RES-9847 Infill Residential Design Guidelines ApprovalRESOLUTION NO. 9847
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF ORANGE APPROVING INFILL
RESIDENTIAL DESIGN GUIDELINES TO
ESTABLISH PROCEDURES FOR THE REVIEW OF
INFILL RESIDENTIAL DEVELOPMENT
APPLICANT: CITY OF ORANGE
WHEREAS, staff encountered a variety of reoccurring design related issues associated
with the construction of new houses on vacant lots within established residential areas,
substantial additions to existing homes, accessory living units, and small subdivisions and;
WHEREAS, the lack of policy tools needed to resolve said design related issues
hindered staffs ability to protect the visual quality and character of Orange's neighborhoods,
and;
WHEREAS, staff has drafted a set ofInfill Residential Design Guidelines for use in the
review of in fill single-family residential development projects,
and;WHEREAS, the adoption of the Infill Residential Design Guidelines are
categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per
State CEQA Guidelines Section 15305 (Class 5, Minor Alterations in Land Use Limitations);
and WHEREAS, the City Council conducted one duly advertised public hearing on
March 23, 2004, for the purpose of considering the Infill Residential Design
Guidelines.NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Orange that the Infill Residential Design Guidelines, attached hereto as Exhibit A and
incorporated herein as fully set forth, establishing guidelines and procedures for the review of
infill residential development is hereby adopted and approved based on the
following:I. Infill Residential Design Guidelines are needed to protect and preserve the
character of established single-family residential neighborhoods throughout
the City.2. The Infill Residential Design Guidelines support Land Use Element Goal 6.
0 andImplementation 6.3.3, as well as Open Space and Conservation Element Goal
5.0 and Policy 5.5, which together call for the promotion of good urban
design, the updating of City codes to reflect the latest policies regarding
community appearance and design, and the preservation of visual resources in the
community including ridgelines. The Infill Residential Design Guidelines document the
City's expectations for the design of new development in
established single-family residential neighborhoods, and in areas with distinctive
topographic
or
BE IT FURTHER RESOLVED that the Infill Residential Design Guidelines are
hereby approved and adopted in conjunction with Ordinance 8-04 and shall be effective
upon the effective date of said
ordinance.ADOPTED this 23rd day of March,
2004.t...
YJi{of
Orange
ATTEST:ity Clerk, CiangeMaryE.
M I, MARY E. MURPHY, City Clerk of the City of Orange, California, do hereby
certify that the foregoing Resolution was duly and regularly adopted by the City Council of the City
of Orange at a regular meeting thereof held on the 23rd day of March, 2004, by the
following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:COUNCILMEMBERS: Ambriz, Alvarez, Murphy, Coontz,
Cavecche COUNCILMEMBERS:
None COUNCILMEMBERS:
None COUNCILMEMBERS:
None
1/ ()MaryE.M ity
Clerk,
2
CITY OF ORANGE
IN FILL RESIDENTIAL DESIGN GUIDELINES
Exhibit "A"
TABLE OF CONTENTS
I. purpose.. .............................. ................................................ ...... ....
II. Background.....................................................................................
I
III. Goals and Objectives................................ .................. ......... ..... .... ......
I
IV. Relationship to General Plan....... ...................... ........ ......... ............ .......
2
V. Applicability.... ..... .............................................................................
2
VI. Process................ ... ...... ............................................................. ....
3
VII. Guidelines....... ...... ................ ....................... ...... ............................
4
A. Site Planning........ ......... ........ ... .................................................
4
B. Scale.... ............ ...... ...................... ...... ..................... ... .............
5
C. Architectural Considerations.. .......... ........ ...... .......... ......... ........ ......
7
D. Topography and Natural Features......................................................
10
E. Accessory Features.............. ................................... .....................
11
1
I. PURPOSE
The City of Orange Infill Residential Development Guidelines are intended to convey to property
owners and developers the fundamental expectations the City has for the development of parcel
map subdivisions, new single-family residences, accessory dwelling units, and major
residential additions. This document offers guidance to promote context-sensitive
infill development.
II. BACKGROUND The residential districts of the City of Orange are diverse, representing the
architectural styles and residential development trends of the past two centuries. Architecturally, the
City's neighborhoods consist of a variety of housing types ranging from historic Victorian
cottages and Craftsman bungalows, to post-War ranch-style
and contemporary residential designs.Orange neighborhoods are similarly diverse in their urban
form, with historic development occurring along streets laid out in a grid pattern, and more
recent development occurring along curvilinear street patterns with a preponderance
of cul-de-sacs. Neighborhood character throughout the City also varies from urban
to semi-rural or equestrian. Single-family residential lot sizes generally range in size from approximately 3,
000 square feet to more than two acres.Compatibility of new development
with existing neighborhoods and landforms is important to the community for multiple reasons.
Compatibility functions to reinforce or help establish a positive neighborhood image or identity.
A positive, cohesive image or identity contributes to property values and a
sense of neighborhood pride and "community" among residents.Neighborhood pride and "belonging" have
secondary social and public
safety benefits as well.III. GOALS AND OBJECTlVES The primary goal of these Guidelines
is to ensure that future infill residential development,accessory dwelling units,
and major single-family residential additions respect and are responsive to their
physical context. The key objectives of the
Guidelines are:Preservation of
neighborhood character and property values.
Maintenance of
streetscape
IV. RELATIONSIDP TO GENERAL PLAN
The City of Orange General Plan (August 22, 1989) serves as a roadmap for long-term development in the City. The General Plan identifies goals related to preservingcommunitycharacter, while encouraging and accommodating new development. Included in the broadgoalsoftheGeneralPlan
are: .To preserve the character and densities of existing residential
neighborhoods.To provide a wide range of housing opportunities for all income
groups.In addition to these broad goals, the Land Use Element of the General Plan identifies a numberofobjectivesfocusedonmaintainingandimprovingthequalityoflifeandphysicalenvironmentintheCity. Among these objectives
are:To provide a guide for both public and private investments, indicating the nature, density and intensity of that
development.To preserve and maintain the existing character of the neighborhoods that comprise
the
City.A specific Land Use Element goal
includes:Goo/6.0:The City will continue to promote good urban
design.The Infill Residential Design Guidelines further these General Plan goals and
objectives.V.
ApPLICABILITY The Infill Residential Design Guidelines apply
to:1. Small-scale subdivisions (four or fewer lots) subject to the parcelmapprovisionsoftheSubdivisionMapActandCityofOrange
Subdivision Ordinance.2. New
single-family dwellings.3. New
accessory dwelling units.4.
Second story additions.5. Single story additions that result in an increase of 50 percent or greater
of the floor area of the
primary residential structure.For purposes of these Guidelines, the above development scenanosshallconstitute "
infill
Infill residential development located within the boundaries of the Old Towne Historic District is
subject to compliance with the Old Towne Design Standards. A copy of these standards can be
obtained from Planning staff in the Community Development Department.
VI. PROCESS
Any infill residential development that meets the following criteria is subject to review and
approval by the City's Design Review Committee (DRC) prior to the issuance of building
permits:
Small-scale subdivisions (four or fewer lots) subject to the parcel map
provisions of the Subdivision Map Act and City of Orange Subdivision
Ordinance.New single-
family dwellings.New accessory
dwelling units.All infill residential development located within the boundaries of the
Old Towne
Historic District.The review process is initiated through the filing of a Planning Application with
the Planning Division staff of the Community Development Department. Application materials
and submittal requirements for both processes can be obtained from City staff. Some projects may
also require approval by the Planning Commission or City Council should they involve the need
for a variance, conditional use permit, or major site plan review in accordance with Chapter 17.
10 of the Orange Municipal Code. City staff will work with applicants to determine
the appropriate approval process for
your project.Infill residential development consistent with the following criteria is subject to
review and approval by the Community Development Director, or designee, if it can be determined
that the project is consistent with the objectives and guidelines identified in
this document:Second
story additions.Single story additions that result in a floor area increase of 50 percent
or greater ofthe floor area of the primary
residential structure.If this determination cannot be made by the Community Development director,
or designee,action on the project shall be referred to the DRC. Decisions made by
the Community Development Director and DRC may be appealed to the Planning Commission,
and ultimately the City Council, in accordance with Section 17.08.050 of the Orange
Municipal
Code.
3 T-~._-_._..- .
vn. GUIDELINES
The following guidelines address design issues related to:
Site Planning
Scale
Architectural Considerations
Topography and Natural Features
Accessory Features
A. Sitp. PlAnning
Key Design Objective:Achieve infdl development and streets that are sensitively
designed to respect existing residential patterns and
development, and reinforce the character and functional
relationships of existing neighborhoods.
1. New streets should be designed in a manner that reflects the predominant street scale, pattern,
and block size of the surrounding established neighborhood.
Established Neighborhood I"fill Neighborhood
Established Neighborhood :I"fill Neighborhood
J
IL....~....... ..fi,- -,Inllll stn>
et pattemdoes not conllnue ostabl/shed stteet pattern.fill stn>et patl&m continuos establ/shod street pBtI&m.2. The
street pattern at the edges of a new project area should be extended into the site.3. Gated
communities are discouraged within established predominately non-gated neighborhoods.
4.
Placement of a building on a lot and the siting of additions should reflect the prevailing pattern
of the established neighborhood. (Please also refer to Section F. Accessory Structures
and Features.)4
T
Infill Rfldence
Infill Rfldence
I
Infill Rridence
Inml structum IS setback closer to
stmellhan typic81 neighbothood pattern.
Infill structum has similar or gmater selback /0 slmel than typical
neighbol'tlood pattem
Discouraged
Encouraged
5. New infill residences and additions should be compatible with the existing on-
site relationships of the surrounding established neighborhood such as front fa9ade
orientation,scale of front entries, and prevailing front and side yard setback
areas.6. Steps should be taken in the siting and design of infill residences and additions to
minimize adverse effects of the proposed development on the light, air, and privacy of existing
adjacent properties in light of the fact that new development within an established
neighborhood setting, by its very nature, may result in a real or perceived loss of privacy for
existing
residents.7. Building site planning and design should complement any remaining mature vegetation
or unique physical features of the
site.B.
Sak Key Design Objective:Achieve infill development that follows the
established scale and massing of the existing streetscape through
the use of similar proportions and
details.l. Adjacent residences should be compatible in scale and height in order to blend
with neighboring structures, and not overwhelm them with disproportionate
size.InfllI
Rridence
1~ ,-
r*.,,; ...~
0J'- ......::::{ __._". --'~
Encouraged Infill Rridence I'
I!!. . .
rill! "
1'":'
l1ii. .-''
f ,',>
i'----" ~'..,; :"- '. ,,/, .--.::.,....---.
Discouraged
2.
New residences
and additionsshould convey a
senseof human
scale through architectural
articulation, materials,
and
proportion.5
3. The dominant existing scale of an established neighborhood should be maintained. Special
attention should be given to the design of a two-story structure or addition constructed in
a predominately one-story neighborhood to ensure that it is similar in scale and
mass with surrounding structures and contributes to a harmonious transition between
new development and the
existing neighborhood.4. Larger houses and additions introduced into modest neighborhoods should be
divided into smaller "modules" of similar size to traditional houses seen in the existing
neighborhood, to appear smaller in scale and mass, and be more compatible with the
established neighborhood context. In these instances, special design attention should be d.irected to
two-story facades.5. The perceived scale of new infill residences and additions should be
minimized. To achieve this, two-story buildings should be stepped back from public
streets and adjacent smaller buildings, broken up into smaller architectural components, or
include a
substantial single-story element.Stepped Building Elements,
Horizontal Design Features,
and
Smaller Architectural Components Encouraged 6. Buildings and additions should maintain a proportional
relationship with
buildings on
adjacent
properties.
RidQe Heiqht EaveLine Encouraged 7. Accent materials or varied wall planes are encouraged to break up the
vertical mass of two-
story structures and additions.8. Front facades on large structures and additions should be
interrupted by various architectural elements such as trellises, balconies, steps, openings, etc., about every 30
ft. to
appear
smaller
c. Arl"hitet'hlMlI rnn~ider9tinn~
Key Design Objective:Achieve infill development that fits into the existing
neighborhood context, avoiding abrupt changes in
neighborhood character.
General
1. Infill development within eXlstmg neighborhoods should be sensitively designed to
respect existing residential patterns and development, and reinforce the character and
functional relationships of existing neighborhoods
2. New residences need not match the style or design of existing development, but should
incorporate design features and architectural rhythms of adjacent and nearby structures in
a manner that establishes a contextual relationship between existing and new residences.
InIDI R.sidence
t:'
l
v C'.V
1"'- . .".
1 ..
r'-,-...
1 .., ~S~;=:~0'o"""",,"'~""- .'"-Encouraged
Discouraged
3.
Additions and accessory dwelling
units should
match the style and design of the existing principal residence, and incorporate design features and
architectural rhythms of adjacent and nearby structures in a manner that
establishes a contextual relationship between existing residences and the new construction.4.
In areas where no prevailing architectural
style exists, the general neighborhood character should be maintained by the use of
similar forms, and materials. The style of individual houses can be varied to reflect the
mix of forms and materials that characterize the existing established neighborhood.S. New infill residences
and additions should
preserve and reinforce the streetscape character by maintaining similar horizontal and vertical
proportions with the adjacent facades to maintain architectural unity. Building style
and materials, and roof form should be consistent within an individual residence
and compliment the neighborhood.First and second floor plate heights should
be consistent with those of homes in the existing established neighborhood.7
A
Infill
Rridence
m____~-"'--
Encouraged ee:...,
l"~
b
J--'-c,
DiscouragedTwo-
storv
Entrv /
Ridge
Height
1""
one-.
orv Entrv Discouraged Encouraged
6.
The garages of
new houses
should be designed in a manner that mlmmlzes their prominence on the front elevation. This
may be accomplished by recessing the garage door in the front fa~ade,
or refinement of other architectural features on the front elevation. (please also refer to Section
E. Accessory Structures and Features.)7. Random mixing of decorative details
should be avoided.m Discouraged Discouraged Privacy considerations 1.
The
placement of
windows, building
orientation, building height, and location of on-site open spaces should consider the
privacy of existing adjacent residences.2. Placement of windows and
openings on second story additions should not create a direct line of sight into the
living space or the back yard of adjacent properties to maintain pnvacy.3. Where privacy between
adjacent
residences is a concern, windows should be staggered.placed at the top third
of the wall, or frosted. .4. The design and orientation
of second story balconies or decks should be sensitive to windows or private open space
areas of existing adjacent properties.8 r"
Privacy of
neighbor is
preserved.
1
Encouraged
Roof
Forms and Pitch Privacy
of neighbor
is impacted.
Discouraged
1.
For new residences, building roof forms should be similar to those found in the surrounding
established neighborhood. In the case of accessory dwelling units and residential
additions, roofforms and pitch should match the principal residence.Adron
Encouraged
Discouraged 2.
Unusual roof forms are discouraged unless the design of the residence(s) is of particular merit
to justify the roof style.3.
Multiple roof forms and pitches on a single structure should be avoided. However, on large
residences and second story additions varying roof planes are encouraged to add visual
interest and decrease the perceived scale of the residence.4.
Artificial roofforms, such as "mansards", affixed to the building are discouraged.Building
Materials 1.
Building materials should be similar or complementary to the predominant building
materials of the established neighborhood or existing principal residence.2.
The use of more than three exterior building materials is discouraged unless the design
of the building(s) is of particular merit to justify the use of additional materials.
9
Addition Existing Addition
I
11111I
DiscouragedEncouraged
Windows and Doors
I. Large areas of flat, blank wall are discouraged.
2. All windows and doors should be related to the architectural style ofthe building.
3. Windows with widely varying styles are discouraged.
4. Windows and doors not in scale with the building are discouraged.
5. The patterns of windows and doors should reflect the predominant scale and
patterns in the established neighborhood, or on the existing house in the case of
additions. Addttion Addition
Encouraged Discouraged
D. Topogr'lphy lInil NlIh.rllJ Felltnre.
These guidelines are intended to complement the City of Orange Guidelines for Landform
Grading and Planting. A copy of this document can be obtained from Planning Division staff.
Key Design Objective:Achieve infill development that is sited and designed to
preserve the appearance of ridgelines and minimize
disruption to the natural topography.
I. Residences and additions should be designed to respond to the natural slope and contours of
the site. Site design involving substantial landform alteration is discouraged.
10
Lm ___m_________.1
2. When developing in hillside or sloped areas, engineered site grading should not result in
substantial differences in grade between adjacent development sites; or, if such grade
differences appear naturally, site grading should not increase the disparity.
3. The architectural design of hillside homes and additions should not be overly dominant in the
landscape. Particular attention should be given to the design of decks, retaining walls, and
building color. Long un-interrupted building surfaces, and materials or design that
create glare should be
avoided.a. Split-level or multi-level floorplans are encouraged on sloping
lots to minimize changes
to existing topography.b. Natural features, such as mature trees, shrubs, or other landscape
elements should be integrated into new development to facilitate the integration of
new development with
an established neighborhood.Structure falls below top of
ridge with stepped design responding to
the natural slope.ri~m5 ". ~.~~. Structure interrupts
silhouette of ridge.
1T'";f" .:'OJll)l1!.,;1IJ!Ill)
I:'Il.. -..
t . . -' .,' . .' . ~. '. . . '.' '. '..-
L-.__---'_,_______,.~__.~______Encouraged
Discouraged
E.
Al"
t":
e~~n-.:
y Strll{'
tnre~ SInd FeSltnres I. Accessorystructures suchas sheds, gazebos,
carports, exercise rooms and pool houses should be designed using forms and materials that
are compatible with the principal structure, and similar amenities found in the existing established
neighborhood.2. Garages may be attached or detached;
however, the incorporation of garages into infill development should reflect the predominant pattern of
the established neighborhood.Infill Rridence nJ1i-- --J;=--~hI.I I .
il Intill
structure has
attached
garage
at rear
of
residence while predominant neighborhood development pattern
consists of detached garages at
rear comer of
parcel.Inti/1 structure has detached
garage at rear
comerof parcsl consistent with the predominant neighborhood development
pattern.Discouraged Encouraged 11 r-------
3. Fences and walls similar in material and character to those typically found in the surrounding
established neighborhood are encouraged.
4. Landscaping should be utilized to soften the differences between infill development and
existing adjacent properties in the established neighborhood.
12