HomeMy WebLinkAboutReso 81-18 Design GuidelinesRESOLUTION NO. 81-18
RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF MORRO BAY, CALIFORNIA
ADOPTING RESIDENTIAL DESIGN GUIDELINES
THE CITY COUNCIL
City of Morro Bay, California
WHEREAS, the City Council, on July 14, 2015, adopted Resolution 52-15 approving
initial use of Interim Residential Design Guidelines for a period of 12-months; and
WHEREAS, the City Council, on October 11, 2016, adopted Resolution 70-16 extending
use of the Interim Residential Design Guidelines for a period of 24-months and providing
direction that the Planning Commission be included in the update of the Guidelines; and
WHEREAS, the Planning Commission, on August 7, 2018 reviewed the Interim
Residential Design Guidelines and recommended to Council that the Guidelines be reauthorized
permanently, that the Guidelines be maintained as a separate standalone permanent document
and that Staff be directed to work with the Planning Commission on updating the Guidelines
within the next 24-months; and
WHEREAS, the Residential Design Guidelines are necessary to implement the
neighborhood compatibility policies found in the General Plan and Local Coastal Program; and
WHEREAS, the City is in the process of updating its General Plan, Local Coastal
Program, and Zoning Code including update of Residential Design Standards and policies in
both the General Plan/Local Coastal Program and Zoning Code; and
WHEREAS, the Residential Design Guidelines are to be applied to both additions to
existing single-family residences and to the development of new single-family homes; and
WHEREAS, the City Council has duly considered all evidence, including public comment
by interested parties, and the evaluation and recommendations by staff, presented at its
meeting on October 9, 2018.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Morro Bay,
California, as follows:
finding:
Section 1: Findings. Based upon all the evidence, the City Council adopts the following
California Environmental Quality Act (CEQA)
The Residential Design Guidelines fall within the General Rule CEQA exemption,
subsection 15061(b)(3) of the State CEQA Guidelines, which states where it can be
seen with certainity there is no possibility the activity in question may have a significant
effect on the environment that the activity is not subject to CEQA. The Residential
Design Guidelines fall within that category because the document is intended to
improve the quality of the built environment by including guidelines and consideration
01181.0001/258074.1
City Council Resolution No. 81-18
Design Guidelines
Page 2
which, taken together, will improve project design and allow new development to better
it in with their local neighborhood character. The Residential Design Guidelines do not
promote new development, nor do they permit a higher density than is otherwise allowd
by the General Plan, Local Coastal Program, and Zoning Code. They also do not
remove, alter, or supplant any existing review processes, required findings, or zoning
overlays. Rather the Residential Design Guidelines provide a way for decision makers
and community members to consider certain aesthetic and other design considerations
which may protect and improve the built environment as part of the existing
discretionary approval process.
Section 2. The City Council hereby approves permanent use of the Residential
Design Guidelines and directs future residential projects and actions be developed and
evaluated using the guidance within the document. In addition, Council directs staff to return
during the FY 19120 goal setting process with an item for consideration for update of the
Residential Design Guidelines,
PASSED AND ADOPTED by the City Council of the City of Morro Bay at a regular meeting
thereof held on this 9th day of October 2018 on the following vote:
AYES: Irons, Davis, Headding, Makowetski, McPherson
NOES: None
ABSENT: None
ABSTAIN: None
J IE L. IRONS, M or
ATTEST
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01181.0001/258074.1
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Design Guideline
Morro Bay Design Guidelines
Residential
Acknowledgements
City Council
Jamie Irons, Mayor
Christine Johnson, Councilmember
Noah Smukler, Councilmember
Matt Makowetski, Councilmember
John Headding, Councilmember
Planning Commission
Michael Lucas, Commissioner
Gerald Luhr, Commissioner
Richard Sadowski, Commissioner
Katherine Sorenson, Commissioner
Robert Tefft, Chairperson
City Staff
David Buckingham, City Manager
Scot Graham, Community Development Manager
Rob Livick, Public Works Director/City Engineer
i
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A. Relationship to Homes in Immediate Neighborhood .........................3
B. Scale and Mass...",', FREE' I FREE', I" IF FREE FEE IF FIRE FREE" IF I FREE' FEE FREE'',' IF, I, ... 4
C. Surface Articulation...................................................................8
D. Building Orientation.................................................................. 9
FREE Garage and Driveway Design...................................................13
F. Building Materials... ... as 0 FEE on* @*V on* 66* 00 N**OOFV§OE 9 a a 0 1 0 1 9 4 V 0 V Ron #qW*44 now vwo*vw 4*22
G. Architectural Elements.............................................................23
H. Additions to Existing Homes......................................................25
I. Privacy... .11 FEE FEE FEE FEE FEE FEE FEE Won FEE FEE %I'M, FEE M11 FEE FEE FEE FEE FEE FEE I'm IF, I'm FEE ... 27
J. Landscaping", FEE FEE FEE FEE FEE FEE FEE FEE FEE FEE FEE FEE FEE FEE FEE FEE FEE I'm I'm do FEE III Ild,,28
K. Hillside Development... "I'll FEE "I'll ''I'll ''I'll ... 29
L. Solar Access..........................................................................31
M. Glossary... ... son Ran IF* PRO one &do FEE FEE 2*0 DES otweto goo out IF* ova saw 00* FEE FEE 000409 one 609,33
Purpose of the Guidelines
The purpose of the Interim Design Guidelines is to maintain the high quality of
the City of Morro Bay's neighborhoods by developing reasonable, sound and
objective guidance to assist residents, homeowners, and designers in
identifying the key design features and components that define the character of
a neighborhood that can then be utilized in designing new or remodeled single
family homes.
Neighborhood compatibility is generally represented by how a neighborhood
looks and feels. The basic features that help define a neighborhood include:
landscaping, pedestrian routes, street improvements, building material,
architectural style, home size, scale, bulk, proximity of homes to one another,
building height, and setbacks.
A majority of the neighborhoods in Morro Bay contain a wide variety of
architectural styles, which helps focus policy language on scale, height, bulk
and consistency or integrity of the chosen architectural style.
The intent behind implementation of the Design Guidelines is to conduct design
review on -all single-family construction (additions included). The Guidelines are
meant to implement the neighborhood compatibility policies found in the
General Plan and Local Coastal Plan and as such, serve as a basis to provide
consistent design review by both City Staff and the Planning Commission.
By applying the Design Guidelines as part of the project review process, the
City of Morro Bay, has the opportunity to provide positive, constructive direction
to development within the City. The Design Guidelines can save time, facilitate
a positive response to community concerns about development proposals,
avoid divisive controversy, reduce unnecessary delays and expenses, and most
importantly, achieve high quality designs and more livable neighborhoods.
Single -Family Design Guidelines
The following guidelines are not meant to encompass the entire range of design
possibilities, but instead are meant to provide basic guidance as to what is
expected when development is proposed. The policies are not meant to
discourage innovative designs nor encourage any specific style or design
concept. Variations from the Guidelines will be considered when proposed
project elements provide for a better project than would be possible adhering to
the specific direction provided within the Guidelines.
Design Guidelines
A. Relationship to Homes in Immediate Neighborhood
1. The overall design of the home should pay particular attention to the
adjacent homes while remaining visually compatible with the immediate
neighborhood.
2. Maintain architectural integrity with design and material consistency on
all facades.
3. When replacing or changing the exterior materials, use materials
compatible with homes in the surrounding area.
4. Entryways or features, such as front doors and porches should be visible
from the street. Use of tall walls, fences, landscaping or other design
elements that block view of the entry should be avoided.
3
Utilize Figure 1 below when determining what constitutes the immediate
neighborhood within a standard subdivision. For consideration of neighborhood
compatibility, greater weight should be given to the character of existing
development closer to a proposed project than to more distant portions of the
neighborhood. In some situations, factors may be present which require a
definition of the immediate neighborhood that differs from that determined by
use of the 500400t radius. Examples include, but are not limited to, location
and visibility of the home being built/modified. If questions arise regarding
what constitutes the "Immediate Neighborhood," then please consult City
Staff.
Figure 1.
lk
Immediate Neighborhood Map Example (500 Foot Radius).
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Carmel Street
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Ridgeway Street
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433 TULAPEE: AVE.
B. Scale and Mass
Building scale refers to the proportional relationship of a structure to
objects/structures next to it. Mass is basically the size of a structure.
1. Proposed new construction or remodeling projects should be consistent
with the overall pattern of perceived scale and mass in the surrounding
neighborhood. Compatibility cannot be achieved merely by
0
demonstrating other selected residences nearby may be similar in size or
larger than the proposed project, particularly if the selected examples are
atypical of the neighborhood or at a distance from the proposed project.
The apparent size, scale, and mass of a proposed project can be
affected by thoughtful design, appropriate siting on the lot, landscaping,
and other factors as well as by the actual size of the residence.
Figure 2. Placement options for second story when adjacent to single story /tome
f�aintain
one story
adjacent to
one story
Two story
Existing adjacent to Existing
two story two story one story
house o.K. house
2. The perceived
original home,
New Home
scale, mass, and design should be appropriate to the
3. Blocks where single -story
predominant block pattern,
Scale may be minimized
technique's:
houses or small two-story homes are the
a second story may require special attention.
by employing one or more of the following
a. Limit the house profile of the expanded or new home to
an area generally consistent with the profiles of the
existing homes.
b. Setting the second floor back from the front and sides of
the first story a distance sufficient to reduce apparent
overall scale of the building.
c. Limit the size of the second story relative to the first
story.
5
d. Increase the front and/or side setbacks for the entire
structure.
e. Place at least 60 to 70 percent of the second floor area
over the back half of the first story.
f. Slope the new roof away from the adjacent homes.
g. Incorporate the second story into the roof.
Figures 3 & 4 demonstrate incorporation of second floor into t/te roof ltelping to relate Ictrger
homes to smaller neighhors
Figure 4.
Figure 5. Second floor is pulled into the center of the roofproviding a setback from the
building edges helping to maintain adequate space, light and sense of openness to the adjacent
residences.
7
C. Surface Articulation
Residences should be designed with
unarticulated wall and roof planes should
elevations.
relief in building facades. Long
be avoided, especially on two-story
1. Changes within the wall and roof planes can be accomplished when one
of the forms is setback several feet or when a gable end fronts the street
and through the use of porches that run across the street -facing
elevation of the home.
2. Changes within the wall and roof planes can also be achieved through
the use of various textures and materials. This can be seen in the use of
horizontal wood lap siding, wood trim around windows and doors, shingle
textures on the roof, deep recessed entries, use of roof segments
separating the first- and second -floor facades.
Figure 6. Changes in wall plane and second floor step backs are utilized, as well as a mix
of materials and use of recessed areas he achieve relief in the building facade
0
Figure 7. Design exhibits use of differing wall planes, two story entry element and covered
porch to break up the front facade.
D. Building Orientation
1. Residences should contain visible front entryways, in scale with
Figure 8. Avoid exaggerated tall entries like this
Figure 9 & 10. Avoid formal entries in neighborhoods with informal homes (Figure
9) and in neighborhoods were entries are located under roof eves as shown in the
2. New/remodeled structures should not present height or bulk at front and
side setback lines which is significantly greater than those of the
adjacent homes.
10
Figure II. Homes with differing bulk and mussing along front facade
3. Homes should be located on the lot in a similar manner as adjacent
homes and within the applicable setback reauirements.
Figure 12. Homes with similar setbac/rs on the street frontage
4. In cases where setbacks are similar in the neighborhood, new homes
should match those of adjacent homes.
5. Where adjacent homes have differing setbacks, the setback of the new
home should be the average of the two on either side.
i
Existing i Existing New
House � House House
i
LNew
i t %
House
i i Existing i Existing
House � House
i New '1 i
House
Compatible tJot Not
Compatible Compatible
Figure 12u. In neighborhood where existing homes have consistent setbacks, new construction should
match the siting of adjacent homes.
1 i i
Existing i 1 i House
House i 1
i i New
i Existing i House
House i
1 ! 1
I 1 1
[ 1
Existing
i House i
a i
:ew i Existing
e t House
1 i
Compatible Compatible Not
Compatible
Figure 12b. In neighborhoods where existing homes have varied setbacks, the siting of new
construction should be equal to or greater than t)re average setback of adjacent )comes.
Exception to Averapinp: Where the adjacent lots have a nonconforming setback, the
applicant may have the option of conforming to the required zoning setback. In some
instances, a varied setback from the neighborhood pattern may be necessary or
appropriate (such lot constraints include topography, trees, creeks, lot size and
Environmentally Sensitive Habitat).
12
E. Garage and Driveway Design
In most cases, the curb appeal and livability of a home will be enhanced if the
living area, rather than the garage is the most prominent feature of the front
fagade. Garage doors can have a noticeably negative impact to the street
facing elevation of a home and, cumulatively on appearance of a neighborhood.
To reduce the prominence of garages and driveways, home designs should to
the extent feasible, reflect a careful consideration of the following principles:
1. Garages placed along the front elevation of a home should not exceed
50% of the linear front elevation width where possible. The remainder of
the front elevation should be devoted to living area or a porch.
2. Garages exceeding 50% of the linear front elevation should include one
or more of the following design options:
a. Recess garage from the front wall of the house a minimum of 5'
b. Provide an entry porch trellis extending in front of the face of the
garage.
c. If the garage is the dominant feature from the street frontage, then
it should be designed with architectural and visual interest.
Figure 13. Limiting driveway width of garages and setting them back from the front facade
can minimize visual impact
i3
Figures 14 — 18 provide examples of Decorative Garage Door ideas:
Figure I4.
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I6.
17.
15
Figure 18.
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3. Garage entries should be oriented away from the street where possible.
This can be accomplished through placement of the garage at the rear of
property or through use of a side loaded garage (see figures 19 & 20).
Figure 19. Narrow driveway with garage located toward the rear of the property
Garage inMAWJW,Wrji
ear: ^�
t ,
lipT if a
Narrow driveway' t
Figure 20. Side loaded garage help minimize the visaial impact of larger garages on the
. t1r rrr
rra rar "�
rrr rrr '�,
Ili
` Garage doors
perpendicular
to the street'
4. Mitigate the impact of driveways on the streetscape by:
a. Limiting width of curb cuts to the minimum size needed to access
the garage. This preserves on street parking and reduces paving
in the front yard.
b. Utilizing decorative paving materials, permeable pavers or special
patterns or colors to break up paved driveway areas in front
setbacks (See figures 23 — 27).
c. Utilizing single width driveways or make use of "Hollywood"
driveways (See figures 21 & 22),
Figure 21. Hollytivood Driveway Design for single car garage
Figures provide examples of permeable paver drive options
Fi,;ure 24.
Figure 25.
Figure 26.
5. Other similar features as approved by the review authority.
21
F. Building Materials
Building materials should be consistently
adjacent materials (see Figures 28 & 29)
building materials should be avoided.
applied
and shall be harmonious with
Piecemeal and frequent changes in
1. When using a mix of material, avoid using too many materials.
2. Avoid using an even split of materials (i.e. 50/50) on facades.
3. It is preferred to have one material as the dominant surface with the
second material utilized in a lesser or accent role.
Figure 28. Example of utilizing a mix o materials.
a Mill M
mat stone sae
22
July 2015
July 2015
Figure 29. Use of complimentary bung materials and color palette enhances building
G. Architectufal Elements
The architectural elements of a building include openings, doors, windows and
architectural features such as roof elements, columns and dormers.
1. Architectural elements within the design should be in proportion to the
overall home design.
2. Architectural elements should reflect the habitation and internal and
external use of the structure.
3. For most traditional styles architectural elements should be balanced on
23
the building elevations. One option to achieve balance is through the
vertical and horizontal alignments of the elements.
4. When the architectural style of a residence does not call for symmetry,
creative asymmetric placement of architectural elements may provide for
dramatic interest.
Fi;ure 30a. Some architectural styles require simple shapes and formal symmetry of the
door and windows
al Elements
24
2oi5
Figtrre 31. Avoid too many
July 2015
elements competing. for attention
H. Additions to Existing Homes
1. The design of the addition should be consistent with the materials and
architectural elements utilized in the existing home and adjacent
neighborhood. If differing materials or styles are chosen for the addition
they should be complimentary in nature.
2. Second floor additions should integrate into the overall design of the
home. The addition should look like an original part of the home.
25
July 2015
Figure 33. Incorporating a second floor addition into the roof adds the desired space while
respecting the integrity of the existing house and the scale of the neighborhood.
,■o It er,
r
3. Rooflines of the addition should be compatible with the roof slope of the
existing house.
4. New windows and other architectural elements should be compatible
with the shape, pattern, style, color and materials of the original
architectural elements. If all windows are replaced, then the new
windows should be compatible with the architectural style of the home.
July 2015
Figure 34. Addition incorporated into the roof, bcct roofrng material is not consistent with
architectural style of the existing residence.
-04�-
I. Privacy. Minimize privacy intrusions on adjacent residences.
While it may not be possible to ensure complete privacy between homes, given the
small lot sizes in the City, designs should attempt to lessen the impact. Options for
reducing privacy conflicts are noted below:
1. Windows should be placed so as to minimize views into the living spaces and
yard spaces near neighboring homes. In particular, window placement in the
side wall of a home should be offset to avoid looking directly into a neighboring
room.
2. Decks and balconies should be designed and located with consideration given to
the privacy of adjoining properties.
3. Other options for reducing privacy impacts between neighboring residences
include: application of appropriate landscaping, use of smaller windows,
designing sill height above eye level or utilizing frosted or textured glass to
reduce visual exposure.
2']
July 2015
Figure 35. Design options for reducing privacy impacts
Plan \`ie;� Flan Via_ti•✓
CW.rindociikvs are arran•d anti from neighbors toaximize privacy.
Moir
Section View Section Vieux
High :rvindar,.vs a�xi cFrrestory
windaws allow light inside with
minimal privacy impacts
Landscsping or otxsax� c,�lass can
alsoreduczprivacy impacts.
rl Ae bdhen usnzg landsca in
lsto
create privacy ao consider the
potential view impacts that could
occur from mature trees.
J. Landscaping
Residential landscaping should include the following:
1. Drought tolerant plant species that require little to no fertilizer, herbicides,
Ca"d pesticides.
2. Plants appropriate for the sites characteristics; sun exposure, wind, soil
moisture, and existing vegetation.
3. Non-invasive plant species, particularly near creeks, drainages or
existing native vegetation. Plantings should be sited such that they will
not interfere with onsite utility lines, including water and sewer lines.
4. Siting of trees to avoid unnecessarily obstructing views from adjacent
properties. In view sensitive areas, proposed trees should be chosen
that do not exceed a mature height that exceeds the maximum building
height of the zone district. Proposed trees should also be continuously
maintained at a height that does not exceed the maximum permitted
height of the zone district. Existing mature trees are exempted from this
policy.
5. Street trees should be chosen from the City's approved street tree list.
July 2015
6. Mature landscaping should be preserved where possible, paying special
attention to the preservation of mature healthy trees.
7. Efficient drip irrigation systems that make use of soil moisture meters,
and rain and wind shutoff devices to reduce water consumption.
K Hillside Development
The hillside development guidelines apply to properties with lot sizes 5,000 square feet
or greater and with slopes exceeding 15%. The intent of the following policies is to
preserve, enhance and protect the visual quality of the Morro Bay hillside areas.
Project design should take into consideration the site's natural features, topography,
visual character, unique qualities and surrounding environment:
1. Step the building up or down the hill (see Figure 36).
2. Set the structure into the hillside topography while also balancing or limiting the
amount of grading, beyond the footprint, to avoid erosion and visual impacts (see
Figure 36),
3. Step back the taller portions of the structure to reduce the appearance of height.
4. Minimize exposed foundations, underfloor areas, and downhill cantilevers when
structurally feasible and avoid use of tall support columns utilized for support of
overhanging areas (see Figure 37).
5. Vary height of building elements (See figure 38)
29
Figerre 36. House cut into slope and stepped into the hillside
recut ctC c�E�ctr�e
Figure 37. Avoid exposed understory with large cantilevers supported by tall columczs
.ia CRwtiI.VCYS
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N Rt44YR L
�YRLie
30
Jilly 2015
July 2015
Figure 38. Vary Height of Building Elements
L. Solar Access
The City of Morro Bay encourages applicants to incorporate solar energy systems into
their projects. Building placement and adjacencies should be considered such that they
do not unreasonably affect solar access on neighboring properties. Solar panels and
other roof mounted equipment can detract from the appearance of a home and appear
obtrusive if not integrated into the design. The following policies should be considered
when designing a solar system and when siting a home or addition:
1. For existing homes align solar equipment and panels with the underlying roof
slope where feasible. Avoid panels with slopes that are different than that of the
roof.
2. For new homes, the roof should be designed to accommodate future solar
energy and hot water systems, taking into consideration orientation and slope.
3. Integrate the design of the equipment and panels into the design of the roof.
Avoid a tacked on appearance.
4. Locate roof mounted solar equipment and panels below ridgelines and on sides
of roofs away from street view wherever possible. Non -glare and non -reflective
type panels should be utilized where possible.
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July 2015
5. The design and placement of roof mounted solar equipment and panels should
account for heights of existing trees and future growth. This applies to both trees
on -site and on neighboring properties.
6. Orient the massing of the home and roof forms away from the side yards of
neighbors as much as possible to minimize blocking their solar access.
7. On flat roofs, set solar equipment back from the edge to reduce visibility.
8. Siting of new homes and additions should avoid shading existing solar systems
and should take into consideration potential shading issues related to future solar
installations on neighboring properties.
9. Minimize roof penetrations on South and West facing roofs.
32
2015
NfGl"00"IY.
Bulk: The qualitative readily visible composition and perceived shape of a structures
volume. Bulk is affected by variations in height, setbacks and stepbacks of upper
stories.
Garage (Side Loaded): A garage with it entry doors located at an angle (usually a right
angle) to the street which provides vehicular access to the garage.
Grading: Any excavation or filling of earth or combination of these activities.
Height Limit: The maximum allowed height of a structure as established by the Zoning
Code utilizing an imaginary surface located at the allowed number of feet above and
parallel to the existing grade.
Hillsides: Lands with slopes exceeding 15%slope
Mass: The three-dimensional form of a building
Roof Pitch: The angle of the sloped planes of a roof, often expressed in the rise in
inches for every foot of horizontal distance, as in a 4 in 12 pitch.
Scale: Building elements and details as they proportionally relate to each other and to
humans.
Setbacks: The horizontal distances a structure is held away from the adjacent property
lines. Also use to describe the offset distance between horizontal or vertical planes of a
structure.
Solar Access: The potential to receive adequate sunlight in order for certain areas of a
dwelling or lot to catch the sun's energy.
Trellis: A horizontal light framework, freestanding or projecting from the face of a wall,
use for the purposes of sun shading and/or support of vines or other vegetation.
��3