HomeMy WebLinkAboutReso 52-15RESOLUTION NO.52-15
RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF MORRO BAY, CALIFORNIA
ADOPTING INTERIM RESIDENTIAL DESIGN GUIDELINES
THE CITY COUNCIL
City of Morro Bay, California
WHEREAS, the Planning Commission of the City of Morro Bay has conducted nine
separate hearings, over a 10-month period in support of development of Interim Residential
Design Guidelines; and
WHEREAS, City staff conducted a Residential Design Guidelines workshop on May 16,
2015, to provide additional opportunity for public input; and
WHEREAS, the Interim Residential Design Guidelines are necessary to implement the
neighborhood compatibility policies found in the General Plan and Local Coastal Program; and
WHEREAS, the intent of the Interim Residential Design Guidelines is to be utilized for
an initial 12-month period with evaluation of the effectiveness of the Guidelines to take place at
the end of the 12-month period with the possibility the use of the Guidelines may continue
beyond that period of time; and
WHEREAS, the Interim 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 the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
its meeting on July 14, 2015.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Morro
Bay, California, as follows:
Section 1: Findings. Based upon all the evidence, the City Council adopts the following
finding:
California Environmental Quality Act (CEQA)
The Interim 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 that there is no possibility that the activity in question may
have a significant effect on the environment that the activity is not subject to CEQA.
The Interim Residential Design Guidelines fall within that category because the
document is intended to improve the quality of the built environment by including
O1181.0001/258074.1
City Council Resolution #52-15
Design Guidelines
Page 2
guidelines and consideration which, taken together, will improve project design and
allow new development to better fit in with their local neighborhood character. The
Interim 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 Interim 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 accepts and approves the Interim Residential
Design Guidelines Included as Exhibit A of the Resolution and directs future residential projects
and actions be developed and evaluated using the guidance with the document.
PASSED AND ADOPTED by the City Council of the City of Morro Bay at a regular
meeting thereof held on this 14'h day of July, 2015 on the following vote:
AYES: Irons, Headding, Johnson, Smukler
NOES: None
ABSENT: Makowetski
ABSTAIN: None
WINE
�Tp ffi t IRONS,
ATTEST:
w"CrZ
ANA S ANSON, City Clerk
01181.0001/258074.1
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DRAFT City of Morro Bay Interim
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
1
TABLE OF CONTENTS
A. Relationship to Homes in Immediate Neighborhood
B. Scale and Mass
C. Surface Articulation
D. Building Orientation
E. Garage and Driveway Design
F. Building Materials
G. Architectural Elements
H. Additions to Existing Homes
I. Privacy
J. Landscaping
K. Hillside Development
L. Solar Access
M. Glossary
INTRODUCTION
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
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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.
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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 500-foot 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. Immediate Nei hborhund Map Example (500 Foot Radius).
a
.a
Carmel Str—t
1 �
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J
Ridgeway Street
I "- --
. RidG
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
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with the overall pattern of perceived scale and mass in the surrounding
neighborhood. Compatibility cannot be achieved merely by
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 home
Existing
two story
house
Maintain
one story
adjacent to
one to
Two story
adjacent to
two story
O.K.
New Home
Existing
one story
house
2. The perceived scale, mass, and design should be appropriate to the
original home.
3. Blocks where single -story houses or small two-story homes are the
predominant block pattern, a second story may require special attention.
Scale may be minimized by employing one or more of the following
technique's:
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
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,age
`■.
story.
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 the roof helping to relate larger homes to
smaller neighbors
Figure 4
6
' sr
Figure S. Second floor is pulled into the center of the roof providing a setback from the building edges
helping to maintain adequate space, light and sense of openness to the adjacent residences.
C. Surface Articulation
Residences should be designed with relief in building facades. Long
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unarticulated wall and roof planes should be avoided, especially on two-story
elevations.
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 help achieve relief in the building facade
Strong one story Significant overhangs
roof eave emphasis and recesses
111
Pp�
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
Residences should contain visible front entryways, in scale with
neighboring properties and oriented toward the public street.
J
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 ranch style (Figure
` 410.
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.
io
09
Figure 11. Homes with differing bulk and massing along front facade
3. Homes should be located on the lot in a similar manner as adjacent
homes and within the applicable setback requirements.
Figure 12. Homes with similar setbacks on the street frontage
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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
i
House � House
i 1
1 i
4. _......._. _._..A. _._._._. _._
i i r i
i NOuse i i i
New i i i Existing i Existing
HouseHouse ' House
i i New i
i i I i
i 1 1 i
._._._._._._ ..... ....... i_............ A ._._._......................
Compatible Not Not
Compatible Compatible
Figure 12a. In neighborhood where existing homes have consistent setbacks, new construction should
match the siting of adjacent homes.
;._._._.__._ I._._._._._._ I_._._._._._. _. ._ _._i - ._._._._._._i _._._._._._.�
! rHo
tingise New i i i
i i Existing i House
i
i House i New Existing
i i i i i House i i House i
i i i i i i i i
1 1 i i i i I 1
L.............. ._._._...._...--_._._.....----c..... ....... i_._...._..._._..% ............. i.._._._._._._.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 the average setback of adjacent homes.
Exception to Averaging: 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
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appropriate (such lot constraints include topography, trees, creeks, lot size and ..r+
Environmentally Sensitive Habitat).
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:
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.
..0�
Figure 13. Limiting driveway width of garages and setting them back from the front fagade can
minimize visual impact
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Figures 14 — 18 provide examples of Decorative Garage Door ideas:
Figure 14.
14
16.
I MEN MEE
mom ENE
-------- r-- -
15
Fi ire 17.
Fi,ure 18.
me-MEMO INEMN
NONE MEMO loss
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).
16
.0010
Figure l9. Narrow driveway with garage located toward the rear of the property
20. Side loaded gaMe help minimize the visual impact of larger garages on the streetscape
Garage windows
_� facing the street
4 4,:
mill.
n u 111 �` -----
�'� _ Garage doors
perpendicular
" to the street
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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. Hollywood Driveway Design for single car garage
Figure 22. Hollywood driveway design for two car garage
IR
lon
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p2=
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Figure 26.
5. Other similar features as approved by the review authority.
J
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F. Building Materials
Building materials should be consistently applied and shall be harmonious with
adjacent materials (see figures 28 & 29). Piecemeal and frequent changes in
building materials should be avoided.
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 of materials.
wall surface wall surface
Small stone base
Figure 29. Use of complimentary building materials and color palette enhances building design
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G. Architectural 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
the building elevations. One option to achieve balance is through the
vertical and horizontal alignments of the elements.
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4. When the architectural style of a residence does not call for symmetry,
creative asymmetric placement of architectural elements may provide for
dramatic interest.
Figure 30a. Some architectural styles require simple shapes and formal symmetry of the door and
windows
ments
Figure 31. Avoid too many building elements competing for attention
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Ba y Windows
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.
Figure 33. Incorporating a second floor addition into the roof adds the desired space while respecting
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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.
Figure 34. Addition incorporated into the roof, but roofing material is not consistent with
architectural style of the existing residence.
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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.
Figure 35. Design options for reducing privacy impacts
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High Wrodowsand clerestory
wndows allow light inside with
minimal privacy impacts
Section view
a
Landscaping or obsaxe glass can
also reduce privacy impacts.
Notes When using landscaping to
create privacy also 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,
and 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.
6. Mature landscaping should be preserved where possible, paying special
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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)
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Figure 36. House cut into slope and stepped into the hillside
outUkAt Of t-Fouse
Natural Cirade
Cut
sectiov�. view ��♦
guildi" fou"Qtiow Cut Lvvto SLOpe.
UK,LLted Fill -----
Figure 37. Avoid exposed understory with large cantilevers supported by tall columns
sle cavLtUvers
r tail, aoLuvu.v%,
Naturat
tirade
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Figure 38. Vary Height of Building Elements
L. Solar Access
..d
The City of Morro Bay encourages applicants to incorporate solar energy systems into woo
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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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.
M Glossary.
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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.
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