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Staff outlines setbacks, unit size, window and material standards in overlay proposal
Summary
Consultant and staff described specific technical revisions to the proposed multifamily overlay: first‑floor setbacks increased to 10 feet, second‑story setbacks to 15 feet, rear second‑story up to 40 feet, average unit size reduced to 1,250 sq ft, and a maximum exterior light reflectance value of 30.
City planning staff and consultant Asher Cohn presented detailed technical updates to the draft overlay ordinance and objective design standards, focusing on setbacks, unit size, window placement and materials.
Cohn said the proposal increased side setbacks (first floor 10 feet; second story 15 feet) and rear limits (single story 30 feet; second‑story portions pushed to 40 feet). He also said the average unit size requirement was reduced from 1,750 square feet to 1,250 square feet to allow for more open space, and that the draft includes a maximum exterior material light reflectance value of 30 to limit highly reflective finishes. "For upper floor windows ... the window starts at 54 inches from the floor," Cohn noted when explaining the privacy standard.
Staff also pointed to site‑design guidance intended to address ingress and egress safety for vehicles and pedestrians. Commissioners asked staff to consider options such as privacy glass, higher sill heights (one commissioner suggested 72 inches), and driveway placement to reduce privacy and safety impacts.
