An interview with Robert Fischer, co-developer of Sorrento discussing the planning, layout and exterior elements of Sorrento:

What was the nature of the Sorrento project related to density?

Our theme was to create a modern oasis in an established Chico neighborhood. Sorrento was designed as an in-fill project. We started with 3 1/2 acres of very expensive land that was zoned high-density use by the City of Chico. We were required to build a minimum of 25 units to a maximum of 46 units. So the obvious question is how do you get high density and still have a project that is aesthetically pleasing? The answer is to take any space that is generally not useable and transform it into useful space. For us, this meant that you accept as a reality that the houses are either going to common walls or that the spaces between the houses are going to be minimal width. Standard building code is such that you draw a property line and set back 5 feet on either side. So this means ten feet of side yard is basically useless. So instead, we choose the planned unit development concept, which allowed the city to become heavily involved in a number of things that they normally wouldn't be - from landscaping, backyards, interior, stamping of concrete, and back wall - in exchange for some concessions - one of which was the side yard setbacks. Then you run into another problem. How do you get an outdoor feeling in these houses that are right next to one another? The answer to that is of course the interior courtyards which are offered in 24 of the units. And the most useful space turned out to be the entry and central park or piazza.

How did you incorporate the sense of privacy between the houses?

We were able to, in most houses, build on the property line and the space between the property line and the neighbor's house is usable space of the neighbor. We added privacy because the wall that faces that neighbor is a blank wall without windows and doors. So the challenge of bringing the outside into the inside with useable living space was addressed via the balconies, courtyard and where the windows are located e.g. pop outs.

What about the entrance and also the traffic flow within Sorrento?

The feel of the entry way is much more open and inviting than even we imagined when designing it. We were able to keep three large Deadora Cedar trees at the entrance, which will be enhanced with lights and planting. To be able to do the high density at the same time minimizing the impact means you are stuck with the design problem of getting everybody to their home with the automobile. The fact that we had to get to the various houses and at the same time be able to have traffic flow in and out of the project required multiple iterations of lot placement.

What was the feel you wanted the Sorrento homeowner and their guests to experience when they are coming into the development?

Because you are building high density, where everybody is basically dependent on their neighbor, we had to look at what the houses would look like if you were standing in the middle looking back at them. The functional things like garbage, garage doors, entrances and front of the house had to have an inviting feel, so that when someone was outside of their house walking, they needed to feel comfortable being outside. We wanted owners to feel they were a part of a well designed, environmentally friendly, aesthetically pleasing community and not simply looking at the most offensive thing you find in most sub-division-the aluminum garage door. So we choose carriage house wood garage doors, which are very expensive but esthetically pleasing to look at. Plus, we have a requirement that all autos must be parked in the garage with the door closed at night. There is, however, guest parking in the driveways of most of the homes and additional guest parking around the park/piazza.

How will homeowners maintain the landscaping?

Everything in front of each homes gate - the landscaping and front of the house - is maintained by the homeowners association. The irrigation system is part of the homeowner's association separate system, which is separate from each house system. All the electrical that is not on a house is part of the community. All lighting in the central piazza, the streetlight, wall lighting and pilaster lights are on an entirely separate electrical system and paid out of the monthly homeowners dues.

The good news is that the homeowner doesn't have to touch the front of their property. The outside of the house is subject to an architectural review committee and the landscaping is by a landscaping committee so that the integrity is maintained. Hundreds of hours were spent going over the painting pattern. When someone goes away you don't loose the beauty of the grounds from an absentee owner. The homeowners can control the lighting on the exterior of the houses but the gazebo and streetlights are all under the control of the homeowners association.

Why did you choose the exterior wall style?

The entire project is enclosed with a 6'8" block wall, with a cap and decorative pilasters on the walls facing the streets. We could have done a fencing, which meant that the homeowners association would have to replace in 6 or 7 years. Instead we said, we are going to put up a wall that will not only be esthetically beautiful but that the wall on the outside had to be as pleasing as the wall on the inside for all the neighbors. The quality of the wall and the time spent designing the random pattern to minimize distraction of a wall and enhance the back yard means a neighbor-friendly functional wall - caps on pilasters, lights, and the walls facing East 1st Avenue and Kentfield are stuccoed. These walls will be planted with vines so that in two years the plants will soften the walls.

What about the landscaping in the backyards?

We started planting the back yards so the home purchasers already have in place some trees and plantings and irrigation, leaving to new owners the ability to customize their backyards as they see fit. We put a sizeable investment in trees and we have a wide variety of trees. The most expensive pistachios (fruitless) trees were planted along East First that in several years will be glorious. We have gone overboard with the quality and the size of all the landscaping - shrubs, trees, plantings. Within 2 years the whole interior will be softened when the landscaping matures.

How did the idea of the central piazza come to be part of the development design?

The central piazza was designed to be used as both a gathering place and to enhance the home feeling of the entire project. One can sit and read a book or enjoy a glass of wine, use your computer, or simply sit and enjoy the beauty. We wanted to emulate Chico's most treasured asset, Bidwell Park, so we incorporated the park setting into the project. It's hot in Chico in the summer and you need an outside place that is covered. We went the extra mile and built our gazebo centerpiece that is functional but integrated into the homes by using the same tile roof, same extended rafters, same stone, same stucco, and same lighting. The fountain does a triple function: white noise, integral part of the entry, and soothing water flow while sitting in your balconies as well as when you are in the gazebo. The fountain makes it a private additional outside area. Communities are built by the interaction of the people in it, and this is another feature to enhance the community feel.