Download Chapter 4 - Building Scale and Form

CHAPTER 4 – BUILDING SCALE AND FORM................................................................................................................................................... 4-1
Overall Concept....................................................................................................................................................................................4-1
Floor Area Ratio (FAR)...........................................................................................................................................................................4-1
Height .....................................................................................................................................................................................................4-5
Building Form ..........................................................................................................................................................................................4-7
CHAPTER 4 – BUILDING SCALE AND FORM
OVERALL CONCEPT
Building scale refers to building elements and details as they proportionally relate to each other and to humans. The
commercial and urban residential areas of Summerland are diverse in style, unimposing and small in scale. The scale of a
proposed project in relation to both the size of the site and the scale of the neighborhood and community is an important
consideration in project design. The combination of these elements and detail establishes the form of the building. Size,
bulk, and mass are common terms used when referring to building scale and form, defined as follows:
 Size: The size of a structure is determined by the two-dimensional measurement of the length multiplied by the width
(i.e., square feet).
 Bulk: Bulk is the qualitative visual perception of the composition and shape of a structure’s massing. Bulk is affected by
variations in height, setbacks, and stepbacks of second stories.
 Mass: The mass of a structure is determined by the volume of the building; variation in building shape and form; the
relationship between a structure and the size of adjacent structures; and the building site and its relationship to the
sidewalk and street and importance to “human” scale.
FLOOR AREA RATIOS (FAR)
Floor Area Ratio (FAR) is a method commonly used to measure the “size” of a structure based on two-dimensional
measurements. The FAR is an established number which determines the amount of building area (floor area) allowed on
a parcel. Generally, FAR represents a percentage of the square footage of a site. Building area or floor area is based on
a measurement of the structure to determine its proposed floor area. The following FAR requirements apply to the
Summerland commercialresidential uses in the urban and rural areas:
In order to establish clear and objective standards of review for both the applicant and the Board, the following Floor
Area Ratios shall be established to limit the maximum size of a structure allowed on both residential and commercial lots.
These Floor Area Ratios (FAR) have been determined based on an assessment of existing structures in Summerland and
found to be compatible and consistent with the goals set forth in these guidelines. A FAR Worksheet is included in
Appendix B to assist in these calculations.
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1.
Chapter 4 – Building Scale and Form,
FLOOR AREA RATIO DEFINEDDEFINITIONS
Floor Area Net: is defined as tThe total floor area of all floors of all buildings and structuresthe primary residence on a
residential parcel as measured to the interior surfaces of exterior walls, or from the centerline of a common or party wall
separating two buildings excluding unenclosed porches, balconies and decks. Garages and carports shall be excluded
as per “Limitations and Exceptions to FAR” below. Interior stairs shall be counted on only one floor.
Floor Area Ratio – Summerland: A measurement of development intensity represented by the quotient of net floor area
divided by the net lot area.is
defined as the Floor Area Net of the structure divided by the Lot Area Net.
Floor Area Ratio Exclusions:
 1)
Garages - For residential lots, up to 500 sq. ft./dwelling unit may be allowed for a two car garage. For larger
single family lots (12,000 sq. ft. and above), a 3 three car garage may be up to 750 sq. ft. Larger garages may be
allowed;, however, excess square footage will be counted towards the net floor area of the dwelling. NOTE: All
garages constructed under this exception shall remain permanently as garages, i.e., they shall not be converted to
living, storage, commercial or other space.
 Basements, Residential – Summerland: 60% of the floor area for a basement area meeting the Summerland
definition for Residential Basement. The total area excluded shall not exceed 50% of the maximum allowable floor
area for the primary dwelling(s). See Height Definitions below.
 Basements, True – Summerland: A basement meeting the Summerland definition for a True Basement shall be
excluded from the maximum floor area calculations. See Height Definitions below.
FAR - Existing Nonconforming Structures: Existing large structures that exceed the FAR may be altered or reconstructed
provided that the alterations or reconstruction shall not increase the FAR to an amount greater than was contained in the
original structure; and the proposal conforms to these guidelines in all other respects.
2)
Abandoned East/West Rights-of-Way (ROW)
For lots with abandoned East/West right-of-ways, such abandoned area may only be credited 50% towards the total lot
area used in the calculation of the FAR.
Lot Area, Net – Summerland: The gross lot area minus any area lying within a public street, such street being defined as a
permanently reserved right-of-way which has been dedicated to the County of Santa Barbara. For the purpose of
calculating the Floor Area Ratio, the net lot area shall also be reduced by any area that may not be utilized for structural
development due to Easements or encroachments which diminish the usable area of the lot will be taken into
consideration when establishing the lot area net, and this area shall be adjusted accordingly. Eeasements and
encroachments that may include, but are not limited to, roads (access), well-sites, utility installations, and portions of the
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Chapter 4 – Building Scale and Form,
property that in effect are used by other properties., etc (Abandoned east/ west Rights-of-Way will receive a 50% Floor
Area Ratio (FAR) credit.For lots with abandoned East/West rights-of-way, such abandoned areas may only be credited
50% toward the total lot area used in the calculation of the FAR.) Change back to original language to exclude areas
used for ingress/egress roadway or driveway.
2.
FAR ALLOWANCE – RESIDENTIAL USES loor Area Ratios for Different Types of Projects
Single Family Residential Floor Area Ratios (FAR): All new single family homes and alterations (remodels of and/or
additions) to existing single family homes in any zone district except Design Residential shall not exceed the following
standards:
Lot Size Between
FAR
Max. Allowable1
Up to 2,500 s.f
2,501 and 3,600 s.f.
3,601 and 4,700 s.f.
4,701 and 5,800 s.f.
5,801 and 6,900 s.f.
6,901 and 8,100 s.f.
8,101 and 9,400 s.f.
9,401 and 10,800 s.f.
10,801 and 12,000 s.f.
12,000 + & up to
435,6000 s.f. (10 acres)2
0.5
0.38
0.36
0.34
0.32
0.30
0.28
0.27
0.26
950 s.f.
1,296 s.f.
1,598 s.f.
1,856 s.f.
2,070 s.f.
2,268 s.f.
2,538 s.f.
2,808 s.f.
3,100 s.f.
1- The maximum allowable square footage is based on the minimum square footage of
the next larger lot range category.
2- The maximum allowable square footage (sf) for lots over 12,000 sf up to 435,600 sf shall
be established as a base of 2,500 sf plus 5% of the lot area net with a maximum
allowable size of 8,000 sf.
Lot Size
FAR
Max. Allowable3
10 acres
11 acres
12 acres
13 acres
0.0025
0.0025
0.0025
0.0025
9,089 s.f.
9,198 s.f.
9,307 s.f.
9,416 s.f.
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14 acres
15 acres
16 acres
17 acres
18 acres
19 acres
Chapter 4 – Building Scale and Form,
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
9,525 s.f.
9,634 s.f.
9,742 s.f.
9,851 s.f.
9,960 s.f.
10,000 s.f.
3- The maximum allowable square footage (sf) for lots over 10 acres shall be established
as a base of 8,000 sf plus 0.25% of the lot area net with a maximum allowable size of
10,000 sf.
Lot Size
FAR
Max. Allowable4
20 acres
21 acres
22 acres
23 acres
24 acres
25 acres
26 acres
27 acres
28 acres
29 acres
30 acres
31 acres
32 acres
33 acres
34 acres
35 acres
36 acres
37 acres
38 acres
39 acres
40 acres and above
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
0.0025
10,287 s.f
10,396 s.f.
10,505 s.f.
10,614 s.f.
10,723 s.f.
10,831 s.f.
10,940 s.f.
11,049 s.f.
11,158 s.f.
11,267 s.f.
11,376 s.f.
11,485 s.f.
11,594 s.f.
11,703 s.f.
11,812 s.f.
11,920 s.f.
12,000 s.f.
12,000 s.f.
12,000 s.f.
12,000 s.f.
15,000 s.f.
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4- The maximum allowable square footage (sf) for lots between 20 and 40 acres shall be
established as a base of 8,000 sf plus 0.25% of the lot area net with a maximum
allowable size of 12,000 sf. Lots 40 acres and greater shall be established as a
base of 8,000 sf plus 0.25% of the lot area net with a maximum allowable
size of 15,000 sf.
NOTEote: The Maximum Allowable square footage column sets a cap on each category so that there is no overlap
between the categories. Each parcel may develop to the limits set by the FAR for its parcel size except those parcels to
the larger end of each category which may not develop structures larger than the Maximum Allowable square footage
set for each category.
Example #1: If a lot is 5,998 sq. ft. (lot range of 5,801 to 6,900 sq. ft.), the residence shall be a maximum of 1,919 sq.ft. (FAR
of 0.32 x 5,998 = 1,919 sf)
Example #2: With a lot of 6,600 sq. ft. (lot range of 5,801 to 6,900 sq. ft.), the residence shall be a maximum of 2,070 sq. ft.
(although Although FAR of 0.32 x 6,600 sq. ft. = 2,112 sq. ft.;, the maximum sq. ft. allowable in that lot range is 2,070 sq. ft. is
the maximum sq. ft. allowable in that lot range)
b.
Two Family Dwellings (Duplex): The FAR for duplexes shall be 0.27. Maximum duplex size shall be 3,600 sq. ft. of total
living area (for both units in the duplex).
d.
Limitations and Exceptions to FAR
1)
Garages
For residential lots, up to 500 sq. ft./dwelling unit may be allowed for a two car garage. For larger single family lots (12,000
sq. ft. and above), a 3 car garage may be up to 750 sq. ft. Larger garages may be allowed, however excess square
footage will be counted towards the net floor area of the dwelling.
For commercial and mixed use projects, up to 500 sq. ft. of garages per 6,000 sq. ft. of lot area can be excluded from the
FAR (e.g., a commercial or mixed use project on a 12,000 sq. ft. lot can exclude 1,000 sq. ft. of garage space from the
FAR calculations). On pre-existing lots of less than 6,000 sq. ft., up to 500 sq. ft. of garage space can be excluded.
All garages constructed under this exception shall remain permanently as garages, i.e., they shall not be converted to
living, storage, commercial or other space.
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2)
Chapter 4 – Building Scale and Form,
Abandoned East/West Rights-of-Way (ROW)
For lots with abandoned East/West right-of-ways, such abandoned area may only be credited 50% towards the total lot
area used in the calculation of the FAR.
e.
Existing Large Structures that Exceed the FAR
Existing large structures that exceed the FAR may be altered or reconstructed provided:
1)
The alterations or reconstruction shall not increase the FAR to an amount greater than was contained in the
original structure; and
2)
The proposal conforms to these guidelines in all other respects.
D.
HEIGHT LIMITATIONS
Building height is a companion method to Floor Area Ratio (FAR) commonly used to limit the mass of a structure by
establishing a maximum vertical distance between an established floor or grade and an established highest point of the
structure. Building height is regulated by the Summerland Community Plan, and it is broken down into two categories;:
Urban and Rural. For the purposes of this section, “Urban Area” and “Rural Area” are identified on the Summerland Map
in Chapter 1.
DEFINITIONS
Basement – Summerland: A basement shall not be counted as a story if its floor-to-ceiling height is 6.5 feet or less, and the
finished floor directly above is 4 feet or less above the existing grade for a minimum of 80% of its perimeter and 66% of its
perimeter for the finished grade.
Basement, Residential – Summerland: Residential Basements shall be defined as any usable or unused under floor space
where the finished floor directly above does not exceed 4’ 0” ft. above the existing grade at any point.
Basement, True - Summerland: A true basement is defined as any usable or unused under floor space where the finished
floor directly above does not exceed 18” above the existing grade at any point.
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Existing Grade: The existing condition of the ground elevation of the surface of a building site at the time of permit
application, including Board of Architectural Review applications, that represents either (1) the natural grade prior to the
placement of any fill on the site or the excavation or removal of earth from the site, or (2) the manufactured grade
following the completion of an approved grading operation including grading approved in conjunction with the
subdivision of the site.
Finished Grade: The height of the manufactured grade of that portion of the lot covered by the structure following the
completion of an approved grading operation.
Finished Grade, Average: The average height of the manufactured grade of that portion of the lot covered by the
structure following the completion of an approved grading operation.
Height Limit: The maximum allowed height of a structure as established by an imaginary surface located at the allowed
number of feet above and parallel to the existing grade.
HEIGHT LIMIT – URBAN AND RURAL AREAS
The following height requirements limitations/restrictions apply to all parcels in Summerland. Changes to the allowed
height are permitted through the Modification section of the LUDC. :
Height Limit – Urban: 22 25 feet maximum in urban areas (with variances allowed if appropriate)
Height Limit – Rural: 16 feet in rural areas
Maximum Height – Urban and Rural: 35 feet for properties subject to the Ridgeline and Hillside Development Guidelines.
Also refer to the Topography and Grading Discussion in Chapter 3, Site Design.
HEIGHT METHODOLOGY (MEASUREMENT)
Except for structures located within the Coastal Zone on property zoned with the VC View Corridor Overlay, the height of
a structure (not including fences and walls) is determined by the vertical distance between the existing grade and the
uppermost point of the structure directly above that grade. If the structure is located within the Coastal Zone on property
zoned with the VC View Corridor Overlay, then the height of the structure (not including fences and walls) is determined
by the vertical distance between the average finished grade and uppermost point of the structure directly above that
grade.
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The height of the structure shall not exceed the applicable height limit (see Figure X) except for certain limited exceptions
discussed below.
In addition to the height limit applicable to a structure as described above, a structure subject to the Ridgeline and
Hillside Development Guidelines shall not exceed a maximum height of 32 feet as measured from the highest part of the
structure, excluding chimneys, vents and noncommercial antennas, to the lowest point of the structure where an exterior
wall intersects the finished grade or the existing grade, whichever is lower (see Figure X).
In the case where the lowest point of the structure is cantilevered over the ground surface, then the calculated maximum
height shall include the vertical distance below the lowest point of the structure to the finished grade or the existing
grade, whichever is lower.
This 32 foot limit may be increased by no more than three feet where the highest part of the structure is part of a roof
element that exhibits a pitch of four in 12 (rise to run) or greater.
EXCEPTIONS
1. Chimneys, church spires, elevator, mechanical and stair housings, flag poles, noncommercial antennas, towers, vents,
and similar structures which are not used for human activity may be up to 50 feet in height in all zones subject to
compliance with the VC View Corridor Overlay. The use of towers or similar structures to provide higher ceiling heights
for habitable space shall be deemed a use intended for human activity.
2. Portions of a structure may exceed the applicable height limit by no more than three feet where the roof exhibits a
pitch of four in 12 (rise to run) or greater.
3. Architectural elements (portions of a building that exceeds the height limit and extends beyond the roof of the
building) with an aggregate area less than or equal to 10 percent of the roof area or 400 square feet, whichever is
less, may exceed the height limit by no more than eight (8) feet when approved by the BAR.
BUILDING HEIGHT GUIDELINES
4-1
4-2
4-3
Structures located on parcels with an average slope of 5% or more should provide steps in the structure and
roofline to reflect the natural topography (refer to the glossary).
Construction methods should use the existing grade to minimize the visibility of a structure. The use of fill to
qualify a portion of the structure as a basement is discouraged.
The maximum height on the downhill face of a structure is two (2) stories for the last ten (10) feet of the building
face.
Figure for Guideline 4-3 – Two story element on the downhill side
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BUILDING FORM
Building form is another means used to adjust the apparent mass of a structure. This is accomplished by breaking up the
forms, such as the structure components and roof, into elements that relate to both the size of the site and the scale of
the neighborhood and provide a pedestrian scale. Providing variations in the building’s shape influence the perceived
mass of the structure. An applicant should visualize the project from different areas within the neighborhood and from
higher and lower elevations within the community as required in Chapter 2, Neighborhood Character. The treatment of
large surfaces, landscaping, grading and retaining walls should be co compatible with a small scale community. Each of
the elements noted below influence the perceived mass of a structure.
NEIGHBORHOOD SCALE
Neighborhood scale refers to the appearance of a dwelling in relation to other buildings in the vicinity. Building setbacks
and height limitations in the County Land Use & Development Code place some scale restraints on new construction.
However, a house built to maximum legal height and within setbacks may still result in a dwelling that is not compatible
with the neighborhood. For example, a dwelling may appear massive or bulky if the shape and/or façade is overly
simplistic. Dwellings of different size can be in scale with one another if they share architectural characteristics, including
building shape, simplicity or complexity of form, or architectural style and detail. This is especially important in the Urban
area of the community. Chapter 2, Neighborhood Character, assists applicants to identify the character of the area.
If existing dwellings are out of conformity with these design guidelines—have little articulation and appear out of
proportion, boxy, or massive—project designers should not repeat such mistakes and should make an effort to produce a
design in scale with the rest of the neighborhood.
NEIGHBORHOOD SCALE GUIDELINES
4-4
4-5
4-6
4-7
Design new structures and additions to appear proportional and complementary to other nearby dwellings.
Minimize size, bulk, and scale through the use of appropriate roof style and pitch, form and materials, varied
setbacks, window treatment and location, and door size and type. Break up mass to create interplay between
various building elements.
Design the entry in proportion to the scale of the dwelling. Avoid the use of columns, towers, and other entry
features that are out of scale or style with the dwelling and/or neighborhood.
If a Sstructures thatdiffers significantly in size, bulk, scale, height, or architectural style from adjacent dwellings
may be allowed if the new or remodeled dwelling is consistent with the design guidelines. However, such
structuresit should be held to an exceptionally high standard of design, because it t hey will be highly visible
and distinguishable as an examples for the design of surrounding dwellings in the future.
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ARCHITECTURAL MASS
The apparent mass of a structure may be reduced by breaking larger components into smaller elements relative to the
neighborhood character and block context. As a building extends up or down hill from the front property line or as it
increases its height from one story to two, it should be sensitive to the location of the floor level or additional levels or
stories in relation to the first or main floor and the topography and adjacent structures. The appearance of mass will also
be dependent on site location, topography and visibility. The following elements influence the apparent mass of a
structure:

a.
1. Plate Heights: [Plate heights are is defined as the distance between the floor and where the wall intersects with
the roof or the floor joists of the story above.] Plate heights should be consistent with the surrounding neighborhood,
and second or upper floors should generally provide a plate height less than that of the floor below. This reduces the
apparent size of second or upper floors.
Small Lots
Since it is desirable to keep the height and bulk of a building within reason, plate heights shall be factored into the FAR as
follows (this applies to lots of < 1 acre):
b.
Average Plate Height
FAR Adjustment
up to 9'
9' - 10'
over 10'
0%
-10%
-20%
Large Lots
On lots of 1 acre and greater, a maximum of 40% of the floor area shall be allowed to exceed a plate height of 9 ft. If
more than 40% of the floor area exceeds a plate height of 9 feet, the excess will be counted as two times the floor area.

2. Understories: [Understories are defined as the portion of the structure between the exposed finished floor and the
finished grade or the existing grade, whichever is lower. (as defined by the latest edition of the Uniform Building
Code)] Understories of excessive height add to the overall height of a structure and thus increase the apparent mass
of the structure.
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The following provisions adjust for slopes but allow for larger houses if they are well designed with minimal understories.
Applicants should make every attempt to limit the height of understories, including spaces under decks.
understories shall reduce the FAR as follows*:
Height of Understory
FAR Adjustment.
Over 4 Feet
Over 6 Feet
8 Feet or Over
- 10%
- 20%
- 33%
Excessive
A proposed residential structure that does not qualify for a basement credit may add 5% to the FAR provided that no part
of the lowest finished floor over the entire building footprint is more than 18" above grade.
* Homes built prior to the implementation of these Guidelines shall not be subject to the understory standards as long as
any proposed addition conforms with the original building footprint and profile.
3. Basements: Basements provide the opportunity for additional living area, bedrooms or parking that is fully or
partially screened from view due to the location of the existing and proposed grades. The feasibility of basements
depends greatly on topography and soil conditions. The Urban area is characterized by its south facing slope and
unique soil conditions, which can be unstable in some areas. The Rural area also contains variable topography in
addition to creeks, which can flood at certain times.
If the living areas of a residential structures do not qualify as a basement or only partially qualify, any area of the given
garage/storage allocation which qualifies under the basement definition may be calculated as per the above formula
and the "free" square footage added to the allowable floor area of the structure. However, the basement "credit" may
be used only once per lot, including lots with multiple unit structures.
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Figure 6 - Percentage of Basement Applied to Floor Area
Basements shall be counted at 100% of floor area unless there is no second floor on the structure or unless the second
floor mass is set back from the downslope face of the first floor by a minimum of 10 feet at all locations. Figure 7 shows a
structure where the basement does not count 100% towards the floor area (as per Figure 6). Figure 8 shows a structure
where the basement does count 100% towards the floor area.
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Chapter 4 – Building Scale and Form,
Figure 7 - Basement Does Not Count 100% Towards Floor Area
Figure 8 - Basement Counts 100% Towards Floor Area
ARCHITECTURAL MASS GUIDELINES
4-8
4-9
4-10
4-11
Plate heights should be adjusted accordingly to minimize the apparent mass of a structure. Variation in plate
height is encouraged.
Urban - Design plate heights to be consistent compatible with the scale of existing homes in the neighborhood.
The usage and height of understories should be minimized. As a general rule of thumb, understories should not
exceed four feet (4’).
Basements consistent with the Summerland definition may be excluded from the FAR for the project site.
However, exposed areas must be compliant with Height Guideline 4-3.
SECOND STORIES AND ADDITIONS
As noted in Chapter 2, Summerland has two distinct areas, Urban and Rural. The Urban area is characterized by a south
facing hill which provides panoramic views of the Santa Barbara Channel. The Rural area is characterized by varying
topography and uses that are agricultural or rural in nature. The slope and location of a property often determine the
number of stories that may comprise a structure.
In the Urban area, a two-story residence or a second story addition can provide valuable living space for a property
owner. Second stories (new or additions) can usually have less impact on neighboring dwellings if the second story is
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designed to be smaller in footprint than the lower floor. This may include recessing the second floor exterior walls from the
first-floor exterior walls for all or a portion. In addition, providing variation at all floor levels can prove helpful when
addressing the design of a structure or addition and the existing neighborhood scale. This can also assist in the minimizing
privacy impacts on adjacent neighbors.
SECOND STORY DESIGN AND LOCATION GUIDELINES
4-12
4-13
4-14
4-15
4-16
4-17
Second story elements additions should provide setbacks from the first floor (or floor below). Variation should
be provided at the front and side or sides of the structure.
Second stories should provide an increased side setback when a two-story dwelling is proposed adjacent to a
one-story dwelling.
Avoid locating a second story only over the garage or any one portion of the dwelling.
Minimize cantilevering upper story walls over lower story walls, unless it is consistent with the proposed
architecture of the structure.
Design second-story additions with the same or consistent architectural style, building materials, roof form, and
windows as the principal structure.
The apparent mass of a second story can be further reduced by lowering portions of the second floor roof
down to the eave line of the first floor or level directly below (see Figure X).
Figure X – Lowering of Second Story Eave Line
SOLAR ACCESS
Access to sunlight is important for energy efficiency and landscaping as well as for homes that use solar energy. It is also
important to ensure adequate access to sunlight on the south side of properties so that passive solar heating
opportunities are available and solar energy systems can be installed.
The height of structures should be limited near northerly property lines to ensure that your structure does not cast a
significant shadow on your neighbor’s structure (Figure X). Also note that the California Solar Shade Control Act limits the
amount of shade that a tree or shrub can cast onto a neighbor’s solar energy system after that system is installed.1
Even if an active solar energy system is not included in a project, simple design considerations can make installing such a
system at a later date much easier. For example, leaving at least 300 square feet of roof space free of mechanical
equipment and vents facing south, west, or east could make that area available to accommodate a solar energy system
in the future.
SOLAR ACCESS AND SOLAR ENERGY SYSTEM GUIDELINES
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4-18
4-19
4-20
4-21
Chapter 4 – Building Scale and Form,
Wherever possible, orient building volumes and second stories to be farther back than the required setback
from the property line to allow solar access to neighboring properties.
Limit the height of structures near “northerly” property lines such that the structure does not encroach into a
solar access plane defined as a 30-degree angle measured from the horizontal, at a point 12 feet above
existing grade on the northerly property line (Figure X).
Wherever possible, trim or locate trees, shrubs, and new structures to avoid casting shade onto a neighbor’s
solar energy system after that system is installed.
Consider adding a solar energy system or including space for such a system when designing a new home or
significant addition.
Figure X – Solar Access Figure
F.
NARROW LOTS AND SIDE YARDS FAÇADE ARTICULATION
As many of Summerland's lots within the Urban area are narrow, special consideration needs to be given to the
minimization of the massing of the structure. at or near the sideyard setbacks. Single plane walls and Long and/or flat
large expanses of walls generally appear massive, uninteresting, and boxy. area should be avoided in order Strategies to
add architectural interest and relief to these areas should be incorporated and may include steps and breaks, varied
building materials and colors, and other architectural details that create patterns of light and shadow (see Figure X).
Decks, Uupper floors and other projections exceeding 18 inches from an exterior wall must be in conformance with High
Fire Hazards Area Building Codes. should be stepped back to enhance view corridors and a feeling of open space
between structures.
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Figure 9 illustrates the comparative building footprint area (which is shaded) of three conventional lots and three
narrower lots of the same lot size with the same setback standards. With a conventional lot (e.g. 70 foot wide lot), the
setback is 10% or 7 feet in this example. Assuming two 70 foot wide lots, a total setback of 14 feet would be provided
between two adjacent structures. With a narrow lot (e.g. a 50 foot wide lot), the same 10% setback (5 feet) provides a
total setback between two structures of only 10 feet. In addition, the length of this narrow setback area is greater with a
narrow lot than for conventional lots. This figure illustrates the potential for large wall areas and the undesirable closeness
of the buildings as well as reduced yard areas.
Figure X – Façade Articulation Example from Mission Canyon Guidelines
FACADE ARTICULATION GUIDELINES
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If appropriate for the architectural style, use steps or offsets extending to grade on the long dimension of the
dwelling.
Use projecting or recessing architectural details, such as decks, bay windows or balconies, and appropriate
complementary changes in building materials or colors to visually break up long or tall walls.
Articulate all sides of the dwelling consistently, as well as on any addition or attached accessory structure.
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