Objective Design Standards
Multi-family Housing and Mixed-Use Development
November 2024
ACKNOWLEDGEMENTS
City Council Mayor Farrah N. Khan Vice Mayor Larry Agran
Councilmember Mike Carroll Councilmember Tammy Kim Councilmember Kathleen Treseder
City Staff Oliver C. Chi, City Manager Stephanie Frady, AICP, Director of Community Development Marika A Poynter, AICP, Manager of Planning Services Alyssa Matheus, Principal Planner Tiffany Lin, Senior Planner Justin Equina, Senior Planner
Consultants
Prepared for
Belaira, Irvine, CA: Source: KTGY Architecture + Planning
Table of Contents
Chapter 1: Introduction……………………………………....4
Chapter 2: Site Design Standards………………………….11
Chapter 3: Building Design Standards……………………19
Chapter 4: Additional Mixed-Use Standards.………….. 30
Chapter 5: Utilitarian Design Standards....……………… 35
Objective Design Standards Checklists………………… 39
Glossary…………………………………………………….… 65
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Central Park West-Renwick, Irvine, CA. Source: C2 Collaborative
CHAPTER 1: INTRODUCTION
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CHAPTER 1
CHAPTER 1: INTRODUCTION The City of Irvine regulates the development of residential multi-family projects and mixed-use projects through a variety of documents, including the General Plan, Zoning Ordinance, and other topic-specific ordinances. Following the passage of several California State bills, the City of Irvine is required to adopt Objective Design Standards and streamline its housing development and review process to ensure high quality design and facilitate the efficient delivery of new residential units. 1.1 State Housing Laws State housing laws rely upon Objective Design Standards and emphasize the need for this document. The following paragraphs summarize the laws, which when layered together, create the policy context within which the City of Irvine must develop its own Objective Design Standards.
Senate Bill 35 (SB 35): The “Affordable Housing Streamlined Approval Process” was passed in 2017. It creates an opt-in program for developers that allows a streamlined ministerial process (i.e., not subject to a discretionary review, and therefore California Environmental Quality Act [CEQA]-exempt) for developments in localities that have not yet made sufficient progress toward meeting their regional housing need allocation (RHNA). Eligible developments must include a specified level of affordability; be located on an infill site; and comply with existing residential and mixed-use general plan or zoning provisions. The streamlined, ministerial entitlement process created by SB 35 relies on Objective Design Standards. Senate Bill 6 (SB 6): The “Middle Class Housing Act” was passed in 2022. It allows residential development on property zoned for retail and office space without the need to rezone the site and allows project applicants to invoke the Housing Accountability Act (HAA, 1982) to limit local discretion to deny or implement a conditional approval. SB 6 does not provide a ministerial approval pathway and requires applicants to commit to both prevailing wage and more costly “skilled and trained workforce” requirements for project labor but does not rely on Objective Design Standards. SB 6 does not contain any affordability requirements. Senate Bill 167 (SB 167): The “Housing Accountability Act” was first passed in 1982, with an amendment passed in 2017 to strengthen the initial bill to ensure cities and counties do not unfairly obstruct legally compliant housing projects. SB 167 clarifies "objective standards" and increases the evidence required for jurisdictions to legally reject applications, enforcing only the standards in effect when the application was deemed complete. Senate Bill 330 (SB 330): The “Housing Crisis Act” was passed in 2019 and was supplemented by Assembly Bill 8 (AB 8) in 2021. SB 330 made changes to existing legislation intended to streamline housing development, such as the Permit Streamlining Act and the Housing Accountability Act. It allows a housing developer to submit a “preliminary application” to a local agency for a housing development project. Submittal of a preliminary application allows a developer to provide a specific subset of information on the proposed housing development before
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providing the full amount of information required by the local government for a housing development application. Upon submittal of a preliminary application and payment of a permit processing fee, a housing developer is allowed to “freeze” the applicable fees and development standards that apply to a project while the rest of the material necessary for a full application submittal is assembled. After an application is deemed complete, local agencies cannot “disapprove” an eligible housing development project or condition its approval at a “lower density,” as defined in Government Code Section 65589.5(g) if the project is consistent with objective standards. SB 330 also places additional limitations on an “affected” agency’s ability to limit development and requires the California Department of Housing and Community Development (HCD) to develop a list of “affected cities” and census-designated places (CDPs) within the unincorporated county (“affected counties”) that are prohibited from taking certain zoning-related actions, including, but not limited to the following: o Downzoning or actions resulting in lesser intensification,
o Imposing a moratorium on development, and/or o Imposing design standards that are not objective.
The law also requires jurisdiction-wide housing replacement when affordable housing to lower-income residents is demolished. The majority of these provisions sunset, or expire, on January 1, 2030, unless extended by the legislature and governor. Assembly Bill 2011 (AB 2011): The “Housing and High Roads Job Act” was passed in 2022 and sunsets in 2033. It creates a ministerial, CEQA-exempt, time-limited approval process for multi-family housing developments on commercially zoned property. Projects must pay prevailing wages to construction workers and meet specified Below Market Rate (BMR) affordable housing targets. The legislation provides two distinct options: one for 100% BMR projects and a second for mixed- income (typically 15% BMR) projects located specifically on “commercial corridors.” Eligibility is further limited by numerous site and project criteria requiring careful review. The streamlined review process relies on Objective Design Standards.
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1.2 Purpose The purpose of the Objective Design Standards is to provide citywide regulations that result in high-quality multi-family and mixed-use residential development. The Objective Design Standards include a clear set of rules that are understandable by the public, building and design professionals, and decision makers. This Multi-family Housing and Mixed-Use Development Objective Design Standards Manual (“Manual”) provides clear direction that enhances an area’s unique character and sense of place, allows design flexibility, and promotes construction of new high-quality housing in the City, consistent with the goals of the City of Irvine and State to address the housing affordability in the community. In application, the Objective Design Standards are intended to accomplish the following goals:
Preserve the character of Irvine neighborhoods by balancing the form and design of existing development with new construction techniques and typologies. Encourage human-scaled buildings that adhere to zoning regulations and promote high quality site and building design, consistent with the City of Irvine. Emphasize a pedestrian-oriented environment where the design of buildings and the public realm are cohesive and complementary of a diverse range of uses.
Character
Design
People
1.3 Eligibility/Applicable Project Types The Objective Design Standards established in this Manual apply to all new construction projects that meet the following criteria:
Multi-family Projects : a project consisting of multi- family residential uses only with two or more dwelling units at a density equal to or greater than 30 units per acre, including detached and attached condominiums. The Residences on Jamboree, Irvine, CA Source: Romero Thorsen Design
Mixed-Use Projects : a project featuring a combination of residential and other uses where at least two-thirds of the square footage of the development is designated for residential uses at a density equal to or greater than 30 units per acre. Rendering of Aurum, Irvine, CA Source: AO Architects
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All other project types, including detached single-family residential projects located on a single-ownership parcel, commercial-only projects, and interior renovations less than 30% of the floor area for commercial and residential projects are not subject to the Objective Design Standards, but must satisfy existing development standards set forth in the Irvine Zoning Ordinance.
1.4 Exceptions and Exemptions All applicable projects are required to comply with the Objective Design Standards outlined in this Manual. However, if an applicant is unable to meet certain Objective Design Standards, the applicant may request up to three (3) minor exceptions/exemptions or may request to enter into an Alternative Standards Agreement to apply substitute standards in lieu of the Objective Design Standards outlined in the Manual. This allows for limited discretionary review and flexibility for projects that may have a physical constraint or alternative architectural solution to a specific standard(s). The Director of Community Development (“Director”) will have the full right to approve or deny exceptions/exemptions requests and Alternative Standards Agreements. Requests shall be made by the applicant in writing to the
Director as part of their application (conditional use permit, master plan, or other application). The decision of the Director of Community Development may be appealed to the Planning Commission in accordance with the procedures established in Chapter 2-5 of the Zoning Ordinance. Exception/Exemption Request and Alternative Standards Agreement. The request for an exception(s)/exemption(s) or an Alternative Standards Agreement must be made in writing as part of the application for the proposed project. The written justification for an exception/exemption(s) or an Alternative Standards Agreement must identify the design standard(s) that is requested to be waived and how the request meets the exception/exemption findings or Alternative Standards Agreement findings. Exception/Exemption Request and Alternative Standards Agreement Findings . The Director will consider the request and information provided and make findings as set forth in Section 3-18-5 of the Zoning Ordinance to approve or deny the request. Density Bonus . The exception/exemption and Alternative Standards Agreement processes set forth in this section are in conjunction with the concessions/incentives and waiver process pursuant to Density Bonus Law (Government Code Section 65915) and/or other applicable state laws. If the State density bonus concession/incentive is for an Objective Design Standard in this Manual, it would be counted as one (1) of the three (3) allowed waivers for purposes of exceptions/exemptions under this Section.
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1.5 User Guide The Objective Design Standards Manual is for residents, property and business owners, developers and builders, architects and designers, and City staff involved in the review and approval process of multi- family and/or mixed-use development in City of Irvine. The following steps outline the different sections of the document and how to apply each section to a proposed project.
Apply Zoning Requirements Set Forth in the Irvine Zoning Ordinance
Review and Apply Objective Design Standards
Identify Exemption/ Exception
Reconcile Conflicting Standards
Step 1. Apply Zoning Requirements Set Forth in the Irvine Zoning Ordinance Identify the base zone and/or overlay zone for where the eligible project is located . Chapter 3-37 of the Zoning Ordinance establishes “Zoning District Land Use Regulations and Development Standards” for each zone including, but not limited to, building height, setbacks, and minimum lot size. Specific design topics are also addressed , such as, but not limited to, landscaping (Chapter 3- 15); lighting (Chapter 3-16); fence, wall, and screening standards (Chapter 3-35); signs (Chapter 7-3); automobile, motorcycle, handicap, and bicycle off-street parking requirements (Chapter 4-3); and parking design (Chapter 4-4). There also may be planning area-specific standards applicable to the project , which may be found in Division 9 of the Zoning Ordinance. Review and apply all relevant standards to the project. Step 2. Review and Apply Objective Design Standards An eligible project is subject to site design standards (pg. 11), building design standards (pg. 19), and utilitarian design standards (pg.35). Mixed-use projects are subject to additional mixed-use standards (pg. 30). Some standards only apply to projects with a large number of homes; these standards specify a threshold for the number of homes. Review and apply all relevant standards to the project. Complete checklist (pg. 39) to verify the proposed project meets all standards. Step 3. Reconcile Conflicting Standards The City of Irvine maintains multiple regulatory documents that contain design direction for multi-family residential and mixed-use development, including the Irvine Municipal Code, Zoning Ordinance, and master plans. In the case of a conflict between an Objective Design Standard in this Manual and an objective standard in another regulatory document, except for an applicable master plan, the standard in this Manual shall prevail.
Exception: Design standards specified in the applicable master plan shall prevail if such standards conflict with the Objective Design Standards outlined in this Manual.
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1.6 Objective Design Standards Authority and Revision A. Authority.
The requirements established herein were initially adopted by the Irvine City Council on November X, 2024, to streamline its housing development and review process to ensure high quality design and facilitate the efficient delivery of new residential units. B. Revision. i. General Requirement Each modification shall be listed at the end of the Objective Design Standards Manual. The list shall include the approval body, the approval date, and any approval record number (i.e., resolution number). Each modification shall also be reflected on the bottom of the subject page that was modified. For example, a minor modification to Page 1 of the document shall indicate ‘Modified by Director of Community Development January X, XXXX’ at the bottom of Page 1. ii. Minor Modification
Minor modifications include modifications to 1) comply with changes in state law; 2) ensure consistency with policies, goals, and objectives of the City as declared by the City Council; and 3) revise existing standards established in the Manual. Examples of minor modifications include adjustment of a numeral requirement or addition of language to clarify existing standards. Minor modifications shall not result in a significant change to any design standard. Minor modifications shall be reviewed by the Director of Community Development and any approved minor modifications to the Manual be issued via an Approval Memorandum. Major Modification Major modifications include modifications that result in the addition or removal of standards within the Objective Design Standards Manual. Any modification that results in a significant change to a design standard shall also be considered a major modification. Major modifications shall be reviewed by the Planning Commission and any approved major modifications to the Objective Design Standards Manual be issued via Resolution at a noticed public hearing.
iii.
C. Coordination with City Records Division. The City Objective Design Standards Manual shall be kept on file with the Records Division of the City Clerk’s Office and posted on the City’s website. Each time the Objective Design Standards Manual is revised, an electronic copy, with the revision date on the bottom of the page, shall be sent by the Community Development Department to the Records Division and the updated version posted on the City’s website.
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Fusion, Irvine, CA: Source: OlympusProperty.com
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CHAPTER 2: SITE DESIGN STANDARDS
CHAPTER 2
CHAPTER 2: SITE DESIGN STANDARDS Site design refers to the arrangement of – and relationship between – buildings, parking areas, common and private open space, and pedestrian connections. The site design standards in this chapter address site layout and building placement, vehicular surface parking and access, pedestrian circulation and access, landscaping, and private and common open space. Projects shall follow the development standards of the underlying zoning district in which it is located, such as, but not limited to, setbacks and building height.
Mixed Use, Multi-family Residential
Mixed Use, Multi-family Residential
Rendering of Western Station, Los Angeles, CA. Source: KTGY Architecture + Planning
Rendering of Spark, Salt Lake City, UT. Source: KTGY Architecture + Planning
Multi-family Residential
Mixed Use, Multi-family Residential
Rendering of The Artisan, Scottsdale, AZ. Source: Swaback Architects
Rendering of Skyloft, Irvine, CA. Source: AO Architects
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2.1 Site Layout and Building Placement
2.1.1 Street Building Wall If the project site is located adjacent to a site with an existing building wall that has a consistent setback along the primary street frontage (maintaining the same building plan setback for at least 75% of the buildings on a single street block), then buildings shall be located to maintain the contiguous street wall and consistent front setback.
2.1.2 Common Recreation Space Adjacent to Primary Street – Projects with 50 or More Units Projects of 50 units or more shall include at least one common open space located outdoors and adjacent to the primary street. The common open space should provide an opportunity for neighborhood interaction, such as a courtyard, picnic/sitting area, or play area. This gathering space counts towards the requirements of Chapter 2.4, Common Open Space – Projects of 20 or More Units. 2.2 Vehicular Parking and Access Refer to Division 4 – Parking of the Irvine Zoning Ordinance for additional parking and access regulations. Vehicular access and parking shall be designed as follows unless the Fire Department determines that doing so would endanger the public welfare and safety.
Rendering of Anton Ladera, Mountain View, CA. Source: Anton Residential
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2.2.1 Access and Driveways a. Primary Access. Side street or alley access shall serve as the primary vehicular access to parking and carport areas, if available. If not available, the primary street shall provide vehicular access. b. Number of Access Points. A maximum of one vehicle access point from the street is permitted per 100 linear feet of street frontage. c . Enhanced Paving and Pedestrian Connections for Entry Driveways . Entry driveways connecting public streets to the interior of the site shall use enhanced paving treatment with patterned and/or colored pavers, bricks, or decorative colored and scored concrete, a minimum of 12 feet in width as measured from the back of sidewalk or landscape planter abutting the driveway, whichever is closest, and spanning the width of the driveway. Vehicular driveways with access to public streets shall also provide sidewalks and connections on both sides of the driveway and shall be accessible in accordance with all applicable regulations in the Americans with Disabilities Act and with City Building & Safety and Public Works requirements. 2.2.2 Number of Parking Spaces The provisions of Division 4 – Parking of the Irvine Zoning Ordinance shall be implemented except as defined by Section 65585 of the Government Code. 2.2.3 Vehicular Access Design
a. Traffic Calming Measures . Private Streets. Projects with privately owned or maintained streets shall implement traffic calming measures and techniques approved by the City’s Public Works Department. Examples of such traffic calming tools include, but are not limited to, speed tables and speed cushions, angled street parking, high-visibility crosswalks, and intersection bulb-outs. b. Loading, Moving, and Service Areas. All required loading, moving, and service areas shall be located along a building wall other than the primary building frontage, and/or at the rear or side of the site. Loading, moving, and service areas shall be located to not disrupt or block the flow of onsite and offsite vehicular traffic. Loading, moving, and service areas shall not be located within 50 lineal feet of residential dwelling units or common open space areas and shall be visually screened from the public right-of-way with walls, solid fencing, and/or dense evergreen vegetation. Refer to Chapter 3-17 - Loading Dock Areas of the Zoning Ordinance for loading requirements.
c. Passenger Pick-up and Drop-off Location and Rideshare Loading Area . Projects with 50 or More Units. Projects with 50 or more units shall provide at least one pick-up and drop-off and one rideshare loading space within 100 feet of a common open space (such as a lobby, community clubhouse, or pool) or within 100 feet of a vehicular access point. The passenger loading and rideshare area spaces shall each be at least the size of two full-size uncovered parking spaces, as identified in Chapter 4-4 – Design Standards of the Zoning Ordinance and shall be clearly marked and visible from an entry driveway (access point) into the site. d. Vehicle Light Intrusion . Vehicle parking areas shall be located, oriented, and/or screened to prevent visual intrusion of vehicle lights into habitable residential spaces. Where parking areas are located within 15 feet of a residential unit, they shall be located within a garage, carport, or parking structure, or screened by a solid wall, fence, or landscaping a minimum 6 feet in height.
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2.3 Pedestrian Circulation and Access 2.3.1 General Paved or hardscape on-site pedestrian circulation and access shall be provided according to the following standards: a. Pedestrian walkways shall connect residential units to areas throughout the site, such as vehicle parking areas, bicycle parking areas, common open space, waste and recycling enclosures, and other amenities. b. Pedestrian walkways shall connect public sidewalks to all building entrances and vehicle and bike parking areas. c. Pedestrian walkways shall connect primary building entrances through the site interior to all transit stops directly adjacent to the project, if applicable. d. Pedestrian walkways shall connect multiple buildings throughout the site, if applicable.
Stamped concrete walkways connecting buildings throughout the site.
Concrete walkways connecting public sidewalks to building entrances. Rendering of Bluebird Row, Chattanooga, TN. Source: Genesis Studios
Rendering of Winter Park Townhomes, Winter Park, FL. Source: Genesis Studios
2.3.2 Private Pedestrian Walkways Private pedestrian walkways shall be provided with a minimum width of four feet along the entire length, according to the following standards: a. Materials . Walkways shall be constructed of firm, stable, and slip-resistant materials, such as poured-in-place concrete (including stamped concrete), permeable paving, or concrete pavers. b. Enhanced Paving for Pedestrian Crossings . Where a pedestrian walkway intersects with a vehicle accessway, the pedestrian crossing shall include enhanced paving treatment using patterned and/ or colored pavers, brick, or decorative colored and scored concrete. Pedestrian crossings shall feature enhanced paving with a minimum width of five feet and span the length of the intersecting drive area. c. Landscaping . See Chapter 3-15, Landscaping, for landscaping requirements adjacent to pedestrian walkways.
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2.4 Common Open Space – Projects of 20 or More Units Projects of 20 or more units shall provide on-site common open spaces at a minimum of 100 square feet per unit. Common open space includes amenities accessible to all residents such as play areas, community centers, courtyards, gathering and picnic spaces, rooftop lounges, multi-use paths/trails, pocket parks, athletic/recreational courts or gyms, dog runs and enclosures; pools and spas; and community gardens. An application may provide on-site common open space through an amenity not on this list if it is readily accessible by all residents for open and social purposes. The common open space area required as part of this manual may be used to fulfill open space requirements established in the Zoning Ordinance.
Broadstone Edition, Irvine, CA. Source: Broadstoneedition.com
2.4.1 Minimum Dimensions Except for pocket parks and multi-use paths and trails, common open spaces shall be continuous space with no less than 15 feet (continuous) in any given direction. a. Pocket Parks . Pocket parks shall have a minimum width of 50 feet in at least one direction. b. Exemption for Multi-use Paths and Trails . Multi-use paths and trails are not subject to the minimum dimension requirement of 15 feet. 2.4.2 Visibility Common open spaces shall be located and arranged to allow visibility into the space from pedestrian walkways on the interior of the site. Fencing or barriers shall be designed with transparency to allow visibility.
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2.5 Private Recreational Space Private open spaces are intended for use for each dwelling unit and may include amenities such as private gardens and yards, terraces, porches, patios, decks, and balconies. Where provided, private open spaces shall comply with the following requirements. All multi-family residential projects shall provide private open space at a minimum of 80 square feet per dwelling unit.
Placentia Veterans Village, Placentia, CA. Source: TCA Architects
2.5.1 Minimum Dimensions Private open space shall be a minimum of six feet in any direction. 2.5.2 Screening
Railings, walls, and fencing shall be constructed with wood, metal, or glazing when a private open space (balcony or ground floor patio) is located within 15-feet of a window of an adjoining dwelling unit. Screening shall be constructed with limited openings to provide a minimum 85% surface area screening, as measured from the finished floor of the private open space to the top of the railing, fencing, or walls. 2.6 Landscaping Landscaping shall be utilized for all outdoor areas that are not specifically used for parking, driveways, walkways, patios, or open space. Projects shall comply with additional objective standards in the Irvine
Zoning Ordinance Chapter 3-15. 2.6.1 Landscape Buffer
The buffer shall be planted with dense shrubs, which grow to or are maintained at a maximum height of 4 feet.
A landscape buffer of a minimum of five feet wide shall be located adjacent to all ground-level residential spaces to provide additional privacy and security for residents.
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Ordinance, Landscape Manual, Landscape Standard Plans, Sustainable Landscape Guidelines, and any other applicable City regulatory document and permit conditions. 2.6.4 Privacy Landscape screening shall obscure direct sight lines into ground-floor dwelling units and private open space from communal areas such as parking areas, common mailboxes, and pedestrian walkways. Landscaping may be used in combination with walls, fencing, and/or trellises to screen views where consistent with objective standards from the Irvine Zoning Ordinance.
2.6.2 Pedestrian Walkways Pedestrian walkways shall be flanked on both sides with landscaping, including, groundcover and shrubs a maximum of four feet in height. A tree shall be provided on either side of the walkway at a minimum of every 50 feet of walkway length. Regular alternating intervals of trees on both sides of all walkways may be provided where there is sufficient space to promote healthy tree growth and avoid root damage to adjacent hardscape elements. 2.6.3 Plant Selection Projects shall utilize plant materials consistent with the requirements of the Irvine Zoning
Rendering of The Murphy, Irvine, CA. Source: PLC and Milender White
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Elements, Irvine, CA. Source: ElementsIrvine.com
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CHAPTER 3: BUILDING DESIGN STANDARDS
CHAPTER 3
CHAPTER 3: BUILDING DESIGN STANDARDS Topics for this chapter include building massing and form, façade articulation, roof form, building and unit entrances, fenestration, parking structure design, and building materials and colors.
3.1 Building Form, Massing, and Articulation 3.1.1 Building Form and Hierarchy
Buildings greater than two stories shall be designed to differentiate a defined base; a middle or body; and a top, cornice, or parapet cap. Buildings two stories or less shall include a defined base and top. The “base” and “top” each shall not exceed two stories in height (one-story each). This effect shall be achieved through at least two of the following for all buildings: a. Color, texture, or material changes. b. Variations, projections, or reveals in the wall plane. c. Variations in fenestration size or pattern. d. Decorative architectural details such as cornices and columns, or arcades.
Rendering of Element (41 st Street Townhomes), Oakland, CA. Source: Axis Designs
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3.1.2 Wall Plane Variation a.
Upper Floor Area Reduction . The floor area for upper floors shall be a maximum of 90% of the ground floor area. The upper floor area for each upper floor shall not protrude more than five feet over the first floor along the street frontage. b. Horizontal Articulation . Walls visible from a public right-of-way shall not run in a continuous horizontal plane for more than 40 feet without incorporating articulating features such as glazing, overhangs, cornices, canopies, columns, pilasters, trellises, arches, or other clearly defined projecting or recessed architectural elements.
Rendering of Bluebird Row, Chattanooga, TN. Source: CBA Architects
3.1.4 Corner Buildings Corner buildings located at the intersection of two streets that are greater than two stories in height shall include one or more of the following features on both façades: a. An entry to ground floor commercial uses or a primary building entrance located within 25 feet of the corner of the building. b. A different material application,
color, or fenestration pattern of windows and doors from the rest of the façade located within 40 feet of the corner of the building on both sides. c. A change in height of at least five feet (taller or shorter) compared to the height of the abutting façade, located within 40 feet of the corner of the building on both sides. Rendering of Callia, Phoenix, AZ. Source: Toll Brothers
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3.1.4 Roof Line Variations Roof lines shall not extend horizontally more than 40 feet in length without at least one of the following prominent changes described below: a. Provide variation in roof form, such as hipped, gable, shed, flat, and mansard. b. Provide variation in architectural elements, such as parapets, varying cornices, chimneys, and reveals. c. Provide variation of roof height of at least 18 inches, as measured from the highest point of each roof line.
Rendering of Cartwright Family Apartments, Irvine, CA. Source: Cartwright-apartments.com
3.1.5 Flat Roofs and Parapets Parapets shall be provided around the perimeter of a flat roof.
a. Rooftop equipment shall be located a minimum of five feet away from any roof edge and parapet adjacent to a public right-of-way. Rooftop equipment shall also be screened in accordance with Chapter 3-20 of the Zoning Ordinance. b. Interior side of parapet walls shall not be visible from a common open space or public right-of- way. c. Parapets shall be capped with precast treatment, continuous banding, projecting cornices, dentils, or similar edge treatment. 3.1.6 Garages Garage doors shall be recessed a minimum of four inches from the exterior wall to accentuate patterns and relief. Garages shall not front the primary street unless there is no other driveway access available onsite for residential parking.
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3.1.7 Structure Length Minor and/or major massing breaks shall be provided for buildings under the following circumstances: a. Minor. Minor massing breaks shall be
provided at least every 60 feet along the street frontage, adjacent public or common open spaces, publicly accessible outdoor space, or designated open space, with varying setbacks, building entries and recesses, or structural bays. Minor breaks shall be a minimum of one foot deep and four feet wide and extend the full height of the building. b. Major. Major massing breaks shall be
Minor breaks at least every 60
provided at least every 100 feet along any street frontage, adjacent public open space (or private open space where residents of the building would have access), publicly accessible open space, or designated open space. Massing breaks shall be accomplished by using varying setbacks and/or building entries. Major breaks shall be a minimum three feet deep and four feet wide and extend the full height of the building. c. Any single building frontage shall not be longer than 220 feet without a break of at least 15 feet in depth and 15 feet in length. feet. Breaks shall be a minimum of 1 foot deep and 4 feet wide. Major breaks at least every 100 feet. Breaks shall be a minimum of 3 feet deep and 4 feet wide.
3.1.8 Building Height Refer to the maximum building height requirements in the Irvine Zoning Ordinance.
a. Buildings shall be designed with variations in building height to create visual interest. On buildings five or more stories in height, one dominant building height shall not exceed 70% of the building footprint and on buildings up to four stories, one dominant height shall not exceed 80% of the building footprint. Parking structures are not included in the calculation. b. Buildings shall not extend above a plane starting at 25 feet in height directly above the parcel line abutting any residentially zoned parcel and from that point extending in at a 45-degree angle from vertical toward the interior of the site.
3.1.9 Exterior Stairwells Exterior stairwells shall not be oriented to the public right-of-way. Exterior stairwells shall face interior spaces, such as plazas and gathering areas, parking areas, and pedestrian pathways and shall not be separated from these areas for safety and security.
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3.1.10 Building Themes a. Buildings shall carry the same theme on all elevations. For purposes of this requirement, a theme includes primary (non-accent) materials and colors. b. Affordable units and market rate units in the same development shall be constructed of the same or similar exterior materials and details such that the units are not distinguishable.
Graceland Apartments, Seattle, WA. Source: b9 Architects
Ship Street Apartments, Seattle, WA. Source: b9 Architects
3.2 Building and Unit Entrances Entrances for buildings and individual units shall incorporate architectural treatments such as feature window details, towers, decorative veneer or siding, porches, stoops and/or changes in roofline or wall planes.
Rendering of Memorial Care San Clemente, San Clements, CA. Source: TCA Architects
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3.2.1 Common Building Entrance For buildings with one primary entrance that provides interior access to multiple individual dwelling units, the primary building entrance must face the street or common open space areas such as landscaped courtyards, plazas, or paseos. a. Primary building entries serving multiple units shall be easily identifiable and designed with distinctive massing. Entries may include recessed or projecting elements, and/or a change in roofline. b. Primary building entries shall include either projected or recessed weather protection with a depth and width that is a minimum of 50% larger than the entry door.
201 Marshall, Redwood City, CA. Source: TCA Architects
888 San Mateo, San Mateo, CA. Source: TCA Architects
c. Entryways shall not be separated from the street or common open space areas such as landscaped courtyards, plazas, or paseos by vehicular parking, a wall, fence, or landscaping taller than three feet in height. d. Primary common building entrances shall provide a minimum of 40 square feet of decorative and accent paving that contrasts in color and texture from the adjacent pedestrian walkway paving.
Decorative/accent paving at the primary common building entrance contrasting from the pedestrian walkway.
Decorative/accent paving at the primary common building entrance contrasting from the pedestrian
Verdant Apartments, San Jose, CA Source: Verdant-apts.com
Artisan Crossing, Belmont, CA Source: Artisan-Crossing.com
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3.2.2 Individual Unit Entrance
a. On lots where units have individual exterior entrances, all ground floor units with street frontage must have an entrance that faces the street. If any wall of a ground floor unit faces the street, the unit must comply with the following requirements: i. Buildings with individual exterior entrances shall be articulated with stoops, porches, balconies, overhangs, arcades (i.e., facades with an attached colonnade covered by upper stories where the sidewalk is fully incorporated under the roof), recessed forecourts (i.e., recessed courts within a storefront gallery or arcade frontage suitable for gardens, vehicular drop-offs and utility off-loading), galleries (i.e., storefronts with an attached colonnade that projects over the sidewalk and encroaches into the public right-of-way), and other architectural devices that articulate the façade.
Rendering of Residences at Northridge, Northridge, CA. Source: TCA Architects
Rendering of 330 Distel Circle, Los Altos, CA. Source: KTGY Architects
Rendering of Jantzen Apartments, Portland, OR. Source: SERA Architects
Rendering of Nubian Square, Roxbury MA. Source: TAT Architects
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ii. Entryways shall not be separated from the street by vehicular parking, a wall, fence, or landscaping taller than three feet in height. iii. Weather Protection . Entrances shall have either a projected sheltering element or be recessed from the main façade; the projection or recess shall have a minimum depth of 24 inches.
Elements Wood, Irvine, CA. Source: ElementsIrvine.com
b. If exterior corridors are proposed, exterior entrances to individual units on upper floors are permitted through an exterior corridor. No exterior access corridor providing access to upper- floor units shall be longer than 40 horizontal feet. c. On lots where units have individual exterior entrances, all ground floor units without street frontage may face the interior of the lot and must be oriented to common areas such as paseos, courtyards, parking areas, and active landscape areas. d. A pedestrian walkway that is a minimum of 4 feet in width shall provide a connection between the public street and all building entrances that are required by Chapters 1 and 2 of this Manual. Where site grades prohibit direct access to the street, a separate walkway may be provided at the top or bottom of the finished grade for entryways along the street.
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3.3 Windows and Doors
Rendering of Plaza Verde, Irvine, CA. Source: KTGY Architecture + Planning
a. Street-facing building walls shall provide clear glass windows or doors for a minimum of 35% of the building frontage. All structured parking facilities are exempt from this standard and are excluded from this calculation. b. When dwelling units are abutting common open space areas, a minimum of one window from each dwelling unit shall be located to overlook any common area. c. Window and door style, material, shape, and proportion shall be consistent on all elevations. d. Windows shall be designed to include a variation in opening size, varied and/or orderly grouping of windows, or use of recessed windows (minimum three inches for surrounding wall plane). No blank wall areas (without windows or entrances) exceeding 20 linear feet shall be permitted. e. All windows facing a public right-of-way and visible from public view shall feature enhanced window treatments, such as decorative architectural brackets, trim, shutters, awnings, and/or trellises. f. A window trim of at least one inch in width shall be provided at all exterior window and door openings. In lieu of exterior window trim, windows can be recessed from the wall plane by a minimum of three inches. g. The use of functional or decorative shutters shall reflect the same dimensions as the adjacent window glazing. h. Mirrored glass is prohibited to minimize off-site glare and maximize transparency.
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3.4 Materials and Colors
The George, Anaheim, CA
Elements - Wood, Irvine, CA
Penrose, Bozeman, MT
Source: ElementsIrvine.com
Source: AO Architects
Source: Whitney Kamman Photography; Zakara Photography
9th Avenue North, Nashville, TN
3.4.1 Variation Between Buildings – Projects with Multiple Buildings For projects with multiple buildings, the colors and materials of exterior walls, doors, and accents (such as window trim) shall vary for each building. 3.4.2 Consistency Between Elevations
Source: Humphreys & Partners
The same materials, colors, and styles of windows, doors, roofs, decks, balconies, exterior staircases, porches, and any façade treatment shall be used on more than one elevation of a building. 3.4.3 Wall Material The primary exterior siding material for buildings shall be wood, stone, brick, stucco, fiber cement, composite wood, or stone. Plywood is prohibited. 3.4.4 Chimneys Chimneys shall either be painted the same color as the exterior wall or constructed with the same materials present on other accents or elements of the façade. 3.4.5 Material Transition Changes in material shall occur on opposing walls at the corner of intersecting walls or at architectural features that break up the wall plane, such as columns. 3.4.6 Accent Material Use of two or more accent materials such as glass, tile, brick, stone, concrete, or plaster, which differ from the primary exterior siding material, shall be incorporated to highlight building features.
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4
Aurum, Irvine, CA. Source: AO Architects
CHAPTER 4: ADDITIONAL MIXED-USE STANDARDS
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CHAPTER 4
CHAPTER 4: ADDITIONAL MIXED-USE STANDARDS The following standards shall be implemented by mixed-use projects in addition to the standards in Chapter 3: Building Design Standards. Topics in this chapter specifically remedy potential conflicts and considerations derived from the integration of various uses. The following standards are categorized by vertical and horizontal mixed-uses; all standards apply to structures that contain either or both vertical and horizontal mixed-uses. 4.1 Vertical Mixed-Use The following standards apply to all vertical mixed-use buildings where there are multiple uses (e.g., residential, and non-residential uses) on different floors of the same building.
Rendering of Fourth Street Apartments, Santa Ana, CA. Source: Red Oak Investments
4.1.1 Ground Floor Use and Activity In addition to non-residential uses, common open spaces, amenities, and leasing offices are allowed on the ground floor along the primary street. Residential dwelling units shall not be located within the ground floor space along the primary street. 4.1.2 Ground Floor Height Mixed-use buildings shall incorporate a minimum ground floor height (measured from floor to floor) of 14 feet.
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4.1.3 Ground Floor Transparency Mixed-use buildings located adjacent to a primary street shall include windows and doors for a minimum of 50% of the facade along the ground floor. The area of signage and posters within a window display shall not count towards this requirement. a. Parking garages are not required to meet the ground floor transparency requirement. b. Transparent or translucent glazing is required on the ground floor façade. Opaque, reflective, or dark tinted glass that obstructs interior views at the street level is not permitted.
Rendering of Evermont, Los Angeles, CA. Source: TCA Architects
4.1.4 Product Displays The bottom of any product display window shall be between 18 to 35 inches in height, as measured from the height of the finished grade of the sidewalk. Product display windows shall be internally lit. 4.1.5 Ground Floor Pedestrian Scale Mixed-use building façades located adjacent to the primary street shall provide two of the following for every 40 feet in façade length. a. An awning, canopy, or other shade/weather protection structure a minimum of 10 feet in height as measured from the height of the finished sidewalk. i. If provided as one continuous awning, canopy, or other shade/weather protection structure, the structure shall extend a minimum of 10 feet in length. ii. If provided as multiple awnings, canopies, or other shade/weather protection structures, the structure shall be provided at a minimum over every window. b. A change in exterior wall material consistent with Chapter 3.4, Materials and Colors.
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c. Planter boxes located under each window or on either side of entry doors, each a minimum of four feet in length. d. Signage projecting from the building façade wall at a perpendicular angle, or signage attached to a fixed canopy or awning. Signage shall adhere to Division 7 of the Zoning Ordinance.
Rendering of 330 Distel Circle, Los Altos, CA. Source: KTGY Architecture + Planning
4.2 Horizontal Mixed-Use The following standards apply to all horizontal mixed-use developments where there are multiple uses (e.g., residential, and non-residential) in the same building or within different buildings that are part of the same project or development site:
Renderings of Cypress City Center, Cypress, CA. Source: AO Architects
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4.2.1 Pedestrian Circulation Pedestrian walkways shall connect multiple buildings throughout the site, as per Chapter 2.3 Pedestrian Circulation and Access. 4.2.2 Access to Common Open Spaces Commercial tenants, visitors, and residents shall be given access to the same common open spaces, or separate common open spaces. 4.2.3 Nuisances and Hazards General Requirement Buildings shall be located and sited in compliance with objective standards in the Irvine Zoning Ordinance as related to noise, vibration, odor, glare, and other nuisances and hazards. Non-Residential Back of House and Outdoor Receiving Areas a. Back of house areas include all behind-the-scenes areas that are not intended for customers to see. This includes, but is not limited to, offices, storage areas, kitchen and preparation areas, trash storage, and delivery areas. All back of house and outdoor receiving areas shall be incorporated as part of the overall building design with similar materials, colors, and architectural features. Back of house areas shall be fully screened by mature landscaping or other similar screening materials so that these areas are not visible from any residential units. i. Where back of house areas absolutely cannot be incorporated into a building, they shall be located at the rear of the site in freestanding, completely enclosed structures designed to be compatible with the architecture of the rest of the development. Hotels and Outdoor Dining Areas a. Hotel main entries shall be oriented away from residential unit entries and balconies. b. Outdoor dining areas shall be oriented away from residential unit entries. c. Hotel main entries and outdoor dining areas shall be separated from residential units by mature landscaping or other similar screening materials. d. Hotel main entries and outdoor dining areas shall incorporate the following design strategies to provide privacy for residential uses: offsetting windows, clerestory windows, opaque treatment on windows.
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5
The Carlyle Irvine, CA. Source: Livecarlyle.com
CHAPTER 5: UTILITARIAN DESIGN STANDARDS
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CHAPTER 5
CHAPTER 5: UTILITARIAN DESIGN STANDARDS The following standards relate to the operational fixtures and structures of multi-family residential and mixed-use buildings. 5.1 Community Delivery Center – Projects of 20 or More Units For all developments consisting of 20 or more residential units, a delivery room, consolidated mailbox, or mail pick-up and drop-off location shall be provided. This amenity shall have direct pedestrian access to the public right-of-way for delivery personnel. A dedicated United States Postal Service parking space shall be provided near the community delivery center.
5.2 Fences and Walls
Rendering of Portico – One Scottsdale, Scottsdale, AZ. Source: KTGY Architecture + Planning
5.2.1 Fence Materials a. Fences, walls, and gates shall be architecturally treated on both sides. Fence, wall, and gate materials and finishes shall be constructed of quality and durable materials. Refer to Irvine Zoning Ordinance Chapter 3-35 for permitted and prohibited materials. b. Where fences and walls of different materials or finish touch or intersect, a transition such as a pilaster shall be provided. 5.2.2 Retaining Wall Materials a. Retaining walls shall be constructed of masonry material such as brick, poured-in place concrete with architectural finish, stone, or ornamental/split face concrete blocks. b. Where retaining walls of different materials or finish touch or intersect, a transition such as a pilaster shall be provided. 5.2.3 Fence and Wall Relief a. Exterior fences/walls abutting a public right-of-way shall provide a landscaped recession for every 50 feet of continuous wall length. The landscaped recession shall accommodate a mature tree.
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