The URL can be used to link to this page

Home My WebLink AboutITEM 11 - RESIDENTIAL OBJECTIVE DESIGN STANDARDS (ODS)i��Ljsrl* \ Remembering what connects us. CITY COUNCIL `An APRIL 1, 2025 Residential Objective Design Standards (ODS) Proposal Request for the City Council to adopt by Resolution new Residential Objective Design Standards (ODS) for certain Multiple Family, Mixed -Use and Condominium Housing Projects; and *:* Adopt Code Amendment (CA) 2024-0007 to amend the Tustin City Code (TCC), Article 9, Chapter 2 (Zoning) to require certain State qualified housing developments to comply with the Objective Design Standards (ODS) Background ❖ California has been experiencing a shortage of housing production for decades. Cities use "cdiscretionary review' and design guidelines to ensure quality development. State Housing Laws prevent cities from using discretion when approving housing projects that meet certain criteria. o The City may only require these "qualifying" housing projects to be reviewed ministerially using objective standards. Tustin currently has subjective design guidelines; and does not have objective standards that address the quality of a building's design. Design Guidelines vs. Design Standards GUIDELINES STANDARDS Subjective Objective "Should", "encourage", "prefer", etc. "Shall", "must", "required to", etc. Recommendations Requirements Open to interpretation Measurable & verifiable • Create a vision • True or False • Encouraging & aspirational • Defined Numbers • Pictures of places/buildings • Ratios • Menus or lists Uses pictures as examples Uses graphics to clarify regulations Background •:� In June, 2024 the City and consultant began work to draft Objective Design Standards (ODS) that would apply to qualified housing projects. o ODS will seta minimum standard of quality and design expectation o ODS serves as an objective review checklist o ODS are requirements; include "Shall" statements instead of "Should" o ODS will apply to project exempt from the California Environmental Quality Act (CEQA) o ODS may be the only review process for projects meeting the State's criteria for streamlining 019 June, 2024 Project Kick-off zl• Am Remembering what connects us. 6 � Applicability ODS will apply to multi -family, mixed -use and condominium development New construction Significant renovations ODS will not apply to: Single Family residences "Non -Qualifying" Housing Projects ODS are in addition to development standards of underlying zone ❖ Considers project size — small, medium, large Applicability Fulfills State SB-35 mandate ODS are written as requirements, rather than guidelines; therefore, all projects applying for Housing Accountability Act (HAA) protections must comply with ODS ❖ Addresses Housing Element Implementation Program 1.2a, which is to replace subjective design criteria with objective design standards ODS as proposed apply citywide Focus on "best practices" o Reflect citywide design expectations and general character o Future ODS revisions will focus on neighborhood specific architecture/character Duthinr- Chapter 1: Purpose L Chapter 2: Site Planning 411k Chapter 3: Open Space AM Chapter 4: Mass and Scale Chapter 5: Materials and Details X Chapter 6: Utilities, Services, Lighting, and Fences 0 Chapter 7: Definitions /'uJ"N Remembering what connects us. Applied Design Addresses design issues via quantifiable standards or performance measures, often expressed as: • True/False Ratios Menus/Lists Scorecards Figure 3.1. Common Open Space Size 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: 0 Minimum 15' Q Minimum area 225 SF a. ❑imensions. Common open space shall have a minimum area of 225 square feet with a minimum dimension of 15 feet in each direction. b. ❑istribution. No more than 30 percent of common open space shall be provided in an enclosed structure with both roof and walls, or a conditioned space. Interior recreation space shall have a minimum floor to ceiling height of 12 feet and have at 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. Applied Design Addresses design issues via quantifiable standards or performance measures, often expressed as: • True/False M� 6.5.1 HEIGHT MODULATION. LATION. Ru i (dings g reater tha n fo rty (4D) feet i n hei g ht shall incorporate at least o ne of the fo I lowi ng; 1. Ste pback. M1nirnuni depth of six (6) feet for at least sere my -fare (7 5) percent of the facade of all u ppe r floo rs a hove forty (40) fe et i n heig ht, rneasured frorn the primary facade plane, or 2. Raofli ne Va ri ation, Va ri atio n i n roof height of at least five (5) feet for eve ry eighty (80) Ili near feed; or 1 l min kt A iro r7ani nn I P ry to tk i rhr r S! t13 nBrrsR+ rLf Applied Design Addresses design issues via quantifiable standards or performance measures, often exbressed as: 4.1 MODULATION Each public street -facing fagade (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 fagade textures. c. Change in fagade colors. d. Changes in type, size, number, and arrangement of fagade doors and windows, permitting no more than two different types, sizes, and arrangements of faced doors and windows Applied Design Addresses design issues via quantifiable standards or performance measures, often expressed as: True/False Ratios Menus/Lists • Scorecards 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. Number of Units OptionTabLe 3.2: Common Amenities Option 2 Option 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 miner 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 201-400 5 major 2 major amenities. AND 3 major amenities, AND amenities 4 minor amenities 3 minor amenities 401+ 6 major 3 major amenities. AND 4 major amenities, AND amenities 5 minor amenities 4 minor amenities Deviations Compliance Optional Qualifying projects may opt out of Objective Design Standards. City's discretionary review process would apply. Opting out of ODS removes a project from applicable provisions of the Housing Accountability Act. •'• Deviations from the ODS Deviations allowed per State Density Bonus Law waivers, concessions, or incentives (Government Code Sec. 65915) Reductions by Variance or Minor Adjustment (Tustin City Code Sec. 9292 & 9299) 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. Adopt City Council Resolution 25-03, approving the Objective Design Standards, to establish clear, measurable criteria for the design of qualifying residential developments. � /OOOOO—=MWO= N UJII Remembering what connects us. Thank You