D146F2601EF34A4. ERIC HIGUCHI Signed by: ��� Chairperson C ED45DA2623B54A5... JUSTINA L. WILLKOM Planning Commission Secretary APPROVED AS TO FORM: EvASigned wby- au A 343ADCC695E9469... MICHAEL DAUDT Assistant City Attorney Docusign Envelope ID: C26D7666-12D1-417F-AC58-7838A6C617E9 PC Resolution No. 4517 February 25, 2025 Page 4 STATE OF CALIFORNIA COUNTY OF ORANGE CITY OF TUSTIN I, JUSTINA L. WILLKOM, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 4517 duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 25t" day of February 2025. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: Signed by: . In'v�e 041. (Ju d ED45DA2623B54A5... JUSTINA L. WILLKOM Planning Commission Secretary Douthit, Higuchi, Kozak, Mason, Mello (5) Docusign Envelope ID: C26D7666-12D1-417F-AC58-7838A6C617E9 ATTACHMENT 2 RESOLUTION NO. 4518 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT THE OBJECTIVE DESIGN STANDARDS FOR MULTIFAMILY AND MIXED -USE RESIDENTIAL PROJECTS The Planning Commission of the City of Tustin does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That on July 23, 2024, the Planning Commission conducted a workshop introducing the Objective Design Standards (ODS) for multifamily and mixed -use residential projects, in furtherance of Program 1.2a of the Housing Element Implementation Program, and soliciting initial public and the Planning Commission feedback. B. That on September 10, 2024, the City released a draft ODS manual for public comment, and subsequently held a second workshop on October 22, 2024, to present the draft to the Planning Commission and gather further input. C. That staff, with the assistance of PlaceWorks, Inc., has prepared a final draft of the proposed ODS incorporating feedback from the public, developer stakeholders, and the Planning Commission. D. That CA 2024-0007 (Ordinance No. 1562), which is being considered concurrently, enables the establishment of the ODS for multifamily and mixed -use residential projects via City Council resolution. E. The adoption of City Council Resolution No. 25-03 will formally adopt the ODS manual as proposed, which will streamline the review process for qualifying housing projects while adhering to the community's high standards for architectural and site design. F. That the proposed ODS comply with the Tustin General Plan in that they comply with the following goal and policy: Housing Element Goal 1: Adequate Housing Supply. Program 1.2a: Amend Zoning Code to remove subjective design guidance in TCC 9272 (Design Review) and adopt objective design standards to ensure that the City can provide clear guidance on design to streamline the Docusign Envelope ID: C26D7666-12D1-417F-AC58-7838A6C617E9 PC Resolution No. 4518 February 25, 2025 Page 2 development of high -quality residential development; ensuring the provision of adequate private open space, parking, and use of city's private streets standards consistent with State law (SB 35). G. The Planning Commission finds that the proposed City Council Resolution No. 25-03 is not subject to the California Environmental Quality Act ("CEQX; Cal. Pub. Resources Code Section 21000 et seq.) pursuant to Section 15061(b)(3) of the State CEQA Guidelines (Cal. Code of Regs., title 14, Section 15000 et seq.) because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. The Planning Commission hereby recommends that the City Council adopt City Council Resolution No. 25-03, attached hereto as Exhibit A, to adopt the ODS for multifamily and mixed -use residential projects as proposed. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission held on the 25'h day of February 2025. Signed by: _ D148F2601EF34A4... ERIC HIGUCHI Signed by. Chairperson C ED45DA2623B54A5... JUSTINA L. WILLKOM Planning Commission Secretary APPROVED AS TO FORM: �ASig'n'Iedwby- /A Y V Ul (�l� Vauk 343ADCC695E9469... MICHAEL DAUDT Assistant City Attorney Docusign Envelope ID: C26D7666-12D1-417F-AC58-7838A6C617E9 PC Resolution No. 4518 February 25, 2025 Page 3 STATE OF CALIFORNIA COUNTY OF ORANGE CITY OF TUSTIN I, JUSTINA L. WILLKOM, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 4518 duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 25t" day of February 2025. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: Signed by: u i h a d— 00,Q,J & ,, E�45�A2623E54A5.- JUSTINA L. WILLKOM Planning Commission Secretary Douthit, Higuchi, Kozak, Mason, Mello (5) ATTACHMENT 3 ORDINANCE NO. 1562 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, AMENDING VARIOUS SECTIONS OF TUSTIN CITY CODE ARTICLE NINE (LAND USE) CHAPTER 2 (ZONING) TO ESTABLISH THE OBJECTIVE DESIGN STANDARDS FOR MULTIFAMILY AND MIXED -USE RESIDENTIAL PROJECTS (CODE AMENDMENT (CA) 2024- 0007) The City Council of the City of Tustin does hereby ordain as follows: SECTION 1. The City Council finds and determines as follows: A. That on July 23, 2024, the Planning Commission conducted a workshop introducing the Objective Design Standards (ODS) for multifamily and mixed - used residential projects, in furtherance of Program 1.2a of the Housing Element Implementation Program, and solicited initial public and the Planning Commission feedback. B. That on September 10, 2024, the City released a draft ODS document for public comment, and subsequently held a second workshop on October 22, 2024, to present the draft and father additional input from the Planning Commission. C. That staff, with the assistance of PlaceWorks, Inc., has prepared a final draft of the proposed ODS incorporating feedback from the public, stakeholders, and the Planning Commission. D. That Code Amendment (CA) 2024-0007 (Ordinance No. 1562) proposes to amend Article 9 (Land Use) Chapter 2 (Zoning) of the Tustin City Code (TCC) to: Enable the City Council to establish and, as needed, update the ODS for multifamily and mixed -use residential projects via resolution, and ii. Clarify provisions allowing variable building heights for qualifying projects using ODS wherein portions of a structure can exceed the maximum height stated in the TCC if other portions of the structure are lowered proportionately. E. That the proposed amendments comply with the Tustin General Plan in that they comply with the following goal and policy: Housing Element Goal 1: Adequate Housing Supply. Program 1.2a: Amend Zoning Code to remove subjective design guidance in TCC 9272 (Design Review) and adopt objective design standards to ensure that the City can provide clear guidance on design Docusign Envelope ID: 1088AC08-EB61-43C3-9B92-8D7373928238 Ordinance No. 1562 Page 2 to streamline the development of high quality residential development; ensuring the provision of adequate private open space, parking, and use of city's private streets standards consistent with State law (SB 35). F. That on February 25, 2025, the Planning Commission adopted Resolution No. 4517, and recommended that the City Council adopt Ordinance No. 1562, approving CA 2024-0007. G. That on April 1, 2025, a public hearing was duly noticed, called, and held by the City Council on CA 2024-0007. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS: SECTION 2. Section 9272 (Design Review) of Part 7 of Chapter 2 of Article 9 of the TCC is hereby amended to read as follows (new text underlined): (a) Review Required (5) Applicants may apply the Objective Desiqn Standards (ODS) to qualifying projects in lieu of the Design Review process, subject to the ODS approved by City Council resolution in effect at the time of application. Qualifying projects include Housing Development Projects as defined in Government Code 65589.5(h)(2) for which State law requires review for compliance using only objective standards. The design and architectural elements of such projects shall be reviewed ministerially for compliance with the ODS. However, projects shall still be required to undergo a public hearing if necessary for the Drocessina of a concurrent entitlement. In such cases. onlv the architectural review portion shall be processed ministerially. (i) Applicants may voluntarily opt out of using the ODS for a project, including those projects that qualify under State law for objective review; however, the project will then proceed under the City's standard Design Review process as outlined in this section, which removes the project from the provisions of the Housing Accountability Act. Docusign Envelope ID: 1088AC08-EB61-43C3-9B92-8D7373928238 Ordinance No. 1562 Page 3 SECTION 3. Table 1 of Section 9220 (Residential Site Development Standards) of Part 2 of Chapter 2 of Article 9 of the TCC is hereby amended to read as follows (new text underlined): Table 1: Primary Residential Uses Corner Minimum Lot Interior Minimum Lot Building Front Side Rear Yard Zoning Area/Per Lot Width Coverage Height M Yard (1> Side Yard Yard (1> Family Unit (1) (1) (1) If front onto secondary or primary highway refer to Section 9271 u. (2) If development is located within the Cultural Resources District (CR), refer to Section 9252j for additional standards. (3) Variable buildina heiahts exceedina the maximum heiaht of the zone are allowed for qualifying projects using the Objective Design Standards (ODS), provided that other portions of the development are proportionally lowered to mitigate visual and structural impacts. Such modifications shall be subject to approval by the Communitv Development Director based on consistencv with the General Plan. SECTION 4. Effective Date. This Ordinance shall take effect on the 31st day after its adoption. The City Clerk or their duly appointed deputy shall certify to adoption of the Ordinance and cause this Ordinance to be published as required by law. SECTION 5. CEQA Exemption. The City Council finds that the proposed Ordinance is not subject to the California Environmental Quality Act ("CEQA"; Cal. Pub. Resources Code Section 21000 et seq.) pursuant to Section 15061(b)(3) of the State CEQA Guidelines (Cal. Code of Regs., Title 14, Section 15000 et seq.) because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. SECTION 6. Severability. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held out to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council of the City of Tustin hereby declares that it would have adopted this Ordinance and each section, subsection, clause, phrase or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. Docusign Envelope ID: 1088AC08-EB61-43C3-9B92-8D7373928238 Ordinance No. 1562 Page 4 PASSED AND ADOPTED, at a regular meeting of the City Council for the City of Tustin on this day of )2025. AUSTIN LUMBARD, MAYOR ATTEST: ERICA N. YASUDA, CITY CLERK APPROVED AS TO FORM: DocuSigned by: D iycE K'ENDIG, City Attorney Docusign Envelope ID: 1088AC08-EB61-43C3-9B92-8D7373928238 Ordinance No. 1562 Page 5 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF TUSTIN ) CERTIFICATION FOR ORDINANCE NO. 1562 Erica N. Yasuda, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Ordinance No. 1562 was duly passed, and adopted at a regular meeting of the Tustin City Council held on the day of , 2025, by the following vote: COUNCILPERSONS AYES: COUNCILPERSONS NOES: COUNCILPERSONS ABSTAINED: COUNCILPERSONS ABSENT: Erica N. Yasuda, City Clerk ATTACHMENT 4 CITY COUNCIL RESOLUTION NO. 25-03 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, ADOPTING THE OBJECTIVE DESIGN STANDARDS MANUAL TO ESTABLISH CLEAR AND MEASURABLE CRITERIA FOR THE DESIGN OF MULTIFAMILY AND MIXED -USE RESIDENTIAL PROJECTS WHEREAS, the City of Tustin's Housing Element for 2021-2029, certified by the California Department of Housing and Community Development (HCD) in October 2022, identifies housing needs, sets goals, and establishes policies to expand housing opportunities and maintain the City's unique character; and WHEREAS, Program 1.2a of the Housing Element Implementation Program commits the City to amending the Zoning Code to remove subjective design guidance and adopt Objective Design Standards (ODS) to provide clear and measurable criteria for architectural and site design, thereby streamlining the review process for high -quality residential development; and WHEREAS, the City has developed an ODS manual with assistance from PlaceWorks, Inc., to provide detailed, objective criteria covering aspects of design such as site planning, open space, building mass and scale, materials, and more; and WHEREAS, the Planning Commission held a workshop on July 23, 2024, to introduce the concept of ODS and solicit public and stakeholder input, and subsequently held a second workshop on October 22, 2024, to review and refine the draft ODS manual; and WHEREAS, the Planning Commission reviewed the final draft ODS manual and adopted Resolution No. 4518 on February 25, 2025, recommending that the City Council formally adopt the ODS manual; and WHEREAS, the City Council reviewed the final draft ODS manual and adopted Resolution No. 25-03 on April 1, 2025, adopting the ODS manual WHEREAS, Ordinance No. 1562, adopted concurrently, enables the establishment of the ODS via City Council resolution, ensuring consistency with State housing laws such as SB 35 and the Housing Accountability Act (Government Code §65589.5); and WHEREAS, the adoption of the ODS manual ensures compliance with the Housing Element and General Plan, specifically Housing Element Goal 1 (Adequate Housing Supply), Program 1.2a, and Docusign Envelope ID: 1088AC08-EB61-43C3-9B92-8D7373928238 CC Reso No. 25-03 Page 2 WHEREAS, the adoption of the ODS manual is exempt from the California Environmental Quality Act ("CEQA"; Cal. Pub. Resources Code Section 21000 et seq.) pursuant to Section 15061(b)(3) of the State CEQA Guidelines (Cal. Code of Regs., Title 14, Section 15000 et seq.) because it can be seen with certainty that there is no possibility the activity in question may have a significant effect on the environment. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, DOES RESOLVE AS FOLLOWS: 1. The City Council hereby adopts the Objective Design Standards (ODS) manual, attached hereto as Exhibit A and incorporated herein by reference, to establish clear and measurable criteria for the design of multi -family and mixed -use residential projects. 2. The City Manager, or their designee, is directed to take all necessary steps to implement the ODS manual, ensuring its integration into the City's development processes. 3. This Resolution shall become effective upon the effective date of Ordinance No. 1562. PASSED AND ADOPTED, at a regular meeting of the City Council for the City of Tustin on this 1st day of April, 2025. AUSTIN LUMBARD, MAYOR ATTEST: ERICA N. YASUDA, CITY CLERK APPROVED AS TO FORM: DocuSigned by: DA�VoIrF3�p,�85Rb I G, City Attorney Docusign Envelope ID: 1088AC08-EB61-43C3-9B92-8D7373928238 CC Reso No. 25-03 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF TUSTIN ) CERTIFICATION FOR CITY COUNCIL RESOLUTION NO. 25-03 Erica N. Yasuda, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing City Council Resolution No. 25- 03 was duly passed, and adopted at a regular meeting of the Tustin City Council held on the _ day of , 2025, by the following vote: COUNCILPERSONS AYES: COUNCILPERSONS NOES: COUNCILPERSONS ABSTAINED: COUNCILPERSONS ABSENT: Erica N. Yasuda, City Clerk Q a "I MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS CITY OF TUSTIN I CA ACKNOWLEDGMENT Prepared for: UJ I N Prepared by: ® 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 Chapter2. Site Planning..................................................................................... 11 2.1 Site Size...................................................................................... 12 2.2 Site Layout................................................................................ 13 2.3 Street Frontage........................................................................ 14 2.4 Site Access................................................................................ 15 2.5 Pedestrian Circulation............................................................ 16 2.6 Vehicular Circulation.............................................................. 18 2.7 Vertical Mix of Uses................................................................ 20 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................................................................. 28 3.4 Private Open Space................................................................. 31 3.5 Landscaping..............................................................................33 3.6 Privately -Owned Public Open Space ................................. 34 Chapter 4. Mass and Scale................................................................................. 35 4.1 Modulation................................................................................ 36 4.2 Height Modulation................................................................... 37 4.3 Horizontal Modulation............................................................ 41 4.4 Transitional Massing............................................................... 42 4.6 Corner Elements...................................................................... 43 4.7 Terminating Vistas.................................................................. 45 4.8 Walkway Openings................................................................. 46 TABLE OF CONTENTS Chapter 5. Materials and Details...................................................................... 47 5.1 Materials.................................................................................... 48 5.2 Color and Texture.................................................................... 50 5.3 Doors and Windows............................................................... 52 Chapter 6. Utilities, Services, Lighting, and Fences ..................................... 53 6.1 Mailboxes.................................................................................. 54 6.2 Refuse Storage......................................................................... 55 6.3 Ground Mounted Utility Equipment .................................... 56 6.4 Rooftop Equipment................................................................. 57 6.5 Outdoor Lighting...................................................................... 58 6.6 Fences.........................................................................................59 Chapter7. Definitions.......................................................................................... 60 100 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 MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS 1.1 INTRODUCTION Development and design standards regulate development intensity, style, size, and orientation. Objective design standards (ODS) are measurable, verifiable, and quantifiable regulations that support consistent and thoughtful housing design throughout the City. The objective design standards contained in this document are intended to provide for a predictable and equitable path for new housing in the City of Tustin. The State of California continues to experience a housing crisis and the availability of affordable housing remains a key issue. This document streamlines design review, increases transparency, and provides objective standards for housing development. Additionally, this document complies with Senate Bill (SB) 35 and SB 330, among other legislation, which requires jurisdictions to review new multifamily and mixed -use residential housing projects ministerially, using only objective design and development standards. These new laws prevent cities from denying approvals for certain multifamily housing projects based on discretionary design guidelines. This document provides clear and useful standards for the design, construction, review, and approval of multi -family residential and mixed - use development in Tustin. With this document, applicants, developers, and City staff have a clear and concise reference for the City's minimum design expectations. These standards are written as minimum standards for site and structure design, but also offer various recommendations and guidelines for quality and character. It is important to clarify that these ODS regulations do not replace the City's existing development standards. Proposed projects must also comply with all applicable building permit requirements, zoning code requirements, and other development standards found in the Tustin's City Code. Fundamentally, this document serves to provide baseline design standards for the City of Tustin. These standards may be expanded or revised by the City in the future. Additional design standards may be included in addition to these citywide standards, in order to account for the distinct character of specific neighborhoods and communities in the City. City of Tustin I CA 1.2 WHO IS THIS DOCUMENT FOR? Developers The document will provide clear direction for sign renovation and new construction projects. An ODS checklist completed at time of project submittal will serve as a tool for the property owner, the designer/ developer, and staff during the review process; it will also clarify the aspects of quality design. Property Owners This document gives property owners a clear understanding of the design elements that are required for development in Tustin. This document will work in conjunction with the General Plan and Tustin City Code, and will provide a clear set of minimum expectations and responsibilities. City Staff City staff will use this document to assist applicants and their representatives with project processing. The document and submitted checklist will serve as the minimum criteria for evaluating a proposed project's quality of design. Review Bodies and Decision Makers The document will provide a basis for the City of Tustin Planning Commission, City Council, Community Development Director, and other reviewing bodies to evaluate an application's quality of design, to ensure MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS it meets minimum expectations. 1.3 WHERE DO THESE STANDARDS APPLY? These standards apply to new construction for multi -family and mixed - use developments, as well as substantive renovations or structural alterations of such buildings (i.e. when 50 percent or more of the exterior walls or roof are demolished as part of the renovation) on a single lot. These standards shall also apply to residential condominium projects containing multiple dwellings on a single lot, irregardless of whether the swellings are single-family or duplex structures. For developments spanning multiple lots, these standards apply to all Lots, including any associated amenities, open space, or utilities that would serve multi -family, mixed -use or condominium units. Except for projects that are processed under State mandated ministerial review (i.e., "State qualifying ministerial projects"), these standards are not intended to apply to properties that include a designated historic structure and/or resource, or include a contributing property within a designated historic district. Such sites/parcels should be reviewed under applicable historic resource design standards and guidelines. These standards do not apply to the new construction or renovation of single-family dwellings that are not a condominium subdivision. These standards do not apply to minor renovations and routine maintenance of residential developments (single-family, multifamily, and mixed -use). These standards are in addition to the development standards of the underlying base zone. In the event of conflicting standards between these standards and the base zone, the more restrictive objective standard shall apply. For projects located in a Specific Plan or Planned Community, the objective standards of the Specific Plan or Planned Community shall take precedent in the event of a conflict with these standards. Proposed projects must also comply with the all other applicable local City of Tustin I CA 8 and state ordinances and codes. 1.4 DOCUMENT ORGANIZATION These Objective Design Standards serve as a stand-alone illustrated document, authorized by reference within Tustin's City Code and applicable specific plans. These regulations have been designed in a modular fashion, with differing sets of standards applying to projects of different scales. For instance, a small development would be subject to Less complex standards, while a larger project would be subject to more intensive standards. This document is organized in a site -focused manner. Key site development standards are discussed at the beginning of the document. These include site access, building orientation, pedestrian and vehicular circulation, mixing of uses, and parking. Open space standards for both common and private open space follow. The organization is intended to ensure that the design of the buildings starts with a site planning assessment. With regard to buildings, these objective design standards focus on height modulation, horizontal modulation, transitional massing, as well as a building's materials and details. Finally, objective design standards touch on other important, but more detail -oriented, elements of a project. These include utilities, Lighting, and fencing. Fundamentally this document is intended to illustrate and apply best practices in site and architectural design for all areas of the City. Specific architectural styles are not referenced in this document, as the architecture in the City is not ubiquitous, with each neighborhood reflecting different characteristics. Nonetheless, it is anticipated that neighborhood level design studies will be conducted in the future, and neighborhood level objective design standards can be created and 4 � MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS incorporated into this ODS document. 1.5 ADMINISTRATION The Community Development Department shall be responsible for the administration of these objective design standards. If ambiguity arises concerning the meaning or appropriate application of provisions of these objective design standards, the Community Development Director shall make the appropriate determination. The Director's determination may be appealed to the Planning Commission, pursuant to Tustin City Code § 9294. 1.5.1 DEVIATIONS The Objective Design Standards apply to residential projects that, pursuant to State law, qualify for City review for compliance using only objective standards, This includes Housing Development Projects as defined in Government Code § 65589.5(h)(2). • Compliance is Optional. Applicants may choose to not apply the Objective Design Standards to their project, including those projects that qualify under State law for objective review. In such cases, the project will be processed using the City's discretionary review process as outlined in the Tustin Municipal Code. This voluntary choice removes the project from applicable provisions of the Housing Accountability Act. • Deviations. Deviations to the Objective Design Standards are allowed pursuant to a qualifying State Density Bonus Law request for development standard waivers, concessions, or incentives (Government Code Section 65915); and reductions approved by Variance or Minor Adjustment application, pursuant to Tustin City Code Sections 9292 and 9299, respectively. City of Tustin I CA 9 1.6 DEVELOPMENT SCALE DEFINITIONS Development occurs at various scales and intensities and therefore requires variations to ensure that standards are both appropriate and do not create unnecessary constraints or unachievable development. This section defines the different scales of development, and how to use this document accordingly for each. In the event that a project includes criteria falling under two or more development scales, the project will be subject to the standards associated with the greater scale. For example, if a project is 3 stories and proposes 30 dwelling units, it would be classified as Medium Development. Alternatively, if a project is situated on 1.8 acres and proposes 108 dwelling units, it would be classified as Large Development. Site Size I Under 0.5- acres and 0.5 - 2 acres or Larger than 2 acres or Unit 2 - 25 units 26 - 100 units 100+ units Count and Height Up to 3 stories n/a n/a MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Table 1.2: Chart Standard �mkFl Site Size Medium Large Site Layout _©©© Street Frontage©©© Site Access �© Site Planning PERstrian Circulation �© Vehicular Circulation Vertical Mix of Uses Horitzontal Mix of Uses Parking General Common Open Space e Common Amenities pace Private Open Space©©© Landscaping©aa Privately -Owned Public Open Space_ Modulation©©© Height Modulation Horizontal Modulation Mass and kransitional Massing Scale Corner Elements Terminating Vistas �_©© Walkway Openings �_©© 'Materials & Detailsaaa Utilities, Services, Lighting, & Fences ■ City of Tustin I CA 10 200 SITE PLANNING 2.1 Site Size 2.2 Site Layout 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 MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS 2.1 SITE SIZE a. New development on parcels or aggregate sites larger than three acres in size shall be divided into multiple building pads. Such a division may be achieved by one or more of the following methods: i. Legal subdivision of the property; or ii. Division by a public street(s); or iii. Division by a private or public alley(s); or iv. Division by a private street(s); or v. Division by common court(s) or; vi. Division by auto court(s); or vii. Division by a private driveway(s); or viii. Division by a publicly -accessible pedestrian paseo, subject to the requirements of Section 2.5.2, b. Alignment of streets, driveways and/or pedestrian paseos shall, where applicable, extend existing street grid into the subject site. c. Legal subdivision of property shall conform with Tustin Municipal Code. d. All new public streets shall be improved with curbs, gutters, sidewalks, and street trees per the Tustin Municipal Code. e. All new private streets, common courts, auto courts and alleys shall conform with Section 2.6. City of Tustin I CA 12 2.2 SITE LAYOUT a. Street Wall. i. All buildings adjacent to a public street (meaning there are no additional buildings between the street and the proposed building) with a right of way one hundred feet and under shall maintain a continuous "street wall," formed by the edge of the building, for a minimum of 70 percent of the building site frontage adjacent to the street. ii. All buildings adjacent to a public street with a right of way greater than one hundred feet shall maintain a "street wall" formed by the edge of the building, for a minimum of 50 percent of the building site frontage adjacent to the street. b. Curvilinear Streets. When a building site is adjacent to a public street which curves fifteen degrees or more along its frontage, the following standards apply: i. All buildings adjacent to a public street and with a street -facing length less than two hundred and fifty feet shall be parallel with the street at the building's midpoint. ii. All buildings adjacent to a public street and with a street -facing length of two hundred and fifty feet or more shall be parallel with the street at 2 or 3 points along the building's frontage, spaced no less than one hundred feet apart. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Q Continuous street wall along lot frontage Figure 2.1. Continuous Street Wall 'Building 1 - j over 250 feet 1 ! 1 I i I j Building 2 - less than 250 feet long � 1 Figure 2.2: Curvilinear Streets 0 Facade midpoints 0 Facades parallel with street OStreet with curve OMidpoints separated by at least 100 feet City of Tustin I CA 13 2.3 STREET FRONTAGE a. Primary ground -floor common entries or individual dwelling unit entries shall be oriented towards the primary street on streets with a right-of-way of one hundred feet or less. b. Individual dwelling unit entries are prohibited from being oriented toward streets with a right-of-way greater than one hundred feet unless the entires are set back at least 25 feet from the street curb face. The 25 feet setback for individual units may be reduced to 15 feet if two of the criteria in subsection "d" below are applied to the individual unit. c. On streets with a right-of-way one hundred feet or less, buildings shall provide at least one of the following: i. Pedestrian level articulation using high quality materials (as defined in Definitions, at the end of this document). ii. Ground floor activation through leasing office, common space, gym/recreation room etc. iii. Common entrances at building corners (Refer to Section 4.6 - Corner Elements). d. When individual dwelling unit entries are oriented toward a street, or take direct access from a street, dwelling units entries shall include at least one of the following: i. Be accessed through a courtyard with a minimum area of 500 square feet with a minimum dimension of 20 feet in each direction, located between the unit entries and the sidewalk. ii. Provide a minimum elevation change of 2 feet from a public sidewalk grade to finished entry floor. iii. Provide an entry patio, porch or stoop, with enclosure walls and/ or railing. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS 0 00 �D 0 00 D DD 00 � - D� D� 0 0 Minimurridimensions for courtyard e linimum elevation change from public sidewalk Q Entry patio, with enclosure walls and/or railing 0 Minimum arterial street setback © Street curb face Figure 2.3. Buildings with unit entries fronting an arterial street City of Tustin I CA 14 2.4 SITE ACCESS a. Maximum number of driveways: i. A maximum of one vehicular access point from a public street into a site is permitted for each two hundred feet of street frontage, or greater fraction (>100 feet) thereof. ii. Sites with two or more driveways shall place all driveways connecting a public street at least 200 feet apart from one another; 20 feet from adjacent Lot lines, unless an approved shared drive with the adjacent lot is provided; and at least 100 feet from street intersections. The Community & Economic Development Director may approve deviations in the driveway locations when it is shown that it does not create a current or future traffic hazard. iii. Drop-off and loading areas which do not provide vehicular access into the site itself do not count as a driveway for the purpose of this section. 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. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 2.4. Vehicular Access 0 Max. distance per vehicular access point Q Separate pedestrian walkways and 0 Min. distance between driveways open spaces from vehicular traffic 0 Min. distance of driveway from lotline or © Paseo connecting two streets intersection 0 Buildings forming a street wall Figure 2.5. Site Access City of Tustin I CA 15 2.5 PEDESTRIAN CIRCULATION 2.5.1 PEDESTRIAN CONNECTION a. The following pedestrian walkways shall be provided and interconnected within the site: Pedestrian walkways shall connect residential dwelling units to areas throughout the site, such as vehicle parking areas, bicycle parking areas, common open space(s), waste and recycling enclosures, mailboxes, and other amenities. 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 six (6) feet and span the length of the intersecting drive area. 4§1� MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Q Walkway O Walkways set back from building Q Firm and slip -resistant materials facades with landscaping. 0 Seating Figure 2.6. Pedestrian Walkways Figure 2.7. Enhanced Paving City of Tustin I CA 16 2.5.2 PEDESTRIAN PASEOS AND WALKWAYS a. Through lots on sites greater than 0.5 acres shall provide a publicly accessible paseo connecting the two streets. i. Paseos shall be physically and visually accessible from the public sidewalk and must connect a public street with at least one different public street, alley, or adjacent paseo. ii. Paseos must have a minimum 8 feet wide travel path with no obstructions. b. Pedestrian walkways on private property shall be designed as follows: i. Walkways shall be a minimum of 4 feet wide with no obstructions. ii. 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. Walkways shall be setback a minimum of 5feet from building facades. The setback area shall be Landscaped. iv. Walkways shall provide 4 feet of seating for every one hundred fifty feet of continuous pathways or walkways, or portion thereof. This shall not apply for walkways shorter than one hundred fifty feet. Figure 2.8. Example Seating MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS City of Tustin I CA 17 2.6 VEHICULAR CIRCULATION 2.6.1 PRIVATE STREETS a. Private streets are internal streets with a pedestrian -oriented sidewalk condition with streetlights, street trees, and curbs. i. Private streets shall have a sidewalk with a minimum width of 4 feet on at least one side of the street. The sidewalk must provide pedestrian streetlights, street trees, and curbs. The sidewalk shall comply with the Americans with Disabilities Act (ADA). ii. Parallel parking is permitted along private streets. 2.6.2 AUTO COURTS a. Auto Courts provide vehicular access to multiple residences via a common driveway fronted with garages. Front doors to residences are not permitted on auto courts. i. Auto courts shall not exceed 150 feet in length. ii. Auto courts shall not serve more than 12 individual residences. iii. Primary pedestrian entrances are not permitted on auto courts. iv. Auto courts shall have no through street access. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Q Sidewalk width 0 Curbs 0 Pedestrian streetlights © Parallel parking along private streets 0 Street trees Figure 2.9. Private Streets a No through vehicular access Figure 2.10. Auto Courts City of Tustin I CA 18 2.6.3 COMMON COURTS a. Common courts provide both vehicular and pedestrian access to multiple residences. Front doors to residences and garages open to common courts. i. Common courts shall not exceed 150 feet in length, unless provided with a connecting pedestrian access way. ii. Common courts shall not serve more than 8 individual residences, unless provided with a connecting pedestrian access way. iii. Common courts shall be elevated a minimum of 6 inches from street -level traffic. iv. A minimum of 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. v. A minimum of 5 percent of the common court shall be landscaped. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS 0 Common court length Q Individual residences 0 Enhanced paving O Common courts elevated from street -level traffic © Landscaping Figure 2.11. Common Courts City of Tustin I CA 19 2.7 VERTICAL MIX OF USES These provisions only apply to buildings featuring a vertical mix of uses, where both residential and non-residential uses (such as retail, restaurant, office, and other commercial uses) are located in the same building. For projects with multiple buildings, these provisions would not apply to those buildings solely dedicated for residential or commercial use (refer to Section 2.7 — Horizontal 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, such as offices, retail, restaurant, or other commercial uses. This provision does not apply to resident -serving amenities or utilities and infrastructure serving the residential component of a vertical -mixed use building. b. A maximum of 30 percent of a vertical mixed -use building's residential units may be Located on the ground floor. 2.7.2 BUILDING DESIGN a. Service entries, Loading areas, and trash areas associated with commercial uses shall not be immediately adjacent to residential uses. b. Live/Work units shall feature commercial/office/maker spaces on the ground floor fronting the street, with residential components located either behind or above the workspace. Figure 2.12. Common Lobby MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS M Common lobby City of Tustin I CA 20 2.7.3 ENTRANCES a. There shall be at least one ground -floor pedestrian entrance to either a commercial, residential, amenity, parking, or open space use for every 100 feet of the building's street -facing frontages. These entrances may be clustered along certain areas of the frontage in order to better activate key frontages. b. 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. c. All ground floor commercial tenant spaces with street frontage shall feature entrances on a fagade fronting a street, pedestrian thoroughfare, or paseo. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS 2.7.4 COMMERCIAL SPACES Ground floor commercial tenant spaces shall feature at least three (3) of the following features: a. Contrasting colors and materials at every tenant entrance, such as crown molding or decorative trim. b. Projecting non -fabric awnings or canopies at every tenant entrance. c. Special exterior architectural elements at tenant entrances, such as flanking columns, overhanging roofs, porticos, or other features. d. Bay windows at least 8 feet in width and 3 feet in depth to either side of a tenant entrance, or one bay window at least 12 feet in width and 3feet in depth to one side of a tenant entrance. e. Variation in building mass at a tenant entrance, projecting at Least 5 feet from the main building fagade, and extending 25 feet in width. f. Variation in building mass at tenant entrances, such as a recess between 2 to 5 feet in depth from the building fagade and at least 10 feet in width where flush with the main building fagade, angling inward as appropriate. g. Variation in building mass at tenant entrances, such as a minimum 3 foot projection from the building fagade, which is at least 3 feet in width to either side of the entryway and 3 feet in height above the ground floor ceiling. h. Special corner building entryway treatments (Refer to Section 4.6 — Corner Elements). City of Tustin I CA 21 2.8 HORIZONTAL MIX OF USES These provisions only apply to sites featuring a horizontal mix of uses, where both residential and non-residential uses (such as retail, restaurant, office, and other commercial uses) are located on the same building site, lot, or parcel. 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 site. c. Parking for commercial uses shall be located at the center of the site, allowing the parking to provide a buffer from on -site residential uses and maximize shared parking opportunities between residential and commercial uses. 1® d. If provided, dedicated private residential parking areas shall be located away from public commercial parking with a Figure 2.13. Horizontal Mix of Uses dedicated entrance. e. The commercial, residential, and open space areas of a horizontal mixed use project shall be connected via internal pathways. 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 when less than 100 feet away. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Q Commercial or shared parking Private residential parking © Internal pathways 0 Residential common open space City of Tustin I CA 22 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 no vehicular parking between building fronts and the public right-of-way. This standard shall not apply to corner lots or lots smaller than 0.5-acre. c. Carports. 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. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 2.14. Example Carport City of Tustin I CA 23 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 exposed sides of the parking structure exceptwhere ground floor retail space is provided or when the parking is wrapped by a multifamily, commercial, or mixed - use structure, thus shielded from public view. Landscaping must provide adequate facilities to ensure proper watering and maintenance. b. Ramps within the structure must be screened by spandrels or architectural treatments that create a level appearance from the exterior. c. Vehicular and pedestrian entrances must be distinctly marked with signage and differentiated by color and/or material treatments that: Contrasts with the primary fagade of the parking structure. ii. Utilizes the architectural elements of the adjacent buildings served by the parking structure, and iii. Project at least 1 foot from the primary fagade. 1 � MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 2.15. Example Parking Structure City of Tustin I CA 24 d. For public safety purposes, the interior walls of parking garage shall be painted a white color and treated with anti - graffiti coating, or similar. e. The parking structure must provide design details to reduce a monolithic appearance for all street -facing facades. This must include, at minimum, two of the following methods: Facades incorporating alternating covered and uncovered walls, with at least 30 feet of covered fagade per 60 feet of open fagade. ii. Vertical landscaping treatments that cover at least fifty (50) percent of the covered fa�ade's surface. iii. Covered elevator shafts which project at least 5 feet from the edge of the ground level of the parking structure. iv. Covered stairwells which project at least 5 feet from the edge of the parking structure. v. Including ground floor active uses comprising at least 50 percent of the fagade length facing pedestrian thoroughfares, such as sidewalks or paseos. vi. When ground floor active uses are provided, setting back the primary mass of the parking structure at Least 10 feet from the ground floor fagade. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS maximum aistance norizomaiiy oerore aiternating projection or recess is required Q Alternating projection 0 Alternating projections and recesses per floor 0 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 0 Active floor uses Figure 2.16. Parking Structure City of Tustin I CA 25 300 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 1 � MULTIFAMILY & MIXED -USE 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, upper levels, parking podiums, at grade, or on the ground floor. If common open space is provided, it shall conform with the following standards: a. Dimensions. Common open space shall have a minimum area of 225 square feet with a minimum dimension of 15 feet in each direction. b. Distribution. No more than 30 percent of common open space shall be provided in an enclosed structure with both roof and 0 Minimum 15' walls, or a conditioned space. Interior recreation space shall 0 Minimum area 225 SF have a minimum floor to ceiling height of 12 feet and have at Figure 3.1. Common Open Space Size Least one glazed exterior wall. c. Location. Every unit shall be located within a 0.25-mile walking distance of common open space. d. Furniture. Site furniture shall use graffiti- resistant materials and/or coatings and skateboard deterrents. City of Tustin I CA 27 3.2.1 OUTDOOR SPACE a. Landscape. A minimum of 25 percent of the total common open space shall be planted area with a minimum dimension of 30 inches in length and width. b. Softscape. A maximum of 50 percent of the total common open space may be finished with decomposed granite, gravel, natural stone, brick or concrete unit pavers, and/or similar permeable ground surfacing. Water features, including swimming pools, may count towards this requirement. c. Hardscape. A maximum of 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. d. Walkways. Pedestrian walkways shall connect the common open space to a public right-of-way or building entrance. e. Shading. Outdoor common open space shall provide a minimum percentage of shade via trees, canopies, arcades, shade structures or arbors according to the following ratios: Under 0.25 acre 10% 0.25 - 0.5 acre 15% 0.5 — 1.0 acre 20% 1.0 or more acres 25% f. Location. 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 incompatible uses, unless a minimum of 10 feet wide, dense landscaping is provided as screening. 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 3.2below. Major and minor amenities are described in Section 3.3. b. Project Phasing. For projects larger than one hundred and one 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. For example, a two hundred unit project with four phases, where each phase includes fifty units. Each phase shall include two major amenities, or one major amenity and two minor amenities. .. -ommon Amenities of Unit.-ir- 11-20 1 major 1 minor amenity -- amenity 21-30 1 major 2 minor amenities -- amenity 2 major 1 major amenity, AND 31-50 -- amenities 2 minor amenities 3 major 1 major amenity, AND 2 major amenities, AND 51-100 amenities 3 minor amenities 2 minor amenities 4 major 2 major amenity, AND 3 major amenities, AND 101-200 amenities 3 minor amenities 2 minor amenities 5 major 2 major amenities, AND 3 major amenities, AND 201-400 amenities 4 minor amenities 3 minor amenities 6 major 3 major amenities, AND 4 major amenities, AND 401+ amenities 5 minor amenities 4 minor amenities City of Tustin I CA 28 3.3.1 MAJOR AMENITIES: The following listed major amenities satisfy the common open space requirements. For projects with four hundred or fewer units the same amenity twice will not satisfy the requirement; however, additional amenities are encouraged. For projects with more than four hundred units, the same amenity may be utilized twice to count as two major amenities. a. Park (minimum of 50 percent of the area shall be landscaped) with a minimum area of 1,000 square feet, plus an additional 25 square feet for every dwelling unit up to four hundred units. b. Clubhouse with a minimum interior area of 750 square feet, plus an additional 3 square feet per dwelling unit, and with an associated exterior patio area directly adjacent and connected to the clubhouse with a minimum area of 200 square feet, plus an additional 2 square feet per dwelling unit. c. Rooftop terrace with a minimum area of 750 square feet, plus an additional 5 square feet for every dwelling unit up to four hundred units. d. Swimming pool with a minimum dimension of 15 feet by 30 feet or equal surface area, plus an additional 1 square footfor every dwelling unit up to four hundred units. e. Gymnasium with a minimum area of 625 square feet, plus an additional 1 square foot for every dwelling unit up to four hundred units. f. Public -use easement or dedication of land for the purposes of expanding a city-wide open space network such as bike path or recreation corridor, as approved by the Director. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 3.2. Example Major Amenity - Playground Figure 3.3. Example Major Amenity - Rooftop Figure 3.4. Example Major Amenity - Pool City of Tustin I CA 29 3.3.2 MINOR AMENITIES: The following listed minor amenities satisfy the common open space requirements. For projects with two hundred or fewer units the same amenity twice will not satisfy the requirement. For projects with more than two hundred units, the same amenity may be utilized twice to count as two minor amenities. Additional minor amenities not listed below may be approved by the Director. a. Community room with a minimum area of 500 square feet. b. Courtyard with a minimum area of 625 square feet. c. One tennis, pickleball, basketball, volleyball, or other recreational court. d. Children's play area with a minimum area of 750 square feet with a minimum dimension of 20 feet in each direction. i. Children's play areas shall be protected from any adjacent streets or parking lots with a fence or other barrier at least 4 feet in height. ii. Outdoor play areas shall provide a minimum of 30 percent shading via trees or structures. e. Community garden with a minimum of 15 individual f5 foot by 5 foot plots. f. Fire pit surrounded with a minimum of 4 seats with a minimum area of 200 square feet. g. Dog park with a minimum dimension of 625 square feet, with at least 1 dog waste bag pole and 1 dog waste can. h. Barbecue and picnic area with a minimum oft grills with minimum seating for 8 with a minimum area of 625 square feet. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 3.5. Example Minor Amenity - Garden Figure 3.6. Example Minor Amenity - Dog Park Figure 3.7. Example Minor Amenity - Fire Pit City of Tustin I CA 30 3.4 PRIVATE OPEN SPACE 3.4.1 BALCONIES a. Private open spaces shall be contiguous to the units they serve and screened to a minimum height of 42 inches by use of walls and/or fences. b. Private open space provided on a balcony shall have a minimum area of 60 square feet with a minimum dimension of 6 feet in each direction. This dimension excludes areas for permanent equipment and storage. c. If provided, a private balcony shall be recessed a minimum of 1 foot partially recessed into the building fagade. The maximum projection shall be 50 percent of the balcony's full depth or 6 feet, whichever is less. d. The underside of projecting balconies shall be finished with building material that matches or is otherwise compatible with the building. e. No balconies shall overhang into the public right- of -way or sidewalk, not including the portion of the building setback behind the existing lot line. f. Balconies within the first 20 feet in height of the building elevation shall not overhang into the building setback to preserve the pedestrian environment. Balconies above the first 20 feet of building height may overhang the building setback. g. The lower 30 percent portion of balcony rails shall be finished with an opaque material that matches or is otherwise Figure 3.8. Balconies compatible with the building. 4§1� MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS 0 Maximum projection of balconies recessed into thefa4ade Q Building material for underside of projecting balconies 0 Balcony does not overhang into the public right-of-way or sidewalk 10 Public sidewalk © Balconies which do not qualify for overhang into the building setback due to height limit 0 The lower portion of balcony rails City of Tustin I CA 31 3.4.2 PATIOS a. If provided, private open space located at the ground level shall have a minimum area of 100 square feet with a minimum dimension of 10 feet in each direction. b. Private open spaces shall be contiguous to the units they serve and screened to a minimum height of 42 inches 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 60 square feet with a minimum dimension of 6 feet in each direction. This dimension excludes areas for permanent equipment and storage. b. Private open space is contiguous to unit it serves and features fencing of at least 42 inches. 4§1� MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 3.9. Example Patio i:.:e.oe: �iI 4.r r�W - y�iiPei eii � ■ ■ :�' KO, Figure 3.10. Example Rooftop City of Tustin I CA 32 3.5 LANDSCAPING 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 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). a. Landscaped areas shall use a three -tiered planting system consisting of ground cover, shrubs and vines, and trees. Grass shall not exceed 25 percent 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 24 inch box tree per project or for every 500 square feet of outdoor common open space, whichever is greater, shall be planted in the common open space. c. A minimum of 50 percent of trees planted per project shall be shade trees (as defined in Definitions at the end of this document). d. 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. e. 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. 4§1� MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 3.11. Example Landscape outdoor Space Figure 3.12. Example Landscaping City of Tustin I CA 33 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. 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 500 square feet with a minimum dimension of 20 feet in each direction is required to qualify as publicly accessible open space. d. Access. A maximum of 20 percent of the publicly accessible open space may be used as outdoor dining for a restaurant; a minimum of 80 percent of the publicly accessible open space shall be accessible to the general public. e. Open to Sky. At least 70 percent of the open space must be open to the sky, not including tree canopy or shade structures. f. Hardscape. A maximum of 25 percent of publicly accessible open space 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. g. Landscape. A minimum of 25 percent of publicly accessible open space shall be landscaped. h. Trees. A minimum of one 24-inch box tree shall be planted per project or for every 750 square feet of publicly accessible open space MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS 0 Outdoor dining 0 Privately -owned public open space 0 Required landscaping O Box tree Figure 3.13. Privately -Owned Public Open Space City of Tustin I CA 34 400 MASS AND SCALE 4.1 Modulation 4.2 Height Modulation 4.3 Horizontal Modulation 4.4 Transitional Massing 4.5 Corner Elements 4.6 Terminating Vistas 4.7 Walkway Openings 4.1 MODULATION Each public street -facing facade (not including alleys) for buildings three stories or greater shall achieve modulation through at least three of the following: a. Changes in facade materials. b. Change in facade textures. c. Change in facade colors. d. Changes in type, size, number, and arrangement of facade doors and windows, permitting no more than two different types, sizes, and arrangements of faced doors and windows per building. e. Use of functional and/or decorative horizontal facade projections or recesses at transition lines. f. Changes in floor -to -floor heights at the second floor or above. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS 0 Changes in facade materials, textures, and colors 0 Changes in type, size, number, and arrangement of facade doors and windows 0 Functional and/or decorative horizontal facade projections or recesses at transition lines. O Changes in floor -to -floor heights at the second floor or above. Figure 4.1. Example Modulation Fa4ade Figure 4.2. Example Modulation Fa4ade City of Tustin I CA 36 4.2 HEIGHT MODULATION 4.2.1 THREE STORIES Buildings three stories in height shall incorporate at least one of the following: a. Stepback. Minimum depth of 5 feet for at least 50 percent of all street -facing fagade of the uppermost floor, measured from the primary fagade plane. b. Roofline Variation. Variation in roof height and/or ridgeline of at least 2 feet for every 30 linear feet ; or c. Pitched roof variation. Use of dormers, step downs, mansard, sawtooth, butterfly, cross -gable and/or hipped roof lines. d. Unit Type. Use of loft -style units on the uppermost floor with ceilings at least 3 feet taller than the floor below. e. Unit Count. Provide up to 75 percent the number of units on the uppermost floor as compared to the floor below, with the effect of creating a smaller building mass on the uppermost floor. Figure 4.2. Ridgeline Change Figure 4.3. Cross Ridgeline Figure 4.1. Roofline Variation Figure 4.4. Form Change 1 � MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS 0 Min. height variation Figure 4.5. Dormers City of Tustin I CA 37 4.2.2 FOUR TO SIX STORIES Buildings four to six stories shall incorporate at leasttwo of the following: a. Stepback. Minimum depth of eight 8 feet for at least 50 percent of all street -facing fagade of the uppermost floor, measured from the primary facade plane. b. Unit Type. Use of loft -style units on the uppermost floor with ceilings at least 3 feet taller than the floor below. c. Unit Count. Provide up to 75 percent the number of units on the uppermost floor as compared to the floor below, with the effect of creating a smaller building mass on the uppermost floor. d. Rooftop Terrace. Providing a rooftop terrace (refer to Section 3.3.1 — Major Amenities) on a portion of the uppermost habitable floor, creating a smaller building mass on the uppermost floor. e. Roofline Variation. Variation in roof height and/or ridgeline of at least 3 feet for every 50 linear feet; or f. Pitched Roofs. Use of dormers, step downs, mansard, sawtooth, butterfly, cross -gable and/or hipped roof lines. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 4.6. Smaller Building Mass on the Uppermost Floor City of Tustin I CA 38 4.2.3 SEVEN STORIES OR TALLER Buildings seven stories or greater shall incorporate at least three of the following: a. Stepback. Minimum depth of 10 feet for at least 50 percent of all street -facing facade of the seventh floor and above, measured from the primary fagade plane. b. Unit Type. Use of loft -style units on the uppermost floor with ceilings at least 3 feet taller than the floor below. c. Unit Count. Provide up to (75 percent the number of units on the uppermost floor as compared to the floor below, with the effect of creating a smaller building mass on the uppermost floor. d. Rooftop Terrace. Providing a rooftop terrace (refer to Section 3.3.1 — Major Amenities) on a portion of the uppermost habitable floor, creating a smaller building mass on the uppermost floor. e. Articulated rooftops using at least two of the following techniques: i. An additional stepback of 10 feet for the entire fagade for the uppermost two floors; ii. An uppermost floor with a maximum area of 50 percent ground floor, with an associated rooftop terrace; iii. A crown composed of a contrasting color and material; iv. Use of cornices; v. Use of a spire; vi. Use of a dome. Figure 4.7. Stepback 1 � MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS City of Tustin I CA 39 4.2.4 HEIGHT AVERAGING a. For projects with buildings greater than forty feet in height, up to 30 percent of the building footplate area may be up to 12 feet taller than the maximum height allowed, provided an equal amount of building footprint area is at least 12feet shorter than the maximum allowed height. For projects with multiple buildings, up to 30 percent of the buildings may be up to 12 feet taller than the maximum height allowed, provided an equal number of buildings are at least 12 feet shorter than the maximum allowed height. 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 uses shall include an historic structure, single family 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. Figure 4.8. Height Averaging 1 � MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS w max heignr Hiiowea City of Tustin I CA 40 4.3 HORIZONTAL MODULATION a. For everyone hundred feet of street -facing facade, or fraction thereof, a minor modulation shall be provided that is: i. a minimum of 3 feet in depth from the primary fagade plane, ii. a minimum of 10 feet in length (or height), iii. a minimum of 25 feet in height (or length). b. Facade area used to meet this standard may be recessed behind, or project out from, the primary facade plane and may be in one continuous section or a combination of sections across the facade. A minor modulation may be sited at the corner of a building to meet the requirements of Section 4.2 — Corner Elements. c. For every two hundred fifty feet of street -facing fagade, at Least one major modulation shall be provided, in addition to the minor modulation required. The major modulation shall be at least 6 feet in depth and 25 feet in length and extend from grade to highest story. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS L----J IVIQJ.JI II I.J.AU1U .1.J1I Q Max. distance before minor modulation required Q Max. distance before major modulation required p Min. depth of modulation Q Min. length of modulation © Min. height of modulation Figure 4.9. Horizontal Modulation City of Tustin I CA 41 1 � MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS 4.4 TRANSITIONAL MASSING The standards below apply to all buildings where the project site abuts or are located within one hundred fifty feet of single-family residential neighborhoods, and/or historic structures a. Transitional Setbacks. Within fifty feet of an adjacent single- family zone, or a designated historic structure, the front setback of a new multi -family or mixed -used development shall approximate the existing front setbacks of the adjacent development, deviating up to 5 feet. b. Transitional Height. Within fifty feet of an adjacent single- family zone, or a designated historic structure, the height of a new multi -family or mixed -used development shall feature a maximum height of 35 feet. Q Distance between project site Open space outside and low-rise residential of setback neighborhoods Figure 4.10. Adjacency to Single Family Structures City of Tustin I CA 42 4.5 CORNER ELEMENTS a. Buildings located at an intersection where all streets feature a right-of-way one hundred feet or less shall incorporate at Least three of the following corner elements: i. Corner feature, such as a spire, tower, or dome, with a greater height than adjacent building facades by a minimum of 10 feet for a horizontal area of minimum of 20 feet by 20 feet; ii. Corner feature with a minimum of 5 feet recess or projection from the primary fagade for a minimum of 20 feet by 20 feet and extend from grade to the building height; iii. Unique corner features, such as corner entry oriented diagonal to the intersection, wraparound balconies, or terraces above the ground floor; iv. Diagonal or curved walls at the intersection; v. Color and material variation from the primary facade with an area at least of 20 feet by 20 feet; or vi. Corner plaza or gathering area with distinct paving or landscaping that serve as gathering spaces or decorative entry features for monument signage or public art. Figure 4.11. Corner Element Figure 4.12. Corner Element with Plaza MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS r element :yard with outdoor dining !red landscaping City of Tustin I CA 43 b. Buildings located at an intersection where at least one street has a right-of-way greater than one hundred feet shall incorporate at least two of the following corner elements: i. Corner feature, such as a spire, tower, or dome, with a greater height than adjacent building facades by a minimum of 12 feet for a horizontal area of minimum of 25 feet by 25 feet; ii. Corner feature with a minimum of 6 feet recess or projection from the primary facade for a minimum of 25 feet by 25 feet and extend from grade to the building height; iii. Diagonal or curved walls at the intersection; iv. Color and material variation from the primary fagade with an area at least of 25 feet by 25 feet. 4 � MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS III lI Jill _ I Figure 4.13. Example Corner Element I Figure 4.14. Example Corner Element City of Tustin I CA 44 4.6 TERMINATING VISTAS Buildings at least four stories or taller and located at the visual termination of a street shall integrate at least two of the following features centered on the terminating street centerline. a. Massing element with a greater height than adjacent building facades by a minimum of 10 feet for a minimum of 20 feet Linear feet; or b. Massing element with a minimum of 6 feet recess or projection from the primary fagade with a minimum of 20 linear feet and extend from grade to the building height; or c. Primary building entry and enhanced canopies or awnings; or d. Color and material variation from the primary fagade with a minimum of 20 linear feet and extend from grade to the building height; or e. Open space or gathering areas with distinct paving or Landscaping. Figure 4.15. Terminating Vista MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS City of Tustin I CA 45 4.7 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 10 feet of height clearance from ground to ceiling. b. For buildings four or more stories, the height of a covered walkway must be a minimum of 12 feet. c. A pedestrian walkway may be located above a ground -level walkway opening, forming an archway or bridge, provided such features are at least 12 feet or higher above ground level. These features shall be maximum of 6 feet wide. Figure 4.16. Walkway Opening MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS ieight clearance City of Tustin I CA 46 500 MATERIALS AND DETAILS 5.1 Materials 5.2 Color and Texture 5.3 Doors and Windows 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 constructed with durable materials, such as natural stone, brick, siding, stucco, precast concrete, and factory -finished metal panels (heavy gauge only), or similar 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 for exterior use, shall not be permitted. b. Material, texture, and color variations shall distinguish a building's base, and/or middle, and/or top. i. If a distinct building base is provided (extending from at least the ground to the ceiling of the ground floor), the building's middle and top may feature the same materials and textures. ii. If a distinct building top is provided (extending up from the floorplate of the uppermost habitable floor), the building's base and middle may feature the same materials and textures. iii. No more than 50 percent of a building's fagades may feature materials, colors and textures which extend uninterrupted from the ground to the roofline. c. Changes in material or color shall occur at plane breaks, preferably inside corners of intersecting walls, at step -backs, or exterior architectural features that break up the wall plane, such as columns and should be visually integral to the structure of the building. 1 � MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 5.1. Building Materials Figure 5.2. Example Material Variation City of Tustin I CA 48 d. Material Variation. All street -facing fagade(s) of buildings over thirty feet in height shall feature a contrasting material finish applied to at least 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 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. 1 � MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS 0 Material Variation ofTopmost Level I Equivalent Material Variation of Ground Level and Topmost Level e. Expansion Joints. If utilized on stucco facades, expansion Figure 5.3. Material Variation joints shall reinforce the grid pattern created by window and door 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. i Figure 5.4. Example Expansion Joint Alignment City of Tustin I CA 49 MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS 5.2 COLOR AND TEXTURE All new development and fagade remodels that require building permits shall comply with the following design standards: a. Color Schemes — Single Structure i. Structures shall have at least 2 primary colors and 2 accent colors, in addition to roof color. ii. Structures shall have a maximum of 4 primary colors and 4 accent colors, in addition to roof color. iii. Primary colors shall be utilized on a building's facades. iv. Accent colors shall be reserved for window and door frames, recesses and projections, expansion joints, plane brakes, material breaks, as well as other decorative trim and exterior architectural features. b. Color Schemes — Multiple Buildings Residential developments between three and nine habitable buildings shall provide a minimum of 2 distinct color schemes. A single color scheme shall be dedicated to no less than 30 percent of all residential buildings. ii. Residential developments with tenor more habitable buildings shall provide a minimum of 3 distinct color schemes. A single color scheme shall be dedicated to no less than 30 percent of all residential buildings. City of Tustin I CA 50 c. All building fagades facing a street or public open space shall be articulated. Fagade articulation shall be achieved through at least four of the following architectural elements: i. Minimum of 2 window or door types and/or size variation; or ii. Window details such as moldings, decorative trim, grille/grid patterns, and wood frames; or iii. Balconies and/or porches; or iv. Decorative light fixtures; or v. Decorative attic/gable vent; or vi. Decorative moldings and/or cornices; or vii. Trellis and/or arbor structures. d. Blank Fagades. A blank fagades is a portion of a fagades without a window, balcony, and/or doorways 30 feet in any direction. Where a blank fagade is unavoidable, at least one of the following design treatments shall be used to create Figure 5.5. Color and Texture visual interest and increase pedestrian safety, comfort, and interest: i. Architectural treatments (such as trellises, screens, or changes in materials) that cover at least 50 percent of the blank facades surface. ii. Vertical landscaping treatments that cover at least 50 percent of the blank fagade surface. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 5.6. Blank Fagades Treatment 0 Material and/or color variation 0 Fenestration type or size variation 0 Window details such as mouldings. decorative trim, or wood frames. O ony or porches City of Tustin I CA 51 1 � MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS 5.3 DOORS AND WINDOWS a. All windows shall either be recessed at least 2 inches from the plane of the surrounding exterior wall or shall have a trim or windowsill at least 1 inch in depth, and which is of contrasting color to the primary color of the building. i. When trim is used, a minimum of 1 inch by 4 inch trim is required. ii. With stucco walls, a minimum of 1 inch deep, raised relief around the window is required. iii. With brick, a minimum 2 inch wide brickmold is required around windows. b. 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. Mullion pattering; or iii. Decorative metal screens, or iv. Moldings; or v. Wood frames; or vi. Decorative trim; or vii. Shutters. City of Tustin I CA 52 600 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 1 � 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. In developments with twenty-six or more units, a trash receptacle shall be located adjacent to the mailboxes. c. Mailboxes shall be finished using materials consistent with the building it serves. Figure 6.1. Example Mailboxes Figure 6.2. Example Mailboxes City of Tustin I CA 54 6.2 REFUSE STORAGE a. All refuse shall be deposited in refuse containers in the refuse areas which shall be screened on at least three sides by a 5-foot fence or block wall and a solid gate not less than 5 feet in height and feature and a solid gate or door. Such a refuse area may either be located outside or inside a building. b. The size of refuse enclosures or trash rooms 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. 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 horizontal screen/cover shall be integrated into the enclosure design d. Storage areas shall not be closer than 20 feet from doors or operable windows of adjacent structures. e. Refuse storage enclosures shall be located so that the doors do not interfere or block landscaping and pedestrian and vehicle circulation when open. 4& MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 6.3. Example Refuse Storage Figure 6.4. Example Refuse Storage City of Tustin I CA 55 6.3 GROUND MOUNTED UTILITY EQUIPMENT a. The following are defined as utility equipment and shall be screened from view: 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. b. All utility equipment shall be entirely screened from the public view through at least one of the following standards: i. Landscaping; or ii. Exterior architectural features or enclosures that utilize the same materials, colors, and lighting fixtures that area a minimum of 3 feet in height; or iii. Fences that use durable and weather -resistant material and are a minimum of 4 feet in height, and do not interrupt the line -of -sight of drivers entering or exiting the site. Chain link, vinyl, and slats are not allowed. c. No utilities shall protrude into the public right-of-way, including the portion dedicated as sidewalk and located behind the lot line. d. 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. 1 � MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 6.5. Example Utility Screening Figure 6.6. Example Utility Screening City of Tustin I CA 56 6.4 ROOFTOP EQUIPMENT a. Rooftop elements including roof access, mechanical 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 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 10 feet from the parapet or roof edge. ii. 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 materials. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 6.7. Example Rooftop Equipment Screening Figure 6.8. Example Rooftop Equipment Screening City of Tustin I CA 57 6.5 OUTDOOR LIGHTING All projects shall demonstrate compliance with the Tustin Security Ordinance and include a photometrics study demonstrating such. Additionally, the following standards apply. a. Pedestrian -scaled lighting, with a maximum height of 10 feet, shall be located along all 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. 1 � MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 6.9. Example Pedestrian Lighting Figure 6.10. Example Outdoor Lighting City of Tustin I CA 58 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 such as unfinished wood or vinyl are not permitted fencing materials. 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 prevent water damage from rainfall and moisture. d. All wood fences shall be painted to facilitate the quick removal of graffiti. MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS Figure 6.11. Example Fencing Figure 6.12. Example Fencing City of Tustin I CA 59 700 DEFINITIONS 7.1 DEFINITIONS Alley. A public or private way less than thirty (30) feet in width which affords a secondary point of access to abutting property. (Ord. No. 157, Sec. 11.2) Arcade. A roofed passageway or lane. A series of arches supported by columns, piers, or pillars, either freestanding or attached to a wall to form a gallery. Articulation. The process of stepping and recessing external walls of a building in plan and in section. This process essentially creates more corners and edges to a building, which reduces the potential for the presentation of large expanses of blank walls. Awning. An architectural fabric or metal projection that provides weather protection, building identity, or decoration, and is wholly supported by the building to which it is attached. An awning consists of a lightweight frame structure over which a cover is attached. Auto Court. A courtyard generally reserved for vehicular access which connects to multiple residences via a common driveway fronted with garages. Block. All property fronting upon one side of a street between intersecting and intercepting streets, or between a street and a railroad right-of-way, waterway, dead end street or city boundary. An intercepting street shall determine only the boundary of the block on the side of a street which it intercepts. (Ord. No. 157, Sec. 11.5) Building. Any structure having a roof supported by columns or by walls and designed for the shelter or housing of any person, animal or chattel. (Ord. No. 157, Sec. 11.7) Bay. Any division of a building between vertical lines or planes. Board and Batten. A form of sheathing for wood frame buildings consisting of wide boards, usually placed vertically, whose joints 1 � MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS are covered by narrow strips of wood over joints or cracks. Building Mass (Massing). Mass refers to the general shape and form as well as size of a building. Building Site. A lot or parcel of land, in single or joint ownership, and occupied or to be occupied by a main building and accessory buildings, or by a dwelling group and its accessory building, together with such open spaces as are required by the terms of this Chapter and having its principal frontage on a street, road, highway or waterway. (Ord. No. 157. Sec. 11.10) Butterfly Roof. A roof with an inversion of a standard roof form, with two roof surfaces sloping down from opposing edges toward the middle of the roof. Cladding. Building cladding is the application of one material over another to add an extra skin or layer to the building. Commonly used exterior wall cladding materials include brick, vinyl, wood, stone, fiber cements, metal, concrete, and stucco. Clerestory Windows. Vertical windows placed high on a wall, often above eye level. Color, Accent. Colors utilized on window and door frames, recesses and projections, expansion joints, plane brakes, material breaks, as well as other decorative trim and exterior architectural features. Color, Primary. Colors utilized on the wall planes of a building's facade, covering most of a building's surface area. Color, Roof. The color of a building's roof. Commercial Use. A non-residential use such as retail, service, automotive, medical, food service, hospitality, and office uses. Common Court. A courtyard which provides both vehicular and pedestrian access to multiple residences. Common courts are differentiated via enhanced paving and a raised elevation as City of Tustin I CA 61 compared to adjacent roadways. Corner Element. A distinct architectural treatment, expressed through a change in form, mass, decoration, or any combination thereof, located on the corner of a building. Cornice. A horizontal moulding projecting along the top of a wall, building, etc. Corrugated Panels. Panels shaped into folds of parallel and alternating ridges and valleys, either to provide additional strength, or to vary the surface pattern. Courtyard. An extent of open ground partially or completely enclosed by walls or buildings. Curb Cut. The elimination of a street curb to enable increased access to crosswalks/sidewalks, entry driveways or parking lots. Detail. An element of a building such as trim, moldings, other ornamentation or decorative features. Dome. A rounded roof or vault, usually built in the form of a hemisphere. Dormer. A structure projecting from a sloping roof, usually housing a vertical window in a small gable or a ventilating louver. Driveway. A paved area of a lot located between the public right-of-way and the garage, carport, or required parking space designed and intended as an access way between a private or public road and the garage, carport, or required parking space. (Ord. No. 1240, Sec. 2, 8-6-01) Driveway, Primary. A driveway providing both ingress and egress from a property. Driveway, Secondary. A driveway providing either ingress or egress from a property. Dwelling. A building or portion thereof designed for residential MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS use. (Ord. No. 157, Sec. 11.15; Ord. No. 1225, Sec. IV, 1-17-00; Ord. No. 1429, Sec. 11.70, 5-21-13) Eave. The projecting lower edge of a roof. Enhanced Paving. Pavement which is differentiated from the surrounding asphalt or concrete. Methods include patterned and/ or colored pavers, brick, decorative colored concrete, stamped concrete, or permeable materials. Elevation. An orthographic view of the vertical features of a building (front, rear, side, interior elevation). Exterior Architectural Feature. The architectural elements embodying style, design, general arrangement and components of all of the outer surfaces of an improvement, including, but not Limited to, the kind, color and texture of the building materials and the type and style of all windows, doors, lights, signs and other fixtures appurtenant to such improvement. (Ord. No. 1001, Sec. 3, 6-20-88) Fagade. The entire exterior side of a building; especially the architectural front, sometimes distinguished from the other sides by elaboration of architectural or ornamental details. Faux. A simulation or false representation of something else, as in faux wood or stone. Fenestration. The stylistic arrangement of windows in a building. Frontage or Fronting. The portion of a parcel which abuts a street right-of-way. (Ord. No. 1429, Sec. 11.70, 5-21-13) Focal Point. A building, object, or natural element in a street - scene that stands out and serves as a point of focus, catching and holding the viewer's attention. Gable Roof. A roof having a gable at one or both ends; a roof sloping downward in two opposite directions from a central City of Tustin I CA 62 ridge, forming a gable at each end. Garage. A detached, accessory building, or a portion of a main building on the same lot as a dwelling, used primarily for the housing of vehicles of the occupant of the dwelling, having a roof, and enclosed on at least three (3) sides, with the fourth side being a lockable door, with not less than ten feet by twenty feet (10' x 20') clear and unobstructed inside dimensions, and which shall be permanently maintained as a parking accommodation. (Ord. No. 733, Sec. 7) Glass Blocks. Thick blocks of glass, typically hollow, used as a building material. Glass, Opaque. Glass that blocks the passage of light. Hardscape. The non -living, structural elements of a landscape, such as patios, walkways, driveways, and decks. High -Quality Materials. Treated wood, stone, brick, stucco, fiber cement or other cementitious material, or composite wood or stone, with no unfinished edges. Hipped Roof. A roof that slopes upward from all four sides of a building, requiring a hip rafter at each corner. Human -Scale. Architectural Features and elements that are the size of human beings or smaller and are accessible to human beings: such as doorways, windows, door handles, and other d eta i ls. Lot Line. A line separating the frontage from a street; the side from a street or adjoining property; the rear from an alley or street, or adjoining property. (Ord. No. 157, Sec. 11.31) Maintenance. The work of keeping something in proper condition; upkeep. Mansard Roof. A multi -sided gambrel -style hip roof characterized by two slopes on each of its sides, with the lower slope at a MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS steeper angle than the upper, and often punctured by dormer windows. Mixed -Use. A project allows for horizontal and/or vertical combination of residential and nonresidential buildings in a given area. Modulation, Major. An articulation which extends from the ground Level, to roofline of a building. Modulation, Minor. An articulation which does not extend from the ground level to the roofline. Mullion. A dividing piece between the lights of windows, usually taking on the characteristics of the style of the building. Muntin. A secondary framing member to hold panes in a window, window wall, or glazed door; an intermediate vertical member that divides panels of a door. Outdoor Activity Area. An area (not including primary circulation space), located outside of a building or in a courtyard that is provided for the use or convenience of patrons of a commercial establishment, including but not limited to, sitting, eating, drinking, dancing and food service activities. Outdoor Dining. The extension of services of an existing restaurant or eating/drinking establishment to be provided at tables placed on the public sidewalk or private common area adjacent to and within the confines of any frontage of that portion of the building that the restaurant use is situated. Parapet. A retaining wall at the edge of a roof, porch, or terrace. Parking. To put or leave (a vehicle) for a time in a certain location. Pedestrian Paseos. Landscaped passageways that serve as midblock crossings and may additionally provide access to interior courtyards. Roof Plane. The surface of the roof. It could be flat, pitched, or on City of Tustin I CA 63 an angle. It is also called the field of the roof. Rooflines. Various forms to a roof, such as pitch, ridge, hip, etc., often at different angles. Sawtooth Roof. A roof comprising a series of ridges with dual pitches either side, with the steeper surfaces generally designed to admit daylight. Setback. The recessing of the upper part of the facade due to the smaller area of the upper floors, or the distance a building is recessed from the lot line, curb of the street, or the edge of the sidewalk. Shade Trees. A twenty-four (24) inch box tree or larger, with a minimum 15-foot canopy at maturity. Shingle. A small thin piece of building material often with one end thicker than the other for laying in overlapping rows as a covering for the roof or sides of a building. Shutter. Each of a pair of hinged panels, often louvered, fixed inside or outside a window that can be closed for security or privacy or to keep out light. Sidewalk. A paved walkway along the side of a street. Sill. The horizontal exterior member at the bottom of a window or door opening, usually sloped away from the bottom of the window or door for drainage of water and overhanging the wall below. Softscape. The living elements of a landscape, primarily plants, such as trees, shrubs, flowers, grass, groundcover, and mulch. Spire. A tall, pointed structure on top of a building. Street. A public thoroughfare accepted by the City of Tustin, which affords principal access to abutting property, including avenue, place, way, drive, lane, boulevard, highway, road and any MULTIFAMILY & MIXED -USE OBJECTIVE DESIGN STANDARDS other thoroughfare except an alley as defined herein. (Ord. No. 157, Sec. 11.44) Street Wall. The portion of a building facing a street, formed when multiple buildings line up on a street with similar setbacks. Structure. Anything constructed or erected, the use of which requires location on or in the ground, or attachment to 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 monument that stands at the 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) Wall Plane. A continuous walled surface, which generally forms the building's primary facade and, when facing a street, the street -wall. Exterior architectural features may either project out from the wall plane or recess from the wall plane. 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 64