§ 1500-06-060. Multi-family Residential Design Checklist

A.

Intent. The Design Checklist (Table 1500-06-3) specifies the County's requirements for the design of new multi-family residential development projects. The Checklist is not intended to dictate a specific style or look for a particular project, but rather define the general elements of project design appropriate to the type and character of development anticipated within Sutter County. The intent is to ensure consistency and fairness in the design review process; promote high quality and functional design; ensure compatibility between adjacent uses; and create an aesthetically pleasing living environment.

B.

Design Review Required. Approval of a Minor Design Review application for multi-family uses of less than 20 units and a Design Review application for multi-family uses of 20 units or more is required in accordance with Section 1500-25-040. All of the individual design criteria included on Table 1500-06-3 shall be required of projects subject to Design Review approval, unless otherwise determined by the County as not applicable or appropriate based on a particular project's use, scale, location or other distinct circumstance. Additions to existing residences and new or the expansion of existing residential accessory buildings shall not require Design Review.

C.

Sphere of Influence. In addition to Table 1500-06-3, multi-family residential development proposed within a City's Sphere of Influence shall comply with the adopted multi-family design criteria, landscape requirements and development standards of the adjacent City, to the extent determined applicable and appropriate by the County.

D.

Flexibility in Implementation. The Design Checklist is intended to be flexible in its implementation. Alternatives to the Design Checklist may be considered by the Director if it is determined to provide an equivalent design approach. Given the wide range of circumstances and potential design solutions, creativity is encouraged to satisfy the intent of the individual criteria incorporated.

E.

Design Checklist.

Table 1500-06-3: MULTI-FAMILY RESIDENTIAL DESIGN CHECKLIST
Y Yes, Project Complies      N No, Project Does Not Comply NA Criteria Not Applicable or Appropriate to Project
1. Building Design and Architecture	Plan Complies (Y/N/NA)
a. Buildings provide for variation of materials, colors, and articulation. Particular attention is given to the design of buildings that are located in close proximity to highways and arterial roadways.
b. Building design incorporates architectural treatments to break up uninterrupted expanses of wall. Examples of appropriate architectural enhancements include offsetting or varying building setbacks, wall planes, and rooflines; varied building materials and colors; covered porches, balconies, entries, windows, and building projections; or other features.
c. All building elevations that are publically visible are designed with a complementary level of architectural detail and quality of materials. Building walls that face or that are highly visible from highways and arterial roadways have received special consideration in their architectural treatment.
d. Main entries to buildings are emphasized through distinctive building forms and materials, architectural detailing, lighting and other similar features.
e. Building designs, architecture, materials and colors are coordinated within defined complexes to create unified, harmonious, and identifiable projects.
f. The design of accessory or utility buildings is complementary to the primary building(s). In situations where the accessory or utility building is determined to not be visible from the public right-of-way or from adjacent properties, the County may consider a "relaxation" of this design criterion.
g. Except for alternative energy systems such as solar and wind, all roof and ground mounted mechanical equipment is screened from view from adjacent properties, adjacent roadways and public right-of-way, and parking areas. The required screening is provided as an integral aspect of the building's design.
h. Trash enclosures are located in low profile locations away from streets, project entries, and pedestrian activity areas. Trash enclosures are 6 feet in height, consistent with the design of the building(s), and constructed of decorative masonry block with metal gates.
i. Building designs, materials, and other methods are incorporated as appropriate to minimize consumption of non-renewable resources in compliance with Sutter County's Climate Action Plan.
2. Landscaping	Plan Complies (Y/N/NA)
a. A minimum 15 foot wide landscape planter, excluding curbing and sidewalk, is provided along all highways and arterial roadways. A minimum 10 foot wide landscape planter is provided along all other road frontages where development is proposed.
b. A minimum 10 foot wide landscape planter, excluding curbing, is provided where development is proposed adjacent to non-multifamily residentially zoned properties. Within this planter, screen trees from the Landscape Plant Materials List maintained by the Development Services Department are planted in combination with other plant materials to provide a dense visual screen.
c. Shrubs and/or vegetative groundcover are planted to achieve 50% ground coverage of the planter area within 5 years. All trees, shrubs and groundcover are from the Sutter County Preferred Landscape Plant Materials List maintained by the Development Services Department.
d. All landscaping is within planters separated from required parking and driveways with six inch concrete curbing. No planter is smaller than 25 square feet, excluding curbing. Each planter includes an irrigation system.
e. Not more than 25 percent of any planter or landscaped area is covered with hard surfaces such as gravel, landscaping rock, artificial turf, concrete or other impervious materials. Bus shelters are excluded from this limitation.
f. A minimum of 1 tree per 4 spaces within a planter adjacent to a double row or single row of uncovered parking is provided. As an alternative, the applicant has provided a shading plan prepared by a certified landscape architect or arborist (applying commonly accepted methodology),that 50 percent shading of paved uncovered parking surfaces (stalls, aisles & maneuvering areas) will be achieved based upon the canopy spread of trees within 15 years of planting. All required parking lot shading trees have large canopies, produce low liter and are deep rooted.
g. Landscape planter "islands" are provided within parking lots to meet the shading requirements and to break up large expanses of parking spaces. All landscape planter islands contain a tree, are planted with shrubs and ground cover, and are similar in size to the adjacent parking stalls.
h. Deciduous trees are planted on the west and south sides of buildings where possible to help reduce cooling loads during summer months and permit solar gain during winter months.
i. Landscaping and lighting plans have been coordinated to assure that vegetation growth will not interfere with intended illumination of security and parking lot lighting.
j. Pervious paved surfaces, vegetative groundcover, natural bio-swales, and other practices may be incorporated where possible to increase filtration and reduce project run-off.
3. Vehicular Circulation and Parking	Plan Complies (Y/N/NA)
a. Parking areas are generally located to the rear or side of the property rather than along street frontages in order to minimize visual impacts. When adjacent to a street frontage, parking areas are screened to the extent practical through the use of berms, low screen walls, and/or landscaping.
b. Internal vehicular circulation is designed to promote efficiency and convenience, and provides adequate areas for maneuvering, stacking, loading, and emergency access.
c. Driveways are minimized and located as far as possible from intersections. Sight distances are maximized at all intersections and driveways. All crossings, driveways, intersections and other transportation facilities are located and designed so that easy access is provided with a minimum of conflicts with other uses.
d. Where a transit stop exists or is planned adjacent to the project, connections are provided from the transit stop to the project.
e. Guest parking is distributed evenly throughout the project site.
f. Signing and highly visible building numbering are provided to facilitate interior circulation and wayfinding for emergency services and visitors.
g. The project is in compliance with all other requirements of Article 20 (Parking and Loading).
4. Pedestrian and Bicycle Facilities	Plan Complies (Y/N/NA)
a. Facilities for pedestrian and bicycle circulation are physically separated from vehicular circulation to the extent feasible. Primary pedestrian routes and access points are specially treated and include shade trees, adequate lighting, paving, and/or other elements that distinguishes pedestrian from automobile areas.
b. Pedestrian crossings of vehicular routes are emphasized with a change in grade, materials, textures, colors and/or other elements to improve visibility and safety.
c. Bicycle racks and lockers, where provided, are located in highly visible and well lighted areas.
d. Pedestrian and bicycle access between adjacent projects and uses is provided as appropriate.
5. Walls	Plan Complies (Y/N/NA)
a. Walls that are either proposed by the applicant or that are required (i.e. for screening purposes, to attenuate noise impacts, etc.) along highways and arterial roadways are solid, located outside of any required landscape planter, and are constructed of either decorative masonry block (i.e. split face block, masonry block with stucco coat), or solid wood frame with stucco coat that complements the design of the building(s).
b. If a wall is required due to noise impacts, it has been clearly demonstrated that the proposed materials and construction will adequately attenuate noise to acceptable levels.
c. Changes in wall planes, materials, and surface textures as well as the placement of pilasters, trim caps, landscape massing's, vines and similar elements are incorporated as appropriate to break up long sections of walls along highways and arterial roadways.
d. Projects that abut non-multifamily residentially zoned parcels include a minimum 6 foot high solid wall (i.e. decorative masonry block such as split face or masonry block with stucco coat, solid wood frame with stucco coat, or similar alternative as approved by the Director) along the shared property boundary. The height of the wall may be reduced to a minimum of 4.5 feet high along a shared property boundary that abuts a parking area.
e. Wall openings are provided as appropriate to allow pedestrian and bicycle access between uses.
6. Lighting	Plan Complies (Y/N/NA)
a. Parking lot lighting does not exceed 20 feet in total height, is oriented and shielded to direct the light downward onto the subject property and not spill onto adjacent properties or road rights-of-way. Lower lighting standards may be required adjacent to single-family development in order to minimize light spillage.
b. Full cutoff lighting fixtures, diffusers and other "dark-sky" and low glare technologies are used to reduce light pollution and glare.
c. Energy efficient lighting fixtures, sources and practices are incorporated as appropriate.
Table 1500-06-3: MULTI-FAMILY RESIDENTIAL DESIGN CHECKLIST
Y Yes, Project Complies      N No, Project Does Not Comply NA Criteria Not Applicable or Appropriate to Project
d. Conditions are incorporated satisfactory to the County to ensure that, prior to issuance of a building permit, a point-by-point exterior lighting (photometric) plan will be submitted which demonstrates compliance with the following illumination requirements:
i. Parking lots, driveways and trash enclosures are illuminated with a minimum maintained 1 foot-candle of light, a uniform ration (maximum to minimum) of 4:1, and an average not to exceed 4 foot-candles of light.
ii. Pedestrian walkways are illuminated with a minimum maintained 0.5 foot-candle of light and an average not to exceed 2 foot-candles of light.
iii. Exterior doors are illuminated with a minimum maintained 1 foot-candle of light, measured within a five foot radius on each side of the door at ground level.
7. Signs	Plan Complies (Y/N/NA)
a. The design of signs integrates with the architectural style, materials, and other design features of the building(s) or complex they identify.
b. Sign design within complexes is coordinated and complementary.
c. All signage complies with the requirements of Article 21 (Signs).
8. Open Space and Common Facilities	Plan Complies (Y/N/NA)
a. Each unit provides some form of usable private open space, such as a patio, porch, deck, balcony, yard, or shared entry porches or balconies.
b. Functional common open space is included for passive and active recreational uses. Common open space areas have minimum dimensions of 15 feet in width, and are centrally located and conveniently accessible.
c. Recreational amenities are incorporated into common open space areas such as a swimming pool, gym, clubhouse, tot lot, picnic/barbecue area, game court, daycare and other facilities.
9. Natural Features	Plan Complies (Y/N/NA)
a. Existing significant natural features such as mature trees 6-inches in diameter or greater at breast height), other native vegetation, natural ground forms, rock outcroppings, water features, drainage courses, and scenic views are retained to the extent practical.