Planning staff proposes clearer, tighter design review standards; council debates window‑reveal requirement and affordable‑housing exemption

Planning staff briefed the council on proposed amendments to the city’s design‑review chapter intended to clarify when particular standards apply, reduce duplication in the code, and provide clearer expectations for applicants and staff.

Key elements included: (1) clarifying that certain standards apply only when a building seeks design‑review relief for exceeding street‑facing facade length or for additional height; (2) creating a streetscape study requirement to be submitted with design‑review petitions; (3) revised massing and pedestrian‑interest standards (defined entries for ground‑floor residential façades, base/upper massing articulation, recessed window openings); and (4) a proposal to allow a 25% building‑length increase under design review—capped at 250 feet citywide—and to restrict use of additional length so that it cannot be filled with non‑active uses at grade (for example, ground‑level parking would not be allowed where ground‑floor activation is required).

Staff explained that recessed window openings and a 3‑inch reveal are already required for new construction in local historic districts but were proposing to extend certain massing and window details to projects undergoing design review. Several councilors questioned how a 3‑inch reveal would affect construction methods and cost, and staff and councilors discussed retaining an affordable‑housing exemption for that standard. Planning staff said they would continue conversations about whether additional incentives (for example, allowing increased building length in exchange for a percent of affordable housing) should be included in later drafts.

Councilors generally supported clarifying the design‑review process and reducing subjectivity but asked staff to revisit the window‑reveal requirement and to consider design flexibility for high‑quality contemporary buildings and for affordable housing projects.