Resolution 2001-67
RESOLUTION NO. 2001-67
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
GILROY APPROVING M 01-07, ADOPTING A MULTI-
FAMILY RESIDENTIAL DESIGN POLICY.
WHEREAS, several recent multi-family development projects were built to minimum
standards, resulting in a lack of visual aesthetics, detraction from neighborhood identity and
providing few, if any, amenities for the residents of the project; and
WHEREAS, the City desires to create standards for design review of multi-family
projects to enhance the quality of those projects; and
WHEREAS, the Multi-Family Residential Design Policy includes three design
requirements: site design, building design and landscape design; and
WHEREAS, the Planning Commission held a duly noticed public meeting on September
6, 2001, at which time the Planning Commission considered the public testimony, the Staff
Report dated September 7, 2001 ("Staff Report"), and all other documentation related to M 01-07
and recommended that the City Council approve M 01-07; and
WHEREAS, the City Council held a duly noticed public meeting on September 17, 2001,
at which time the City Council considered the public testimony, the Staff Report and all other
documentation related to application M 01-07; and
WHEREAS, the location and custodian of the documents or other materials which
constitute the record of proceedings upon which this project approval is based is the office of the
City Clerk.
NOW, THEREFORE, the City Council hereby adopts the Multi-Family Residential
Design Policy, attached hereto as Exhibit A and incorporated herein by this reference.
\CDS\529312.1
01.()92404706002
-1-
ResolutiQn No. 2001-67
PASSED AND ADOPTED this 1st day of October, 2001, by the following vote:
AYES:
NOES:
ABSENT:
ATTE~l:7 - ,
. ." '7 w/".v (
Rhond Pellin, City Clerk
\CDSI529312.1
01-092404706002
COUNCILMEMBERS:
G. ARELLANO, p, ARELLANO,
MORALES, PINHEIRO, SUDOL,
VELASCO and SPmNGER
COUCILMEMBERS:
NONE
COUNCILMEMBERS:
NONE
APPROVED:
-/h~~
Thomas W. Springer, y r
'--
-2-
Resolution No. 2001-67
EXHIBIT A
MVL TI-FAMIL Y RESIDENTIAL
DESIGN POLICY
This Policy is primarily directed towards neuJ
development for all multi-family residential
developments greater than 2 units which include
Zoning Districts R2 (Two family), R3 (Medium Density),
R4 (High Density) and all multi-family PUD's.
This Policy is directed toward providing consistent
standards for reviewing new multi-family Architectural
& Site Review Applications.
09/06/01
Multi-Family Residential Design Policy
I. SITE DESIGN
A. Building Placement- Streetscape
2
09-06-01
Multi-family housing will be required to have varied setbacks from the street. Building
elevations that relate to the street by providing porches and balconies work to develop
neighborly awareness of people passing by and provide passive observance of street activities.
1. Street oriented facades shall have porches, balconies, stoops and/or other architectural
detailing that aUow for passive viewing of the street on at least the majority of street
facing units.
2. Preferred building layout is clustered or staggered facades.
3. Building separation should vary and wiU be evaluated in relation to each project
whereby as separation decreases active landscape area increases.
4. Each project will be evaluated so that views into the project from the street can be
maintained.
5. A site plan showing contours, building footprints, vehicular and pedestrian circulation
shall be required during Architectural & Site Review.
Multi-Family Residential Design Policy
B. Building Placement- Interior
3
09-06-01
Building placement shall create spaces that are actively used and viewed from each
surrounding unit. This space (Residential Use Areas) shall be aesthetic in design allowing
residents passive and active interaction with neighbors; linking the site and the landscape
among the buildings, uninterrupted by parking.
1. Interior space should be fluid and irregular in shape, connected by pedestrian pathways
with active and passive landscape elements.
a) A "Residential Use Plan" wiU be required during Architectural and Site
Review. The base of this plan wiU show the site, building locations and
pedestrian pathways that link the project.
2. Interior space shall have design elements that allow neighbor interaction; open
stairways, low fences and shared landscape.
a) Maximum height of solid patio or screen walls will be 4 feet.
b) Typical details showing materials and construction wiU be reviewed
c) Opportunities for open views from stairways and private spaces will be shown
and identified on the "Residential Use Plan.
3. Interior space should allow for residents to claim individual space at their residence.
4. Common areas shaU interface with interior space areas, trash, laundry, mail drops.
a) Common areas wiU be shown on the "Residential Use Plan" and related to the
pathway system.
Multi-Family Residential Design Policy
C. Parking
4
09-06-01
Parking layout should be interior to the project and all parking will be designed so that it wiU
not be visible from the street.
1. Parking shall be hidden from the street.
a) Site plan, landscape plan and detailing will demonstrate that parking is hidden
from the street.
2. Parking shall be architecturally designed to complement the buildings.
a) Typical architectural detailing will be shown that matches or complements the
building.
b) Parking under buildings is encouraged. Garage doors will be located so that
few, if any, doors directly front the street.
3. Parking will be limited to no more than 12 stalls in a row without a landscape visual
break. The break wiU be at least five feet wide within the parking area.
4. Elevations shaU be provided from multiple street vantage points to illustrate the
screemng.
Multi-Family Residential Design Policy
5
II. BUILDING DESIGN
A. Architectural Elements
09-06-01
Architectural facades rich in detailing add to the character of the neighborhood. The project
design shall promote buildings that are openly visible and attractive from public or private
streets. AU elevations of each building shall be architecturally interesting. Porches, patios,
balconies and stoops shall be provided on the majority of units and shall provide opportunity
for passive viewing and interaction with all active landscape areas and street frontages.
1. Balconies, patios, porches, stoops or an equivalent architectural design wiU be required
on the majority of the units. These architectural elements will be designed to allow
residents' visibility to the street and all active landscape areas.
2. Ground floor patios will have a maximum solid fence/wall height of 4 feet.
3. Every building elevation will have some measure of architectural detailing/articulation,
which is complementary to the building and provides an attractive facade.
4. Complete building elevations shall be required during Architectural & Site Review.
Multi-Family Residential Design Policy
B. Building Materials
6
09-06-01
The use of several materials directly impacts how attractive a building appears. Generally
buildings that use two or more materials are more attractive than those with only wood or only
stucco. Also by changing the paving material, at least at key points, provides an attractive
contrast in walkways and vehicular drives.
1. Minimum of two different building materials shall be used on each building elevation;
i.e. stone, wood, masonry, or metal. The materials wiU be complementary to the
architectural design.
2. Roofing wiU be evaluated for texture and color and shadow relief
3. Pedestrian and vehicular pavement designs wiU include material and/or color changes
at entrances, walkways and crosswalks and other significant areas.
4. Solid fencing shaU not be aUowed adjacent to streets.
5. Pedestrian oriented lighting design will be provided where some of the fixtures are free
standing and separate from the buildings.
a) Pedestrian oriented lighting wiU be shown on the "Residential Use Plan".
Multi-Family Residential Design Policy
C. Colors
7
09-06-01
Varied building colors are essential to a quality project. When only one color is used the
project seems drab and uninviting. Every residential development shall be reviewed to ensure
that the use of color varies on each building and throughout the project with base colors being
natural in tone.
1. Minimum of two colors per elevation plus a trim and roof color.
2. Using multiple facade materials (wood, stone, stucco, brick etc.) may constitute an
additional color.
3. Color accents shall vary throughout the project and shall be complementary.
4. Large projects over 15 units should be required to mix in an additional complementary
color palette for at least 30% of the units.
5. Color pallet layouts shall be required during Architectural and Site Review.
Multi-Family Residential Design Policy
III. LANDSCAPE DESIGN
8
09-06-01
A. Passive Landscape Areas
Planting is an important design element that adds to the quality of residential living. Large
trees provide shade and cooling from the hot summer sun and plant material provides color
and changing seasonal interest. Minimal planting both in quality and size is uninviting,
provides inadequate shading and does not promote use and enjoyment of the grounds. Any
project submitted under these guidelines shall provide a detailed landscape site plan.
1. Projects should have a variety of trees and shrubs to insure that a mature landscape wiU
provide shade and comfort to the residents.
a) No single species of any category of plants (trees or shrubs) will comprise
more than 20% of the total plant pallet in that category.
b) Thirty-three percent (33%) of the plant material wiU be provided at a minimum
size of 24" boxes for trees, 5 gaUon for shrubs, one gaUon for perennials.
2. Projects wiU be designed so that there is a planter area associated with each ground
floor living unit. This planter area will be raised or otherwise protected from
pedestrian foot traffic.
3. Planter areas shaU be provided at each:
a) Building entrance.
b) Each sidewalk entry from the street.
c) Each sidewalk entry from parking areas.
4. A Streetscape Planting Design Concept shall be required and reviewed during
Architectural and Site Review. The design will coordinate with the Community
Services Department the street tree species which will be used.
5. Plant buffers wiU be as creative as possible avoiding long and narrow planting strips.
a) Plant buffers will be evaluated so that buffers adjacent to the street average 15
feet with 10 feet minimum width.
b) Plant buffers will be evaluated so that side and rear yard perimeter buffers
average 8 feet with 5 foot minimum width.
6. The detailed landscape site plan will be consistent with the Consolidated Landscaping
Policy
Multi-Family Residential Design Policy
9
09-06-01
B. Active Landscape Areas and Amenities
Every project shall have a variety of active landscape space. Active landscape spaces are
specifically designed to be used and include amenities that provide opportunities for people to
use them. The variety of amenities is infinite and can be items like a park bench, sand courts,
a swimming pool, half court basketball, tot play structure, gazebo, picnic tables, BBQ, etc.
Without amenities there is little ability to enjoy the outdoor residential environment. Active
landscape areas may coincide with interior active landscape area requirements.
1. Active landscape areas will be reviewed in terms of one amenity per 4 units and also as
to the mix and value those amenities provide to the residential quality oflife.
a) Active landscape areas will be shown on the "Residential Use Plan".
b) Amenities wiU be reviewed as to variety provided and whether or not the
amenity is appropriate for the scale and density of the project.
2. Passive landscape areas will not be used to fulfiU active landscape requirements. Each
project wiU be reviewed to determine if the active landscape areas proposed are
suitable for the scale of the project and a Staff recommendation made if they need to be
increased.
3. There wiU be a minimum requirement that projects must meet.
a) All developments with more than four units shaU provide a play area with at
least two structured play modules (i.e. slide and sand box, or tunnel and
climber) and a picnic table adjacent to the play area.
b) Senior or convalescent type housing is exempted from anv nlav area
roollirement hilt develonments with more tiMID two units shall nrovide
~h.9ded outdoor natio and ~ittilW mace..
Multi-Family Residential Design Policy
Residential Use Plan
A "Residential Use Plan" as identified in the
Multi-Family Residential Design Policy must show the
following items (as applicable) for the project:
1. Interior landscape spaces formed by building placement with
pedestrian pathways shown, see Section (I), (B), (1), (a).
2. Opportunities for open views within the project,
see Section (I), (B), (2), (c).
3. Location of Common areas will be identified and related to
the pathway system, see Section (I), (B), (4), (a).
4. Pedestrian oriented lighting, see Section (II), (B), (5), (a).
5. Active landscape areas designed for active use with proposed
amenities shown, see Section (III), (B), (1), (a).
~..~~
I, RHONDA PELLIN, City Clerk of the City of Gilroy, do hereby certity that the attached
Resolution No. 2001-67 is an original resolution, duly adopted by the Council of the City of
Gilroy at a regular meeting of said Council held on the 1 st day of October, 2001, at which
meeting a quorum was present.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Official Seal of
the City of Gilroy this 11th day of October, 2001.
(Seal)