HomeMy WebLinkAbout1991-155
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RESOLUTION NO. 91-155
RESOLUTION OF THE MAYOR AND COMMON COUNCIL OF THE CITY
OF SAN BERNARDINO, CALIFORNIA, ESTABLISHING DESIGN GUIDELINES
FOR RESIDENTIAL, COMMERCIAL AND INDUSTRIAL DEVELOPMENT; FOR
REHABILITATION AND INFILL DEVELOPMENT IN THE MAINSTREET OVERLAY
DISTRICT; FOR SIGN DESIGN; AND, FOR LANDSCAPE DESIGN AS PART OF
THE DEVELOPMENT CODE.
WHEREAS, the City of San Bernardino, California has
6 adopted a General Plan by resolution on June 2, 1989 that
7 established a new framework of land use policies and a new
8 official land use plan for all incorporated property in the
9 City of San Bernardino; and,
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WHEREAS, the General Plan requires the establishment of
design standards in the Development Code of the city.
NOW, THEREFORE, THE MAYOR AND COMMON COUNCIL OF THE CITY
OF SAN BERNARDINO,
CALIFORNIA, DO HEREBY FIND, RESOLVE,
DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. The Design Guidelines of the San Bernardino
Development Code are adopted to read as shown in Exhibit "A."
1991.
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SECTION 2. This Resolution shall take effect on June 3,
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RESOLUTION...ESTABLISHING DESIGN GUIDELINES FOR RESIDENTIAL,
COMMERCIAL AND INDUSTRIAL DEVELOPMENT...FOR LANDSCAPE DESIGN AS
PART OF THE DEVELOPMENT CODE
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I HEREBY CERTIFY that the foregoing resolution was duly
adopted by the Mayor and Conunon Council of the City of San
Bernardino at an adjourned regular meeting thereof, held on the
22nd day of April , 1991, by the
following vote to wit:
COUNCIL MEMBERS AYES NAYES ABSTAIN ABSENT
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ESTRADA
REILLY
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FLORES
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MAUDSLEY
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MINOR
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POPE-LUDLAM
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MILLER
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The foregoing ordinance is hereby
April , 1991.
23rdday
of
Approved as to form
and legal content:
JAMES F. PENMAN
city Attorn
BY:
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~ ~ y jvrf t. . ' , ' RESIDENTIAL DESIGN Gl,IlDEl.o/E~ _ G19.04
f(t' ~9.04.Jo RESIDENTIAL DEVELOPMENT DESIGN GUIDELINES
~\)..iY;~' 1. P~SF:
r Tht folJi1a1ing design guidelines are intended as a '4m;f1ce to IZSSist the designer in under-
standing tM City's goals and objectives fur high quality residential develupment. The
guidelines complement the I7IIl'IIIiatory site derJelupment regulations contained in this
chapter by providing good examples of potential design solutions and by prouiding design
interpretations of the various mandatory regulations. ~ '.
The design guidelines are general and may be interpreted with some flexibility in their ap-
plication to specific projects. The guidelines will be utilized during the City's design
reuiew process to encourage the highest level of design quality while at the same time
providing the flexibility necessary to encourage creati'Uity on the part of project designers.
The design guidelines are furmatted into two general categories; 1) sin@nily residen-
tial and 2) multi-faml1y residential. Each category is further di'Uided into architectural
guidelines and site planning guidelines.
11l5ert /1e.,e{ p~. fvere..,
APPLICAB!!JIX:
2.
The prauisions of this section shall apply to all residential development within tM City i!:r-
cept fur the CR-2 District (downtown) where large scale, mid to high rise residential :
structures may be locatedX Any addition, remodeling, relocation or construction requir-
ing a building permit subject to reuiew by the Develupment Reuiew Committee shall ad-
here to these guidelines where applicable.
3. S1NG~n.Y SITE: PLANNING
An important goal of the sin~ily site planning guidelines is to create functional and
'Uisual 7Jtlriety along local s~'it is the intent of these guidelines to discourage sub-
diuisions where identical homes march down long, uninterrupted straight streets, with no .
variation in building placement or the street scene.
All sin~ily subdiTJision plans that apply for alternative lot sizes will be evaluated
using ~idelines contained in this section with emphasis on the following criteria:
A. PtIlfN' ,.anal mix and placement of lots
B. PmlerDing of mature trees and natural features
C. Placement of dwelling unit on lot
D. Preserving of 'Uiews
E. Provision of amenities (subdiTJision entrance treatment, landscaping, open space,
etc.)
F. 'ITeatment of drainage courses
G. Treatment of walls and fences
H. Other unique amenities
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Unless there is a compelling reason, these design guidelines shall
be followed. If a guideline is waived by the Development Review
Committee, the Mayor and Common Council shall be notified. An
appeal, which does not require a fee, may be filed by the Mavor or
any Council person within 15 days of the waiver approval.
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RESIDENTIAL DESIGN Gl1ID'ELINE5 -,G19.04.
A. VARlED FRONT SETBACKS
PlIIament of homes and garages close to or back frum the street creates different
pIIttmrs of visible open SptlCe. The structures themselves, when close to the street,
IIlso IlIid diversity to the view.
B. INTERRUPTION OF STRAIGHT STREETS
On straight roads, knuckles ~ 5 can be introduced to limit the length ~ ~ "-
straight stretches. ~
C. VARlED SIDE l'/\RD SETBACKS
Varying the distance between adjoining humes, or between homes and fences,
results in different types of yards and private patio areas.
Varied Front Setbacks
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Staggering of setbacks to each entry
creates variety and identity.
IntefItJption of Straight Streets
Varied Side Yard Setbacks
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RESIDENTIAL DESIGN GI,UDELI;NES - GI9.04
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D. A7TACHED DWELUNGS
AttIu:hed dwellings can look like two or more separate structures, or can look like
cnu: lArge home, depending on haw they are treated. Attat:hed dwellings can yield
ltIrger open areas between structures.
E. LOT ORIENTATION
On curves or at corners, lots can often be oriented in a different direction than
those at mid-block. In these cases some lots can be non-rectangular and angled on '.
the street.
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Structures should be oriented so that a majority of primary living spaces receive
direct sunlight for the daylight hours. In new projects, structures should be posi_
tioned to minimize the impact of shaduws on adjat:ent properties and within the
project.
F. VARlED LOT WIDmS
MaJcing some lots wider, and some narrower, than the average can provide dif-
ferent amounts of open area between structures. It also allows placement of di~
ferent shapes and sizes of homes. On narTaw lots, a variation of only tl.e or"
feet can make a perceptible difference. 3 1=
Affach"d and D,,/ached Housing
Varied Lot Widths
Lot Orientation
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RESIDENTIAL DESIGN GI,UD.fLINfS - G19.04
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G. VARIED GARAGE PLACEMENT AND ORIENTATION
When lot size permits, garages can be on the front side of the house and can be
entered from the front or side. They can also vary in size. Garages can be
ddJIched and connected to the home by breezeways.
H. ZERO LOT liNE HOMES
Zero lot line homes (flush to the side lot line), as allawed in Planned Residential ~
Development, /end themselves well to crl!tltion of courts and patios that a traili- '.
tional center plot may prevent. The two yield different street scenes.
I. C@CTREATMENTS
Closed ~J are preferable in general. Huweoer, for longer cul-de-sacs, open-
ings sho~ provided at the ends for pedestrians.
,. STRAIGHT AND CURVED STREETS
While straight streets are the most efficient, occasional curoes can provide chang-
ing street scenes. Curoes that seem very slight in a bird's-eye view are retldily per-
ceived by the driver and interrupt the line of sight. :
Varied Garage Placement and Orientation
Zero Lot Une
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RESIDENIlAL DESIGN GUlDEUNES . G19.~
K. WALLS
Walls and fences are an integral part of the streetscape.
1. Walls slwuld be of plaster ar smooth stucco finish ar other approved masonry.
They slwuld be designed in a style, materials and color to complement the
dwelling units to which they are attached.
2. Other materials may include wrought iron, tile insets ar grillwark.
The recommended c/wice for wrought iron is 1 inch pickets, at a maximum
of 6 inch on center. _
:3. f;tif... -;;;J.es of fLi/ fent>1.-b!!r iJ<t-l/s pr ~Y1<:'es slco...!d h~
GARAGES t<.rd.i/:atJ<.r#-l/., tre.a.:t~e(.
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1. Garage dour setbacks slwuld allow driveway parking that keeps
the sidewalk clear of vehicles.
2. Garages slwuld have a single story mass at the front of the structures
to provide an architectural transition in IaI9 story massing.
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3. Angled garages are encouraged to break up the monotony of all
garage doors being parallel to the street.
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0,24/1. Ortveway
Cars will pork in too short o(
o driv..way cr..oting 0 traffic
hazard' ped..strion traffic
;$ foreed ol.lf into fOQd.
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Adequate space (or off.
str....t parking' p..destrian
lone not sever..ly obstructed.
Garoge ho. single .tory mass.
Upper porlion o/.tructure I. .elaock.
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RESIDENTIAL DESIGN GUIDELiNES. GI9.Of
M. INFILL IN EXISTING NEIGHBORHOODS
To the extent possible, new sinAily development in existing neighborhoods
should be integrated with the ~~; units in the adjacent area.
1. Site setbacks of residential projects should be either:
a. Equal to the aoerage setback of all residences on both sides of
public streets within 100 feet of the property lines of the new
project, or;
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b. Equal to the average of the--..immediately adjacent residences.
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In cases where averaging between ,., adjacent existing residences is
cfwsen, the new residence may be averaged in a stepping pattern between
the setbacks of adjacent residences, or the new residence's entire frontage
may be built on the average setback line.
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ODD 0
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Slepped selbackslo match
ad/acenl residences.
Average of selbacks on bolh
sides of streel.
Average of selbacks of
ad/acenl residences.
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RESIDENTIAL DESIGN GUIDELINES - .G19.04,
2. New development in existing neighborhoods should incorporate
distinctive architectural characteristics of surrounding development, fur
e:amrple: window and door detailing, decoration, materials, roof style and
pitch, finished-floor height, porches, bay windaws, and the like.
Roof Vent
Sloc"ets
Gable End
Porch
Roof Ven'
Gabl. End
Typical Brack."
Po<c"
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l1a11e,TaJ/J
Po<c"
3. _New development should continue the functional, on-site relation-
ships of the surrounding neighborhood. For example, in many older neigh-
borhoods common patterns that should be continued are entries facing the
street, front porches, and parking at the rear.
N. GRADING
Development should relate to the natural surroundings and minimize grading by
following the natural contours as much as possible. Graded slopes should be
rounded and contoured to blend with the existing terrain. Significant natural
vegetation should be retained and incorporated into the project whenever possible.
Contact the City's Parks, Recreation and Community Services Department
regarding requirements fur a certified arborist report concerning existing vegeta-
tion. '
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RESIDENTIAL DESIGN GUIDELINES - G19.04,
4. SINGeMILY ARCHITEC'Tl1RE
There is no particular architectural" style" required fur residentiJU structures but the
focus should be on the development of a high quality residential environment. In general,
the architecture should consider compatibility with surrounding character, including har-
monious building style, form, size, color, material, and~ /in;; Individual dwelling
units should be distinguishable from one another. 0
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A. FACADE AND ROOF ARTICULATION
The articulation of facades and the massing of structures give them richness and
scale. LonJ uninterrupted exterior walls should be avoided on all structures. All
structurei walls should have "relief' to create an interesting blend with landscap-
ing, structures, and the casting of shadows. The integration of T1Ilried texture,
relief, and design accents on building walls can soften the architecture.
For sloped roofs, both vertical and horizontal articulation is encouraged. Roof-
/ines should be representative of the design and scale of the units under them.
Roof articulation may be achieved by changes in plane of no less than 2 feet 6 in-
ches and/or the use of traditional roof fanns such as gables, hips, and dormers.
Flat roofs and A-frame type roofs are discouraged unless appropriate to the ar- .
chitectural style.
Undesirable Architectural
Treatment Vet1ical Articulation Added
Mum Planed
Roofs and Awnings
Add Desirable Articulation
Hortzonlal At1ieulatlon Added
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RESIDENTIAL DESIGN GliIDELINF;S'. G19.04.
B. VAlUED STRUCTURE DESIGN
c.
Design of structures should be varied in tract developments to create variety
tmd interest. A significant difference in the massing and composition (not just
finish-mllteriaJs) of each adjacent house should be accomplished. One design
should not be repeated more frequently than each fourth house.
A1TACHED DWELLINGS
1. Sin@nilY attached dwellings should be architecturally articulated
to profect an imllge of customized homes. Preferred configurations include
architectural treatment either as apparently large single-family units or as
traditional rowhouses.
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2. Walls or other features should be used to lengthen the horizontal
elements of eleTJations and reduce the visual impact of garage
doors.
3. Drivways should be grouped with a separating planting strip to
provide maximum effective turf areas.
4. Garages should have a single-story appearance at the front of the building
to allow a stepped-back architectural transition for 2 story structures.
Garages must be set back from the street sufficiently to allow driveway
parking without overhanging the sidewalk.
D. SCALE
Form and scale should relate to the use of the structure as a sin Q ily
residence. Also, the scale of structures should be within a humll~ so as not
to overwhelm or dominate its surroundings.
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RESIDENTIAL DESIGN GI.IIDELiNES -'G19.04'
E. MATERIALS
The choice and mix of materials on the facades of structures and garage doors is
important in providing an attractive living environment. Materials should be
consistently applied and should be chosen to wurk harmoniously with adjacent
materials. Piecemeal embellishment and frequent changes in materials should be
avoided. If/I :;;fr-<-cAure U"'o'a-,f-{""" 'iAi:s<.ld be, ?'CrcLt;"'c-+Uv,,-J/1
frwed'
Materials tend to appeIlr substantial and integral when material changes occur at
changes in pume. Material or color changes at the outside corners of structures
give an impression of thinness and artificiality which should be a'DOided. Material
changes not accompanied by changes in plane also frequently give material an in-
substantial or applied quality.
Materials to be a'DOided include; metal or aluminum siding and roofs, reflective
materials and finishes, and unfinished concrete block.
Change in plane with
change in material
Recommended
Material or color change
at oulside comer
Nol recommended
Change 01 materials on same
plane Nol Recommended
E VENTS AND DOWNSPOUTS
Roof flashing, rain gutters, and downspouts, vents, and other roof protrusions
should be finished to match the adjacent materials and/or colors.
G. EQUIPMENT SCREENING
FINAL DRAYI'
Any equipment, whether on the roof, side of structure, or grountf, must be
screened. The method of screening must be architecturally compatible in terms of
materials, color, shape, and size. The screening design should blend with the
building design. Where individual equipment is provided, a continuous screen is
desirable.
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RESIDENTIAL DESIGN GUIDELlNE5 - G19.04.
H. ANCILLARY STRUCTURES
The design of ancillary structures (guesthouses, cabanas, barns, storage sheds,
etc.) should be architecturally compatible with the main structure through the use
of walls/roofs/trellises, fencefwall connections, and/or landscaping.
I. GARAGE DOORS
Garage doors should appear to be set into the walls rather than flush with the ex- -
terior wall. Garage door design should be kept simple, clean, and unadorned.
They are a major visual element of a home.
Plywood is acceptable when 3 or more panels are used or when joints are sealed
with trim. A variety of compatible designs should be used throughout a project to
insure variety. The design of the garage door should relate to the particular ar-
chitectural style selected.
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~~rn[1
([J m am DO
Garage door wood trim
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RESIDENTIAL DESIGN GUJDELINES~ 019.04
5. MlIT.77-FAMILY SITE PLANNING
Multi-ftzmily and cluster housing because of their higher densities, tend to generate large
parking tmllS and a decrease in private apen space. If not properly designed, parking
facilities am dominate the site and apen spaces may be relegated to left arJer areas, not re-
lated to the structures or the people who live there. Residential developments surrounded
by high walls, parking lots, and rows of carports along public streets are examples of prac-
tices to be aooided. Perimeter parking drives are discouraged because parking areas pr0-
vide a poor image of a project and often function as barriers between the project and the
surrounding community. The guidelines that follow are intended to help mitigate the ef-
fects of these situations and to provide a pleasant residential environment within the con-
text of higher density development.
A. BUILDING ARTICULATION
Long, unbroken facades and box-like fonns should be avoided. Building facades
should be broken up to give the appearance of a collection of smaller structures. To
the extent possible, each of the units should be individually recognizable. This can
be accomplished with the use of balconies, setbacks and projections which help ar-
ticulate individual dwelling units or collections of units, and by the pattern and
rhythm of windows and doors.
B. CLUSTERING OF UNITS
Clustering of multi-family units should be a consistent site planning element.
Structures composed of a series of simple yet varied ~ assure compatibility
and variety in overall building form. pla.'!€. <;
Articulated facade gives appearance of a collection of smaller structures
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RESIDENTIAL DESIGN GI1IDELINES - G19.04.
~ following design techniques should be ccmsidered and implemented whenerJer
possible:
1.
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3.
4.
5.
Varying front setbacks within same structure. l
Staggered and jogged unit pla~ I yo! (7;-
Use of reverse building plans to aJa TJIlTiety. ~
Maximum of 2 adjacent units with identical wall and ~.
Variety of orientations to avoid the monotony of garage door
corridars.
C. PROJECT ENTRIES
Project entry areas provide the resident and visitor with an overoiew to the
project. They should provide an open window with landscaping, recreational
facilities, and project directories. Special attention should be given to hartiscape
and landscape. treatments to enhance the overall project image.
D. ENTRY DRIVES
The principal vehicular access into a multi-family housing project should be
through an entry drive rather than a parking drive. Colored, textured paving
treatment at entry drives is encouraged, however, stamped concrete is not per-
mitted within public street right-of-ways.
E. ON-SITE PARKING AND DRIVES
1. In higher-density projects, there are 3 means of accommodating
parking: parking drives, parking courts, and garages within residentUzl
buildings. Projects with either long, monotonous parking drives or large,
undivided parking lots are not desired. When cost considerations preclude
parking within residentUzl structures, dispersed parking courts are the
desired alternative.
2. Parking drives, when located on the periphery of a project, isolate
the development from its surroundings. Unless the new and existing ad-
jacent uses are considered incompatible, the extent of perimeter parking
drives should be minimized.
3. Parking areas should be visible from the residential units which
use them.
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E PARKING COURTS
RESIDENTIAL DESIGN GUIDELINES -.G19.04.
1. A parldng court of any length s/wuld not consist of more than 2
double-loaded parldng aisles (bays) adjacent to each other.
2. The length of a parldng court should not exceed 14 stalls.
3. Parldng courts should be separated from each other by dwelling units
or by a landscaped buffer not less than 30 feet wide.
G. PARKING DRIVES
1. There should be no more than an average of 10 spaces of uninter-
rupted parldng, whether in garages, carports, or open parldng areas.
2. Each average of 10 spaces of parldng should be separated from
additional spaces by a landscaped bulb not less than 12 feet wide. Architec-
tural elements, such as trellises, porches, or stairways, may extend into
these landscaped bulbs.
MAX. 2 AISLES
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Maximum of 2 aisles In parking court. Average of 14 spaces per parlclng court bay.
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Use 12' wide landscape bulb If
parking bars average 10 spaces.
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MIN.
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RESIDENTIAL DESIGN Gl1IDniNEs ~ G19.04
H. GARAGES
1. Individual parking garages within residential structures should be
enclosed behind garage doors.
2. Garages with parking aprons less that 20 feet in length should
have automatic garage door openers and/or sectional roll-up doors.
I. CARPORTS
Where carports are utilized, they must follaw the same criteria for spatial arrange-
ment as parking courts (#F abaue). Carports may be incorporated with patio
walls or used to define public and private open space, but incorporating carports
into exterior project wal/s adjtlcent to streets is strongly discouraged. The ends of
each cluster of carports should be landscaped.
J. PEDESTRIAN ACCESS FROM PARKING
Llndscape bulbs should, wherever possible, align with major building entrances to
pruuide pedestrian access to the building entrance from a parking court or drive.
Bulbs that align with entrances should be at least 2 car spaces wide and should in-
clude a pathway as well as a vertical landscape or architectural element, for ex-
ample, a trellis or a tree.
Unk patlcing areas to major building
entrance. when pOllib/e u.ing
textured paving and trelli.e..
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RESIDENTIAL DESIGN GUmEuNES - (;19.04 '
K. OPEN SPACE
Residents of housing projects should have safe and efficient access to useable open
spGCe, whether public or private, for recreation and social activities. The design
and orientation of these areas should take advantage of available sunlight and
should be sheltered from the noise and traffic of adjacent streets or other incom-
patible uses.
Required common open spaces should be conveniently located for the majority of
units. Private open spaces should be contiguous to the units they serve and
screened from public view. Projects should have secure open spaces and children's
play areas that are visible from the units.
;':,i:!::~?";:,i;>'?i'::~c}';:;\r::<\
.... CHILDREN'S PLAY AREA Ii
0""""""'" ... ......
" '---J t::1~~}:urI[:[jgtt~[:]jjjIft:".
RECREAnON ~''''''.....'.....m'...'....... @.
AREA "',,'}it }./ -
.. .. . ."
Orient project entry toward
open space/recreation area.
ENT1IY DRIVE
Open parking and carports should
be clustered into parking courts.
L. PLANTED AREAS
All areas not covered by structures drives, parlcing or hardscape should be ap-
propriately landscaped.
Landscaping is used to frame, soften, and embellish the quality of environment, to
buffer units from noise or undesirable views, to break up large expanses of park-
ing, and to separate frontage roads within a project from public streets. To ac-
complish these design objectives, landscape elements need vertical dimension.
Trees and taU shrubs are needed in addition to grass and groundcover. Trees can
also be used to provide shading and climatic cooling of nearby units.
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RESIDENTIAL DESIGN GUID'ELlNES -'GI9.04'
M. REFUSE STORAGEIDISPOSAL
Thlsh bins must be fully enclosed in accIJTdance with City of San Bernardino
Public WIJTks Department Standards. Said enclosures should be softened with
landscaping on their most visible sides whenever possible. Recommended loca-
tions include inside parking courts IJT at the end of parking bays. Locations
should be conveniently accessible fIJT trash collection and maintenance and should
not block access drives during loading aperations. .
Solid doors
Trash enclosure at
end of parking row
N. SUPPORT FACIUTIES
Any support structures within multi-family residential projects such as laundry
facilities, recreation buildings and sales/lease offices should be consistent in ar-
chitectural design and form with the rest of the complex. Temporary sales offices
should also be compatible with these guidelines.
O. MAILBOXES
Where common mailbox seroices are provided, they should be located close to the
project entry, near recreational facilities. The architectural character should be
similar in form, materials, and colors to the surrounding buildings. Mililbox loca-
tions must be IlpplOVed by the U.S. Postal Service.
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RESIDENTIAL DESIGN GlllDELINES - G19.04
P. SITE GRADING
Site grading should recognize existing drainage patterns, and landforms while
prwiding appropriate transition of architectural elements to grade. Site grading
should also provide for an uninterrupted flow of vehicular and pedestrian traffic
through the development. The plan should direct and prwide adequate flow of
surface run-off to catch basins while gracefully contouring the land to blend with
existing conditions at the boundJlries of the site.
Street drainage should be collected in curb gutters. The use of center-swale
drainage devices is strongly discouraged. Parking lots rrury drain to a single con-
crete swale at the edge of the aisle.
Q. SECURITY
Multi-family projects should be designed to provide the maximum amount of
security for residents and visitors. Parking areas should be we/I lit and located so
as to be visible from residential units. Uzndscaping should be planned and mIfin-
tained to provide views into open space areas.
6. MULTI-FAMILY ARCHITECTURE
There is no particular architecture "style" proposed for multi-family residential struc-
tures. The primary focus should be on constructing a high quality residential environ-
ment. The criteria presented here strives for this "quality" through descriptions and ex-
amples of app,Op, iate building materials and . ral expression. In general, the
design of multi-family developments shou <01lsfjer c tibility with the surrounding
neighborhood. Often, such projects are d ~ jacent to single family neighbor-
hoods and measures should be taken to i ure the height and bulk of higher density
projects do not impact these /ower density residential areas.
Many of the same architectural principles and techniques discussed under the single fami-
ly category of these guidelines are also applicable to multi-family proF!s and these
should be revie.Ded by the designer in conjunction with the followiV
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RESIDENTIAL DESIGN GUIDELINES - GI9.04
A. FACADE AND ROOF ARTICULATION
Separations, changes in plane and height, and the inclusion of elements such as
brdconies, parches, arcades, durmers, and cross gables mitigate the barracks-like
qlUllity of flat walls and roofs of excessive length. Secondary hipped or gabled
roofs covering the entire mass of a building are preferable to mansard roofs or seg-
ments of pitched roof applied at the structure's edge. Extremely long structures, if
they are appropriately articulated, may be acceptable; hawever, structures (jnclUd- ~
ing garages and carports) exceeding 150 feet in length are generally discouraged.
Structures containing 3 or more attached dwellings in a row should incorporate at
least one of the following:
1.
For each dwelling unit, at least 1 architectural projection not
less than 2 feet from the wall plane and not less than 4 feet wide should be
provided. Such projections should extend the full height of single story
structures, at least 1/2 the height of a iwfHtory building, and 2/3 the
height of a 3 story building. d---
A change in wall plane of at least 3 feetJor at least 12 feet,fur each
., units should be provided. f r
}-. III ~ iJI.., \~~
2.
Good example 01 change In fOol
planes and wall alticulation
Unalticulated buildings are undesireable.
DO
DO
'11:1~':I.!I'I:lllili!'i!lji!I!I:li:!~I~/~~""':'"',~"":'f'""""""'~"'';'
. . . ...... ... -J. '12' MIN. ~
Arch/lectural projecNons lor 2 stories
Staggered units permitted
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RESIDENTIAL DESIGN GUIDELINES - 'G19.04'
B. SCALE
Because multi-family projects are usually taller than 1 story, their bulle can im-
pose on surrounding uses. The scale of such projects s/wuld be considered within
the context of their surroundings. Structures with greater height may require ad-
ditional setbacks 50 as not to dominate the character of the neighborhood.
Large projects s/wuld be broken up into groups of structures. The use of single '
"mega-structures" is to be avoided.
C. MATERIALS
Materials selected for multi-family projects s/wuld be very durable and require
low maintenance. Piecemeal embellishment and frequent changes in materials
s/wuld be avoided.
D. BALCONIES, PORCHES, AND PATIOS
The incorporation of balconies, parches, and patios within multi-family struc-
tures, is encouraged for both practical and aesthetic value. These elements slwuld
be integrated to break up large wall masses, offset floor setbacks, and add human
scale to structures.
Common exterior balconies and corridors that provide access to units s1wuld not
require circulation past adjacent unit windlJWS and entries.
Low roof planes
Balconies and patios
Clustered access
Low privacy walls
Articulate wall planes
E. DWELLING UNIT ACCESS
The use of long, monotonous access balconies and corridors which provide access
to 5 or more units s/wuld be avoided. Instead, access points to units s/wuld be
clustered in groups of 4 or less. To the extent possible, the entrances to individual
units s/wuld be plainly TJisible from nearby parking areas. The use of distinctive
architectural elements and materials to denote prominent entrances is encouraged.
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RESIDENTIAL DESIGN GiIID'ELiNEs ; GI9.04
E EXTERIOR STAIRS
Simple, clean, bold projections of stairways are encouraged to complement the ar-
chitectural massing and form of the multi-family structure. Stairways should be
of smooth stucco, plaster or wood, with accent trim of complementary colors.
Thin-looking, open metal, prefabricated stairs are discouraged.
G. CARPORTS, GARAGES AND ACCESSORY STRUCTIIRES
Carports, detached garages, and accessory structures should be designed as an in-
tegral part of the architecture of projects. They should be similar in materials,
color, and detail to the principal structures of a development. Carports may util-
ize flat roofs but should not project above any exterior walls adjacent to streets.
Prefabricated metal carports should not be used.
Where garages are utilized, doors should appear set into walls rather than flush
with the exterior wall. Their design should be simple and unadorned.
H. GUTTERS AND DOWNSPOUTS
Gutters and downspouts should be concealed unless designed as a continuous ar-
chitectural feature. Exposed gutters used as architectural features should be
colored to match fascia or waU material. Exposed downspouts should be colored to
match the surface to which they are attached unless copper is used.
Roof vents should be colored to match roofing materials or the dominant trim
color of the structure.
1. SOLAR PANELS
Solar panels should be integrated into the roof design, flush with the roof slope.
Frames should be colored to match roof colors. Natural aluminum finish is strong-
ly discouraged. Any mechanical equipment should be enclosed and completely
screened from view.
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RESIDENTIAL DESIGN GUIDELINES - GI9./U'
J. MECHANICAL AND I.ITIUTY EQUIPMENT
All mechanical equipment whether mounted on the roof or ground must be
screened from view. Utility meters and equipment must be placed in locations
which are not exposed to view from the street or they must be suitably screened.
All screening devices are to be compatible with the architecture and colar of the ad-
jacent structures.
Utlllly meters and other outdoor equipment
must be suI/ably screened from view.
Screening devices should be compatible
with adjacent structures.
K. ANTENNAS
All antennas should be placed in attics or building interiors. It is recommended
that all new units be pre-wired to accommadJlte cable reception. Satellite dish an-
tennas are specifically prohibited on 1'OOft. and should be considered early in the
design process in terms of location and any required screening.
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RESIDENIlAL DESIGN GUIDELINES - G19.Of
7. Ml1l.TI-FAMILY TN-FILL TN STNGLE FAMILY mTGHBORHOOD
Efforts should be nuuie to integrate new multi-family projects into existing neighlxJrhoods
so that they are compatible with adjacent structures and fit within the context of the exist-
ing neighlxJrhood.
A. FRONT URD SETBACKS
Front yard setbacks for new multi-family projects should be equal to or greater
than the average setbacks for the 2 adjacent properties. If 4If8 or both of the ad-
jacent properties are vacant then the average shall be ca1cu~ted on the next ad-
jacent occupied property. I
B. ARCHITECTURAL COMPATIBIUTY
New multi-family development in existing neighborhoods should incorporate ar-
chitectural characteristics and maintain the scale of existing structures on the
property and surrounding development, for example; windaw and door detailing,
facade decoration, materials, color, roof style and pitch, porches, and the like.
C. SITE DESIGN
New multi-family developments should be designed to continue the on-site
relationships of the original stTUCture(s) and surrounding neighborhood. Site ac-
cess should be taken from the adjacent alley whenever possible.
RESIDENTIAL SIDE ELEVATION
New Multi Family addi/ion
Original single story SFD
New Garoges
street
C
~ Alley
Appropriate transition trom , story to 2 story MFD
3191
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RESIDENTIAL DEVELOPMENT DESIGN GUIDELINES - G19.04
~
o
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ODD
EXISTING SFD ELEVATIONS
INAPPROPRIATE INFILL STRUCTURE
Mul/i-Family structure/addition does
not con/arm to adjacent SF forms.
APPROPR/ATE INFILL OF MULTI-FAMILY
Articulation and/orm is compa/ible with
existing structure and adjacent SF units.
r=I[JL=I
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FINALDRAFT
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1I.56 .
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.
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RESIDENTIAL DEVELOPMENT DESIGN GUIDELINES - G19.04
00- DD- 0 .~J
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TYPICAL EXISnNG SFD
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UNACCEPTABLE INFIU OF MF
Unacceptable Inflll of Mull/-Family structures does not
conform to artlculafion and scale of adjacent single family
structures.
ACCEPTABLE INFIU OF MF
Appropriate inRiI of Mull/-Family units transitions and
conforms to architectural articulation of adjacent single
family strucfures.
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Il.EsmENTIAl:'"'-j' 5: w.e+ q If, 0<
8. PRIVATE TENNIS COURT DESIGN il'.12J lS .'WWS ~/.L" ..Jd'< -......,
Private tennis courts are subject to Development Permit review and should be
constructed in the following manner:
1.
Tennis courts should not encroach into the front and side setback or within 10
feet of rear property line. (
There should be no more than _ tennis court for each residential
parcel of land. The review authority may approve additional tennis
courts in multi-family developments in the RM, RMH, and RH land use
districts.
Private tennis courts should not be used for commercial purposes, and
shall be used only by the residents and their invited guests.
All tennis court fencing should not exceed 10 feet in height as measured
from the court surface, and shall be screened from public view.
All tennis courts should be recessed 4 feet and shall be further screened
with a combination of walls, berms or landscaping.
A plan for overhead court lighting shall be subject to Development Permit
review.
Light standards should not exceed the following heights as measured from
the court surface:
2.
'.
3.
4.
5.
6.
7.
:;
4
Eighteen feet with.-u- poles on each side.
Twenty feet with ta.e poles on each side.
3
All illumination fixtures shall be energy efficient and directed inward and
away from adjoining properties and public rights-of-way.
Hours of lighting operation should be determined during permit review;
in no instance should lighting be used after 11:00 P.M.
C~B~~~~~7Jf
All uses shall be subject to the applicable regulations of this Development Code, inc1ud.
in~provisions.leeali.d irl ~ feHe.. ;"'/S a,at'teRl: ) (
't...:l-t L.Jz./ t. 11~ ff ~;. ~ M1 -l. I."",
. Chapter 19.46 I ) Conditional U ermits ~ I' ~ 3 a-
2. ter 19.44 Develop Permits l).>>"J (" . \
3. Chapter Ho ccupation Permits 1 'I~ . J .) ".~)
4. Chapter 19.28 . /I:andscaping Standards J:. b.;JY'
5. Chapter 19.26 Off-Street Loading Standards
6. Chapter 19.24 -Street Parking Standards
7. Chapter 19.22 Sign ds
8. Chapter 19.36 Temporary U
9. Chapter 19.42 Variances
a.
b.
8.
9.
'ts
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,1\ V ~ 10
tI ".~ ~. G19.06.0fO COMMERCIAL DEVELOPMENT DESIGN GlllDELINES
.
COMMERCIAL DESIGN GlUDELINES - G19.06
,v
1.
GENERAL
The following design guidelines are intended as a refer: k to assist the desig-
ner in understanding the City's goals and objecti Igh uality development within
the commercial land use districts. The guidelines c t the mandatory site develop-
ment regulations contained in this chapter by prouid examples of appropriate ~ '.
design solutions and by prouiding design interpretations of the various mandatory regula-
tions.
The design guidelines are general and may be interpreted with some flexibility in their ap-
plication to specific projects. The guidelines will be utilized during the City's design
review process to encourage the highest level of design quality while at the same time
prOTJiding the flexibility necessary to encourage creativity on the part of project designers.
/1l5Ut f\~ fa.'le. heft...'
APPUCABIUTY a
2.
The prOTJisions of this section shall apply to all commercial development within the City,
except within the downtown area, CR-2 District, which is regulated by the Main streit
Overlay District. Any addition, remodeling, relocation, or construction requiring a briild-
ing permit within any commercial land use district subject to review by the Development
Review Committee shall adhere to these guidelines where applicable.
3. GENERAL DESIGN PRINCIPLES
A. DESIRABLE ELEMENTS OF PROJECT DESIGN
The qualities and design elements for commercial structures that are most
desirable include:
1. Richness of surface and texture
2. _ Significant wall articulation (insets, canopies, wing walls, trellises)
3. Multi-planed, pitched roofs
4. Roof ooerhangs, arcades
S. Regular or traditional window rhythm
6. Articulated mass and bulk
7. Significant landscape and hardscape elements
8. Prominent access driveways
9. undscaped and screened parking
10. Comprehensive sign program
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.
. .
Unless there is a compellinq reason. these desiqn quidelines shall
be followed. _ If a guideline is waived by the Development Review
Committee. the Hayor and Common Council shall be notified. An
appeal. which does not require a fee. may be filed by the Mayor or
any Council person within 15 days of the waiver approval.
'.
~
'.
~
COMMERCIAL DESIGN GUIDELiNES -' G19,~
B. UNDESIRABLE ELEMENTS
The elements to avoid ar minimize include:
1. lArge blank, unarticulated stucco wall surfaces
2. Unptlinted concrete precision block walls
3. Highly reflective surfaces
4. Metal siding on the main facade
5. Plastic siding '.
6. Square "boxlike" structures
7. Mix of unrelated styles (i.e. rustic wood shingles and polished chrome)
8. lArge, out of scale signs with flashy colors
9. VISible outdoar starage, loading, and equipment areas
10. Disjointed parking areas and confusing circulation patterns
4. SITE PLANNING
Placement of structures should consider the existing built context of the cummercial area, the
location of incumpatible land uses, the location of majar traffic generators as well as an analysis
of a site's characteristics and particular influences.
,.
A. Structures should be sited in a manner that will complement the adjacent
structures. Sites should be developed in a coardinated manner to provide arder
and diversity and avoid a jumbled, confused development.
B. Whenever possible, new structures should be clustered. This creates
plazas ar pedestrian malls and prevents long "barracks-like" raws of structures.
When clustering is impractical, a visual link between separate structures should
be established. This link can be accomplished through the use of an arcade system,
trellis, ar other open structure.
1.....................1
. . . . . . . . . . . . . . . . . . . . ".
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.
.
, ,
COMMERCIAL DESIGN GWDELINES - (;19.06'
C. Locate structures and on-site circulation systems to minimize pedestrianl
vehicle conflicts where possible. Lin1c structures to the public sidewalk where p0s-
sible with textured paving, landscaping, and trellises.
D. Recognize the importance at spaces between structures as "outdoor rooms"
on the site. Outdoor spaces should have clem, recognizable shapes that reflect care-
ful planning and are not Simply "left urJeT" aTf!/lS between structures. Such spaces
should pravide pedestrian amenities such as shade, benches, fountains, etc. . ~
'-.
E. Freestanding, singular commercial structures should be oriented with
their major entry taward the street where access is pravided, as well as having
their major facade parallel to the street.
F. Loading facilities should not be located at the front at structures where it
is difficult to adequately screen them from mew. Such facilities aTe more ap-
propriate at the rear at the site where special screening may not be required.
G. Open space arf!/lS should be clustered into larger, predominant land-
scape aTf!/lS rather than equally distributing them into aTf!/lS at low impact such as
at building peripheries, behind a structure or aTf!/lS at little impact to the publiC'T
mew, where they are not required as a land use buffer or as a required yard setbaclc.
+
Loading areas should be
located at rear 01 struclure
Create plazas in
prominent locations.
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.. :~_.~~r.j
I i 4 ~special pavement and landscape
;~:~:n~~d:tons. 200' MIN. enhancement at primary entrance.
Pre/erred
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3191
, '. .
COMMERCIAL DESIGN GUIDELINES -' G19.06
~~DaRCUL~:pr~
Parking lot dtsign azn be a critical factar in the success ar failure of a commercial use. In con-
sidering the poStlibilities fur developing a new parking area, a develaper should analyze the follow-
ing factors: ingress and egress with consideration to possible conflicts with street traffic;
pedestrian and 'Dehiculm conflicts; on-site circulation and seruice vehicle zones; and the overall
configuration and appearance of the parking area.
~
A. Separate vehicular and pedestrian circulation systems should be provided. '.
Pedestrian linkages between uses in commercial develcpments should be em-
phasized, including distinct pedestrian access from parking areas in lmge commer-
cial developments, such as shopping centers.
...............
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B. Parlcing aisles should be separated from vehicle circulation routes
whenever possible.
I
C. Common driveways which provide vehiculm access to more than _ site are
encouraged.
D. Angled parlcing is preferred over 900 parlcing.
E. Parking areas shall be landscaped, receiving interiar as well as perimeter
treatment in accardance with the requirements of this Development Code.
F. Parlcing areas should be separated from structures by either a raised
concrete walkway ar landsazped strip, preferably both. Situations where parking
spaces directly abut the structures should be Il'lJOided.
G. Shared parlcing between adjacent businesses andlar development~
is highly encouraged whenever practiazl.
H. Where parlcing areas are connected, interiar circulation should allow far
a similar direction of travel and parlcing bays in all areas to reduce conflict at
points of connection.
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, ,
COMMERCIAL DESIGN GUlDEUNES - G19:06
I. Whenever possible, locate site entries on side streets in order to minimize
pedestrian/vehicular conflicts. When this is not possible, design the front site
entry with appropriately patterned concrete or pavers to differentiate it from the
sidewalks.
J. Parking access points, whether located on front or side streets should
be located as far as possible from street intersections so that adequate stacking
room is provided. The number of access points should be limited to the minimum
amount necessary to provide adequate circulation.
ill
Qk
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...................w...............
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K. Design parking areas so that pedestrians walk parallel to moving cars.
Minimize the need for the pedestrian to cross parking aisles and landscape areas.
AlIglof 1'I'f'kiptgi&p,if.iir',{lmd~a". t-A;'Ig.
I'AJ/XlNG AlSU ARRANGEMSlT
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"Hge 4.,(
COMMERCIAL DESIGN GUlDEUNES - Gt9.06
1. Frontllge rrxuis should be provided fur Uzrge projects on 1TIJJjar arterials
whenever possible.
M. Par1cing areas and pedestrian walkways should be visible from structures
to the greatest degree possible.
N. The par1cing area should be designed in a 1TIJJnner which links the
structures to the street sidewalk system as an extension of the pedestrian environ-
ment. This can be accomplished by using design features such as walkways with
enhanced paving, trellis structures, ar a special Uzndscaping treatment.
O. Par1cing areas which accommodate a significant number of vehicles
should be divided into a series of connected S1TIJJller lots. LAndscaping and offset-
ting portions of the lot are effective in reducing the Tlisual impact of large par1cing
areas.
P. The first par1cing stall which is perpendicular to a driveway ar first aisle
juncture, should be at least 40 feet back from the curb. With /Jlrger centers, sig-
nificantly mare setback area 1TIJJY be required.
;r;
i
..
..
Q. Utilize a 36 inch high opaque wczll ar /Jlndscaping to screen Il7IY par1cing at
the street periphery. A combiMtion of walls, berms, /lnd /Jlndscape 11UZterial is
highly rtLu"UT.ended. Where practiall, lowering the grtUle of the ptlr1cing lot from
aisting street eleZlGtions 1TIJJY /lid in obscuring t1iews of IlUtomobiles while promot-
ing views of archittdum elements of the structures beyond.
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FINAL DRAFT
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COMMERCIAL DESIGN GUmUMS -' GI9.06
6. LANDSCAPING
A. Umdscaping fur commerciJll uses should be used to define specific
IftlIS l1y helping to focus on entrances to buildings and parking lots, define the
edges of Nrious land uses, pruoide transition between neighboring properties (buf-
fering), and pruuide screening fur loading and equipment areas.
Landscaping should be in sca1e with adjacent structures and be of
"Pinup' iate size at I1IJlturity to accomplish its intended purpose.
B.
~
'.
C. Landscaping around the entire base of structures is recommended to
soften the edge between the parking lot and the structure. This should be accented
at entrances to pruuide focus.
D. Trees should be located throughout the parking lot and not simply at the
ends of parking aisles. In order to be considered within the parking lot trees
should be located in planters that are bounded on at least 3 sides l1y parking area
paving.
E. Landscaping should be protected from vehicular and pedestrian encroach- .
ment l1y raised planting surfaces, depressed walks, or the use of curbs. Concrek
71U1W-strips separating turf and shrub areas are required per the development ;
regulations.
F. Vines and climbing plants integrated upon buildings, trellises, and
perimeter garden walls are strongly encouraged. A few plants to consider fur this
purpose are: bougainvillea, grape ivy, and wisteria vines.
D-U.
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FINAL DRAfT
COMMERCIAL DESIGN GuIDEI:INF.S. G19.06
G. Use boxed and tubbed plants in clay or wood containers, especially for
enhancement of sidewalk ~~ courtyards.
H. At maturity, trees should be able to be trimmed 10 feet above
ground and shrubs should be maintained at a height of approximately 3 feet to pro-
1Jide adequate visibility.
7. WALLS AND FENCES
~
A.
If not required for a specific screening or security purpose, walls should
not be utilized within commercial areas. The intent is to keep the walls as louJ as
possible while petrO, ,lIing their screening and security functions.
'.
B. Where walls are used at property frontages, or screen walls are used to
conceal storage and equipment arl!l1S, they should be designed to blend with the
site's architecture.tndscaping should be used in combination with such walls
whenever possible. \
'B~ ~d.e~ of ai pu; hI.,&r Wa-lIs ()
or f'~~ ~.JJ h<.. ....c,fU.trceb.<rdi.r q~#k4
COMMERCIAL I RESIDENTIAL :
I
PUBUC STREET
COUMERClAL
~
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COMMERCIAL DESIGN GWDELiNES -.G19./Hi
c. When security fencing is required, it should be a combination of solid
walls with pillars and decorative uiew ports, or short solid wall segments and
wrought iron grill work.
D.
..~~..
Elevation of Staggered Wall
~
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Elevation 01 Plon/ers/WOll
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Eleva/ion of WolI with Ireales
8.
SCREENING
A. Screening for outdoor storage should be a minimum of 6 feet and a maximum
of 10 feet high. The height should be determined by the height of the material or
equipment being screened. Chain link fencing with redwood or neutral colored
slatting is an acceptable screening material for areas of any lot not uisible from the
street. Exterior storage should be confined to portions of the site least uisible to
public uiew.
B. Where screening is required, a combination of elements should be used
including solid masonry walls, berms, and landscaping. Chainlink fencing with
wood or meta/ slatting is not permitted when uisible from the public right-of-way.
C. Any outdoor equipment, whether on a roof, side of a structure, or on
the ground, shall be KPP'Opl iately screened from view. The method of screening
shall be architecturally integrated with the adjacent structure in terms of
materiIds, colar, shape, and size. Where indiuidua/ equipment is prouided, a con-
tinuous screen is desirable.
HOIllZONTAL
WOOD TREWS
FIJJ ROOF
VENTED SCREEN w~
~
FIJJ ROOF
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, .
COMMERCIAL DESIGN GWDEllNEs ~ G19.06
9. ARCHITECTURAL DESIGN GUIDELINES
A.
Heights of structures should relJlte to adjacmt open spaces to allow
mll%imum sun and fJI!1ItilJltion, protection from prevailing winds, mhance public
mews of surrounding mountains and minimize obstruction of view from adjoin-
ing structures.
B.
Height and scale of new dl!tJl!lopment should be compatible with that of
surrounding dl!tJl!lopment. New dl!Velopment height should "transition" from the '.
height of adjacmt dl!tJl!lopment to the maximum height of the proposed structure.
~
c.
Lmge buildings which give the appearance of "box-like" structures are
gmerally unattractive and detract from the overall scale of most buildings. There
are seoeral ways to reduce the appearance of large scale, bulky structures.
1. Vary the plJlnes of the exterior walls in depth and/or direction.
Wall plJlnes should not run in ~continuous direction for more than 50
fm without an offset. (
2. Vary the height of the buildings so that it appears to be divided
into distinct massing eleml!1lts.
3. ArticulJlte the differmt parts of a building's facade by US/! of color,
arrangement of facade eleml!1lts, or a change in materials.
4. Use landscaping and architectural detailing at the ground level to
lessm the impact of an otherwise bulky building.
5. Avoid blJlnk walls at the ground floor levels. Utilize winduws,
trellises, wall articulation, arcades, change in materials, or other features.
~/ A/f ~rH.C-&r!... -c-lutVI-,'<''''$ 54c,,-,/d k a. rc-k,' te..&f/L;~
+rWe~ .
VARYING ROOF PLANES
AND BUILDING HEIGHT
VARYING BUILDING
SETBACKS
WINDOW SIZES AND SHAPES
ARE REPEATED FOR RHYTHM
ARTICULATED
FRONT FACADES
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COMMERCIAL DESIGN GlUDELINES -'G19.06
Multi Planed
Roofs and Awnings
Add Desirable Articulation
Undesirable Architectural Horizontal Articulation Added
Treatment Vertical Articulation Added
D. Scale, for purposes here, is the relationship between the size of the new
structure and the size of adjoining permanent structures. It is also how the
proposed building's size relates to the size of a hu1Tliln being (hu1Tliln scale). lArge
scale building elements will appear imposing if they are situated in a visual en-
vironment which is predominantly smaller in scale.
1. Building scale can be reduced through the proper use of window
patterns, structural bays, roof overhangs, siding, awnings, moldings, fix-
tures, and other details.
2. The scale of buildings should be carefully related to adjacent
pedestrian areas (i.e. p/QZQS, courtyards) and other structures.
3. Imge dominating structures should be broken up by: 1) creating
horizontal emphasis through the use of trim; 2) adding awnings, eaves,
windows, or other architectural ornamentation; 3) use of combinations of
complementary colors; and 4) landscape materials.
.....:.:.:..:.............
;.;.;.:.:.~;~.;.:.:.~:.;.:
.:.:.:.:~~.:.:.:.:.:.:.:.:.
:j~j~~~ll~l~~j]jj~~lj]~
.:.:.:.:.:.:.;.:.:.:.;.;.;.;.
Storefront elements end pedestrien
level deteils provide en iotimete scele
Form end texture should be repeated
in e menner to provide e sense of
unity within e lerge mess.
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COMMERCIAL DESIGN GUIDELINES'. G19,06.
E. The use of standardized "corporateM architectural styles associated with chain-
type restaurants is strongly discouraged.
F. Much of the existing color in the City is derived from the primary building's
finish materials such as brick, wood, stucco, and terra cotta tile. Also dominant
art earth tones that match these natural materials.
1. lArge areas of intense white color should be aooided. While
subdued colors usually work best as a dominant overall color, a bright trim ~ ,
color can be IlpplUfll ;ate.
2. The color palette chosen for new structures should be compatible with
the colors of adjacent structures. An exceptitm is where the colors of ad-
jacent structures strongly diverge from these design guidelines.
3. Wherever possible, minimize the number of colors appearing on
the structure's exterior. Small commercial structures should use no more
than ~ colors.
3
4. Primary colors should only be used to accent elements,
such as door and window frames and architectural details.
5. Architectural detailing should be painted to complement the facade
and tie in with adjacent structures.
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COMMERCIAL DESIGN GlUDELINES -'GI9.06
~
'.
I'ottIGl mOlllanl
root dJ$co~ftd
CJ/I>P<<I root to hide
rooltol> eqUil>ment
Full mOIIIanl rool will
hide roo/top eqUil>menl
10. ROOFS
A. The roofline at the top of the structure should not run in continuous plJlne
for more than 50 feet without offsetting or jogging the roof plJlne.
ona
iscouraged. Mansard roofs,
Clures, should wrap around . entire perimeter of
8~q.
~9'
All roof top equipment shall be screened from public triew l7y screening
materials of the same nature as the structure's basic materials. Mechanical equip-
ment should be located below the highest vertical element of the building.
The following roof materials should not be used:
1. Corrugated metal (standing rib metal roofs are permitted)
2. Highly reflective surfaces (copper roofs may be considered)
3. . Illuminated roofing
11. AWNINGS
A. The use of awnings along a row of contiguous structures should be
restricted to awnings of the same form and location. Color of the awnings should
be consistent and a minimum 8 foot vertical clearance should be maintained.
B. Signs on awnings should be painted on and be limited to the auming's flap
(valance) or to the end panels of angled, curved, or box awnings.
C. Ple:ciglas, metal, and glossy vinyl iUuminated awnings are strongly discouraged.
Canvas, treated canvas, matte finish vi!lyl, and fabric awnings are encouraged.
D. lnternally lit awnings should not be used.
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COMMERCIAL DESIGN GWDEiINES -' G19.0D
12. SIGNS
A. F.f1t!f'Y structure and commercial complex should be designed with a precise
coru:qt far adtqlUJte signing. Pruuisions for sign p/Qcement, sign scale in relation-
ship the with building, and sign retuiJlbility should be cunsidered in developing the
signillg concept. All signing should be highly compatible with the building and
site design relative to color, material, and p/Qcement.
Monument-type signs are the preferred alternative for business identifica-
tion whenever possible. Where several tenants occupy the same site, indtuidual
wall mounted signs are "f'f'IUf'I ;ate in combination with a monument sign iden-
tifying the development and address.
~
B.
'.
C. The use of backlit individually cut letter signs is strongly encouraged.
D. Each development site should be af'f'IUf'I iately signed to give directions to
loading and receiving ar/!/lS, visitor parking and other special ar/!/lS.
~
:j~il
DO THlS
DON'T DO THIS
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COMMERCIAL DESIGN GIllDELlNES - G19:06
13. LIr.HTING
A. Lighting should be used to prO'Clide illumination fur the security and safety
of cm-site1lTf!QS such as parking, /LJQding, shipping, and receiving, pathways, and
worlcing 1ITf!QS.
B.
The design of light fixtures and their structural support should be architec-
turally compatible with the main structures cm-site. nluminatars should be in-
tegrated within the architectural design of the structures.
C. As a security device, lighting should be adequate but not ooerly bright.
All building entrances should be well lighted.
'.
D. All lighting fixtures must be shielded to confine light spretul within the site
boundaries.
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INDUSTRIAL DEVELOPMENT DESIGN GUIDEUNES - iJ19.OS'
IJ
G19.08.~ INDUSTRIAL DEVELOPMENT DESIGN GUIDELINES
1. PURPOSE
The following design guidelines are inten~d I1S ence framework to assist the desig-
ner in understanding the City's goals and i fur high quality development within
the industrial districts. The guidelines c the mandatory site development .
regulations contained in this chapter by rm . Ing good examples of potential design solu- ~
tions and by prouiding design interpretations of the various mandatory regulations.
The design guidelines are general and may be interpreted with some flexibility in their ap-
plication to specific projects. The guidelines will be utilized during the City's design
review process to encourage the highest level of design quality while at the same time
pruuiding the flexibility necessary to encourage creativity on the part of project designers.
hJerr /le~:f (Ja1e.. h<2re.,
APPLICABILITY -
2.
The provisions of this section shall apply to all industrial development within the City,
unless otherwise specified herein. Any addition. remodeling, relocation, or construction
requiring a building permit within any industrial district subject to review by the
Development Review Committee shall adhere to these guidelines where applicable.
3. SITE PLANNTNG PRINCIPLES
A. The main elements of sound industrial site design include the falLawing:
1. Controlled site access
2. Seroice areas located at the sides and rear of buildings
3. Convenient access, visitor parking and on-site circulation
4. Screening of outdoor storage, work areas, and equipment
5. Emphasis on the main building entry and landscaping
6. LAndscaped open space
B. A 1Xlridy of building and parking setbacks should be provided in order to avoid long
monotonous building facades and to CTe/lte droersity.
c. Structures should be located on "turf islands", where the office portion of the
building does not directly abut paved parking areas. A minimum 5 to 7 foot
landscape strip should be pruuided between parking areas and the office portion of
a structure.
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Unless there is a compelling reason. these design guidelines shall
be followed. _ If a guideline is waived by the Development Review
Committee; the Mayor and Common Council shall be notified. An
appeal. which does not require a fee, may be filed by the Mayor or
any Council person within 15 days of the waiver approval.
INDUSTRIAL DEVF:LOPMENTDESIGN GUIDELINES - G19.0B
LANDSCAPE BUFFER
TRUCK STAGING
~
lKJI
,
..
D. Building setbacks should be prouided proportitmate to the sazle of the
st11lcture and in consideration of existing deuelopment adjacent to it. lArger
stnlctures require more setback area for a balance of scale and so as not to impose
on neighboring uses.
E. Placement of structures which CTe/ltes opportunities for plaz.as, courts, or gardens
is encouraged. Setback areas can often be used to prouide space for patio areas.
F. Where industrial uses are adjacent to non-industrial uses, appropriate
buffering techniques such as setbacks, screening, and landscaping need to be
prouided to mitigate any negative effects of industrial operations.
iBt -JL ~
u.. a varlely 01 lechnlq.... 10
bull.. non-_nIial ......
G. Proposed deuelopment should be designed to preserve existing stands
of trees whereuer possible. Contact the City's Park, Recreation, and Community
Services Department regarding requirements for certified arborist's report con-
cerning existing vegetation.
U-138
-'1f9&. ?l; I
FINALDRAFI'
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INDUSTRL4.L DEVELOPMENT DESIGN GUIDELINES - GI9.0B
I
4. PARKTNr. AND CTRCllLATION
A. The parking lot and cars should not be the dominant visual elements of the
site. Large erpansive paved areas located between the street and the building are
to be avoided in favor of smaller multiple lots separated by landscaping and build-
ings. Angled parking is highly encouraged for larger parking lots which can ac-
commodate one way aisles.
B. Site access and internal circulation should be designed in a straight forward
manner which emphasizes safety and efficiency. The circulation system should be
designed to reduce conflicts between vehicular and pedestrian traffic, combine cir-
culation and access areas where possible, provide adequate maneuvering and
stacking areas and consideration for emergency vehicle access. Circulations
routes and parking areas should be separated.
C. Entrances and exits to and from parking and loading facilities should be
clearly marked with appropriate directional signage where multiple access points
are provided.
D. Vehicles should not be required to enter the street in order to move from
one area to another on the same site.
E. Parking lots adjacent to and visible from public streets must be adequately
screened from view through the use of rolling earth berms, low screen walls, chan-
ges in elevation, landscaping or combinations thereof whenever possible.
Parklng areas IIIouId be IC/HMd
from public view.
F. The industrial site should be a self-contained development capable of
acconImodating its own parking needs. The use of the public street for parking
and staging of trucks is not allowed.
G. All parking spaces should be visible from the interior of the structures, especially entrances.
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.
lNDl1STRlAL DEVELOPMENT DESIGN Gl11DELlNES.. GI9.08
. .
5. LOADING FACTL1TTF.S
A. To alleoiate the unsightly appearance of loading facilities for industrial uses,
these areas should not be located at the front of buildings where it is difficult to
adequJltely screen them from view. Such flU:ilities are more appropriate at the rear
of the site where special screening may not be required.
9..." ~:::: ~ t
STREET PARKING LOADING FAClunES (AT REAR)
B. When it is not possible to locate loading ftU:ilities at the rear of the
building, loading docks and doors should not dominate the frontage and must be
screened from the street. Loading ftU:ilities should be offset from driveway open-
ings.
c.
BIU:1cing from the public street onto the site for loading into front end docks
causes unsafe truck maneuvering and should not be utilized except at the ends of
industrial cul-de-sacs where etlCh circumstance will be studied individually at the
time of design review.
~~
~
~..
U.. GK"".Af... told rnoIOIVY wall
10 screen toading CHQL
FINALDRAFI'
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,
...:.....:..-..-1
Off.., the Ioaclng areas from
lhe driveway operungs.
'119& 3/e! I
. .
,
lNDUSTRlALDEVELOPMENTDESIGN GlllDELINES - G19.0B
6. LANDSCA PTNG
A. Fur industrial uses landscaping should be used to define arl!ilS by helping
to focus on entrances to buildings, parking lots, loading arl!ilS, defining the edges
of fJarWuS land uses, praviding transition between neighboring properties (buffer-
ing), and prcroiding screening fur outdoor sturage, loading, and equipment arl!ilS.
LANDSCAPE
smACK
B. LAndscaping should be in scale with adjacent buildings and be of
1lpf'llJpriJlte size at maturity to accomplish its intended goals.
C. Use of trines on walls is approprillte in industrial arl!ilS because such walls
often tend to be large and blank.
D. lAndscaping around the entire base of buildings is recommended to
soften the edge between the parking lot and the structure. This should be ac-
cented at entrances to protride focus.
E. Trees should be located throughout the parking lot and not simply at the
ends of parking aisles. In urder to be considered within the parking lots, trees
should be located in planters tluzt are bounded on at II!llSt 3 side, by parking area
pauzng.
F. lAndscaping should be protected from vehicular and pedestrilln encroach-
ment by raised planting surfrues, depressed walks, ur the use of curbs. Concrete
mow-strips are required per development regulations between turf and shrub
aretlS.
j
~
."
FlNALDRAFr
n.lU
"'779& ~ /It
lNDUSTRlIU. DEVELOPMENT DESIGN GUIDELINES - GI9.0S
7. WALLe; AND PFNCES
A. WaIls will serve a majar function in the industrial landscape and will be
used to screen automobiles, loading and starage areas, and utility structures.
Howeuer, if not required far a specific screening ar security purpose they should
not be utilized. The intent is to keep the walls as low as possible while performing
their screening and security functions.
B. Where walls are used at pruperty frontages, ur screenwalls are used to
conceal starage and equipment areas, they should be designed to blend with the
site's architecture. lAndscaping should be used in combination with such walls
whenever possible.
C. When security fencing is required, it should be a combination of solid
pillars ar short solid wall segments and wrought iron grill wark.
D. Long expanses of fence ar waIl surfaces should be offset and architec-
turally designed to prevent monotony. umdscape pockets should be provided.
~n.
~
Elevation at SoHd Wall wi/II Pila$/ers
~~
. .. . . . . ..... ... .
Elevation of Wall /WrOUgII/lton Combination
Elevatton of WIouplll /ton wIIIIl'/lastetS
,..~,~.i~:~f : '1:1:
.: ' 'c:t" '~ .',
" '.'-~,
Elevalion of Staggered Wall
~~u:,
Eleva/ion of Plan/elS/Wall
.r~~
FINAL DRAfT
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. .
!NDUSTRlAL DEVELOPMENT DESIGN GUIDELINES - G19.08
LANDSCAPE
SCREEN
8. SCRFENTNr.
A. Screening for outdoor storage should be a minimum of 8 feet and a maximum
of 12 feet high. The height should be determined by the height of the material
being screened. Chain link fencing with appropriate slatting is an acceptable
screening material for areas of any lot not visible from the street. Exterior storage
should be confined to portions of the site least visible to public view.
B. Where screening is required, a combinlltion of elements should be used
including solid masonry walls, berms, and landscaping. Chainlink fencing
with wood or metal slatting is an acceptable screening material only for areas
of a lot not visible from a public street.
j WIllSC.UtICllUH~ ...YIC<....
Il:UIIOIISlDt:SnaAQt5
r- SCUDWAU.
, r: '"... "t....
,~'MAX
IlUII SETlACK
fiNAL DRAFT
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INDU577UAL DEVELOPMENT DESIGN GUIDELINES - GI9.0B
C. Any equipment, whether on the roof, side of building, ur ground, shall be
screened. The method of screening shall be architedurally integrated in terms of
materials, colur, shape, and size. The screening design shall blend with the build-
ing design. Where individual equipment is prcruided, a continuous screen is
desirable.
a
8
Q
~ea
. FREESTANDING TRANSFORMER
6'WALL e89 ee
lCJ
0:;(1
DON' DO THIS
DO THIS
D. The need to screen roof tap equipment should be tJzken into consideration during
the initial design phase fur the structure.
FINAL DRAFT
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"ffl6 ~r'
INDUS1'RlI\L DEVELOPMENT DESIGN GUIDELINES - G19.08
9. ARCHTTFCTIJRAI. DESIGN
A. As II altegory of structure types, industrilll structures often present unllttrllc-
tive IInd monotonous faclldes. There lITe, huwerJer, 111JIIriety of design techniques
which aln be utilized to help overcame this situlltion IInd to direct derJelopment
into II cohesive design stlltement.
1.
Employ vllriety in structure forms, to create visulIl character and
interest.
2.
Avoid long, "unarticulated" fllCl1des. FllCI1des with 1JIIried front
setbacks lITe strongly encouraged. Wall planes should not run in one con-
tinuous direction for more than 50 feet without IIn offset.
q./
Avoid blank front lIrI side wall ele1Jlitions on street frontages.
3.
4.
Entries to industrial structures should portrllY II qUllIity office
appearllnce while being IITchitedurally tied into the overllll mass and
building composition.
t
~
Entry Projec:lion '" indentation color bands
Ebi.l.~
Verticat Maml.window gklzing bonds and textured waits
~
. '. '. '",
,:':,':":"; .;.>:.,-::'-.;,..-,-.. . c-._._:.:':'_:;:_,::,
.... ....:.'..',. .,,, 0'. '.'.'::::"'.' ..:,.,:.:....,;:..- -::.: ,,'
"., .',-,:"....;.-..;:...:.-;,,- ",-._, ',-..-'., ....:. .......
",.,. ':',':-'" ',-.
. . , .-. ',':'1', _:-,:::" -'.:
W1nd_ glazing, color _, te_ walls
and entry inc:Sentation
~
... ",. --, ......., .-. ,"
.". . ...... '-"
, .Ullh~II!' .
Mix of complimentary materiots. articulated surfaces,
increase Wlftdow areas, and some textUred walls
FlNALDRAFT
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I
1___
INDUSTRlALDEVELOPMENTDESIGN GUIDELINES - GI9.0B
5. Windows and doors are key elements of any stuctures form, and
should relate to the scale of the elevation on which they appear. Windows
and doors can establish character by their rhythm and variety. Recessed
openings help to provide depth and contrast on elevation planes.
6. Sensitive alteration of colors and materials can produce diversity
and enhance architectural forms.
7. The staggering of planes along an exterior wall elevation creates
pockets of light and shadow, providing relief from monotonous, uninter-
rupted erpanses of wall.
B. Design elements which are undesirable and should be avoided include:
Highly reflective surfaces at the ground story
Large blank, unarticulated wail surfaces
Exposed, untreated precision block wails
Chain link fence, barbed wire
False fronts
"Stuck on .. mansard roofs on small portion of the roofline
Unarticulated building facades
Materials with high maintenance such as stained wood, shingles or
metal siding
C. Choose wall materials that will withstand abuse by vandals or acddental
dizmage from machinery.
1.
2.
3.
4.
5.
6.
7.
8.
" '
D. All metal buildings should be architecturally designed providing variety and
visual interest to the strtetscape.
E. Berming in conjunction with landscaping can be used at the building edge
to reduce structure mass and height along facades.
M
;1~+t
~~ -"--------=111
.....,...10__--
to ___ JllllIkInI"'1ooCIing CRCIL
F. Rolling shutter doors loazted on the inside of the building are the preferred
method for providing large loading doors while keeping a clean, unclutter-
ed appearance from the exterior.
". 'IOWNl;SHUTID. '.
.;.
ACcmAIU
UNACcm.uu
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INDUSTRIAL DEVELOPMENT DESIGN GUIDELINES - G19.0S
ACCEPTABU:
PREFERRED
NOT ACCEPTABU:
~
10. ROOFS
A. The roofline at the top of the structure should not run in a continuous
plane for more than 50 feet without offsetting or jogging the roof plane.
B. Nearly vertical roofs (A-frames) and piecemeal mansard roofs (used on a
portion of the building perimeter only) should not be utilized. Mansard roofs
shall wrap around the entire perimeter of the structure.
C. All roof top equipment must be screened from public view by screening
materials of the same nature as the building's basic materials. Mechanical equip-
ment should be located below the highest vertical element of the building.
D. The following roof materials should not be used:
1. Corrugated metal (standing rib metal roofs are permitted)
2. Highly reflective surfaces
3. Illuminated roofing
E. 7A.t" r,/ /~s:54. ~~v/~ &~ ~"5//;:r~,/",s .. '''I"7f'Hr.~~.f 1,1' ii.,
C/..,.ertfll tlr~A;'u-r~r.1 atS"~/l M~,.,~.
FINAL DRAFT
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'ffl&- Jr I
INDUSTRIAL DEVELOPMENT DESIGN GUIDELINES - GI9.0S
11. "TGNS
A. Every structure should be designed with a precise concept for adequate signing.
Pruuisions for sign placement, sign scale in relationship with building and the
readability of the sign should be considered in developing the overall signing con-
cept. All signs should be highly c,,",patible with the structure and site design
relative to color, rruzterial. and placement.
B. Monument-type signs are the preferred alternative for business identification.
Where several tenants occupy the same site individual wall mounted signs are ap-
proprillte in c,,",bination with a monument sign identifying the development and
address.
C. The use of backlit individually cut letter signs is strongly encouraged.
D. The industrial site should be approprilltely signed to give directions to
loading and receiving areas, visitor par/cing and other special areas.
.
Employ a consilient IIgn PkVW1W1"
lor muttlple tenanl pl'ojects
ii
Place sign perpendicular
10 approaching ITaIIlc
in landScaped area.
FINAL DRAFT
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fflO ~hl
INDUSTRIAL DEVELOPMENT DESIGN GUIDELINES - GI9.0B
12. Ur.HT1Nr.
A. Lighting should be used to provide illumination for the security and safety of
on-site ar/!/lS such as parking, loading, shipping, and receiving, path-
ways, and working ar/!/lS.
B. The design of light fixtures and their structural support shal/ be architecturally
compatible with main buildings on-site. Illuminators should be integrated within
the architectural design for the buildings.
C. As a security device, lighting should be adequate but not overly bright.
All building entrances should be wel/lighted.
D. AI/lighting should be shielded to confine light sprwf within the site boundaries.
E. One footcandle evenly distributed across a parking lot is the required minimum.
At entrances and loading ar/!/lS, up to 2 footamdles may be apprapriate.
;'
. .',.F
Confine light sp....d
to wtIIlln lIIe boundari...
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~'?J/'j(
3.
. .
. ,
DESIGN GWDEL1NES FOR REHABILITATION AND lNFILL - (;19.19
G19.19.050 DESIGN GUIDELINES FOR REHABILITATION AND
INFILL DEVELOPMENT
1.
GENERAL
The folJoUJing design guidelines are intended as a lefel'ence framework to assist property
uumers, defJelopers and designers in understanding the City's goals and objectives for
high qwdity development and re1ulbilitation within the MS (Main Street OveriJly) Dis-
trict. The guidelines are intended to complement the mandatory site defJelopment regula- ~
tions contained in this section by prwiding good e:azmples of potential design solutions "-
and by prcruiding design interpretations of the various mandatory regulations. The
design guidelines are general and may be interpreted with some flexibility in their applica-
tion to specific projects. The guidelines will be utilized during the City's design review
process to encourage the highest level of design quality while at the same time prouiding
the flexibility necessary to encourage creativity on the part of the project designers.
APPLICABILITY -
2.
The provisions of this section shall apply to all development within the MS District. Any
addition, remodeling, relocation, or construction requiring a building permit within the
MS District subject to rerJiew by the Development Reuiew Committee shall adhere to t -
these g]lidelines where I!TlPlicable.
ttCl ; /l5~ -fy-,trm /le.4 t::iJC--
PRESERVATION OF TRADmONAL RATION
Existing historic decoration should be preserved wheneDer possible. It reinforces the tradi-
tional character of the downtown and adds a richness of detail which is often irreplace-
able at today's costs. At the same ~!:;;! the decoration lend a unique charac-
ter to individual buildings and to t Clown town a whole.
r iJorJ..
Many times in the remodeling of storefronts, original decorative details are left partially
intact as visual "leftovers" or simply covered with new construction. In future ;"tp'ove-. .
ments, these forgotten details should not be wasted. If enough details remain, they should
be restored as part of the original design. If only a few remain, they can be incorporated
as design featUres in a new storefront. In either case, the design of any improvements
should grow out of the remaining details and create a harmonious background which em-
phasizes them.
FINAL DRAFl'
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3191
Unless there is a compelllnq reason. these desiqn quidelines shall
be followed. If a quldeline is waived by the Development Review
Committee, the Mayor and Common Council shall be notified. An
appeal. which does not require a fee. may be filed by the Mayor or
any Council person within 15 days of the waiver approval.
~
'.
DESIGN Gll1DELINEs FOR REHABILlTA110N AND INFILL - GI9.I9
Existing building elements incompatible with the anginal facade design at the building
should be rem01Jed. These include: averdone exterior embellishments and 'modernized'
facades, using such elements as metal grilles or rusticated materials. The facade will then
be remodeled or restored to reflect its original appearance, The remodeling/restoration
will stress the conseroation of the unique stylistic features of the original building.
~nnFnnNTWITHTn...nmnNAt MA"TT1!lAtC;
A Conuce Can Sf Constructed With Wood
Fr.nung, Plywood And Moldings With A Slopd'l1
Shiel Metal Clp To Shed Waler. The COrNet
Spans The Top OIThe Storelronl. Ollen Covering
A StnlCNI'a! &urn Or UnlWshed Brick.
TraNmnS Ne Option.al Design Elemmts That Help
To Sre..k Up The MasSive Elite' Of Very L.arg.
Shftt5 Of C1u5. Transom Windows Can Be O.ar.
Tinted. Or 5t1lned Clus.
Muonry Piers Are Uncovtl'td And Miltch The Upper
Faac1..
The Stomront Is Rec:aMd 6Inchu Into 1M Opauns-
The Storefront And Windows Are Framed In Wood.
Th. Sill Siopa forward For Orauv.ge.
The Bulkhe..cb Art ConstrUcted With Wood Framing
And A Plywood 8&dr. With Trim Applied To H.
1"M SlOnfr'Oftt Rests On A Muonry Or Concm.
But To Prevent W.. Oarnap.
STnftF.n:nNTWtTH C"n~"nft...!tv MATmIA t ~
A COllUce Is Made With Sbetl Metal Ovw A Wooden
FrAme.
Optlon.1 Transoms u.n Bt Sc.1Nd Clus. Our Class
0.. Opaque.
Muonry PiI'n An UnCOftnd And Mitch 1M Upper F.cad..
The _'Is _ 61ncl1e In",The Openift,.
TM SlOnfront And Windows Are Franwd With Dark
Anod.i&ttd. AhUNftUm Or Painted AJ,WftUU,UIl..
1"he Storelfer" Rests On A Masonry Or Concnre 8aM.
FINALDRAFI'
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/
1M J('1/
DESIGN GWDfLINES FOR REHABIUTATION AND INFU.L. G1U9
4.
SELECTION OF BllILDlNG MATERIALS
Cont~",pOI" !I msrteriaIs which har1e characteristi{j; similar to tradititmJU materials can /
be .."".."". ;.udy used in faauie rehllbilitJltion. In general, they should harJe a smooth tex-
tU1'! fDith II SDtin or flat finish and a color which enhances the traditional character of the
faauie. Their profik should be similar to the profik of the tradititmJU material they
rep/aa. High gloss materials such as optlqut glass and porcelain enamel should be used
only within the storefront opening.
~
'-
MJzteri.aJs such as cedar shakes, textured plywood, stone veneer, log paneling, stucco and
plastic in not "",,'Up' iate for use on traditional fnrtJdes for three reasons. First, these
materials often attempt to cmlte a theme which conflicts with the tradititmJU character of
the downtown. Second, these materials are usually not of a quality - in terms of
durability, finish and appearance - that is nect!'sary to estt.Iblish an image of quality and
stability. Third, these materials often detract from the character of the stortftrtnt and the
fllCJlde. They create a"confused and cluttered appearance instead of reinforcing the tradi-
tional character of the faauie.
5. WINDOW REPLACEMENT .
If a window has deteriorated beyond repair or is missing, the replacement should matJ
the original window. Replacement windows should always fiU the entire window ~ding
and duplicate the original patterns. For exampk, a doubk hung sash window should not
be replaced by a singk fixed pane of glass. Aooid the use of windows and shutters that
are not in keeping with the styk of the building.
6. DOOR REPLACEMENT
'ITaditionally, the entrance door WQS made of wood with a large glass panel. Every effort
should be made to maintJlin and repair an original door, if possibk.
Many original doors har1e been replaced by standard aluminum and glass commercial
doors. Although lacking in historical character, they in generally unobtrusive.
Aluminum doors and storefronts can be made more eum,...libk by painting them a dark
color. An e;.cpased aluminum surface must be cleaned and prepared for a zinc chromate
primer or metJIl primer, followed by "yy,uy' iate finish cems as recommended by the
primer numufacturer. New aluminum should be e;.cpased to weather for at kast two
months before painting.
If a door is to be replaced there are three basic options:
. HAw /I new door IMlt with tire 5IIme design IInd proportitrM of tire origiMl.
. Find /I rruI1Illfactured woodm or steel door thIIt resembles tire trIIditiorull sWre door.
. Use /I stJmdllrd lIluminum commerrW door with wide stiles IInd /I dialc /lnodized or bIIIclIi entmrel finish.
Do not use doors decorated with molding, croSs bucks or window grills. These doors are
more residential in character and can look out of p/aa on commercial buildings.
FINAL DRAfT
11.225
3191
DESIGN GUIDELINES FOR REHABlLITA TlON AND lNFlLL - GI9.I9
7. REMOVAl. OFF.XlSTTNG C4NOPTES AND META" AJ'VNTNGS
Cilnopies Jume a thin, insubstantial and "tadced on" appearance which is inconsistent
with the concept for dO'WTltO'WTl San Bernardino. All canapies should be removed and, if
appropriate, replaced with fabric awnings. Existing metal awnings should be removed
and replaced with fabric awnings.
Aluminum Awnings Or Canopies Generally Detract
From The Historic Character Of A Building And Should
Not Be Erected. Existing Canopies On Historic Storefronts
(added during the 50's and not original) Should Be Removed
And Replaced With Canvas Or Vinyl Awnings. U a Flat Canopy
Exi5ts And Was Part Of The Original Architecture. It Can
Be Dr.....d Up With A 12. to 24-inch Canvas Awning Valance.
Vancus Awning Materials Offer Different Colors And Patterns.
There Are Several To Choose From: Canvas. Vinyl.c:oated., And
Ac:rilan. A Synthetic Material. Try To Avoid Shiny Vinyl
Awnings On Historic: Facades.
8. MODIFICATIONS OF INCONSISTENT SETBACKS
To strengthen the pedestriJln environment in the downtO'WTl, buildings which are not
"sidewalk adjacent" are encouraged to CTeJZte pedestriJln courtyards, plazJlS or seJZting
areJZS with the space between the sidewalk and building wall.
FlNALDRAFI'
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~4ql
DESIGN GUIDELINES FOR REHABILITATION AND lNF1LL - G19.19
9. DESIGN CONSIDERA nON OF REAR ENTRA NeE
In deueloping a rf!JlT entrance to a downtown structures, a number of opportunities must
be considered. In general. the rf!JlT entrance must respond to the same needs as the
storefront only at a reduced scale. These include identification signage, display, and a
pleasant entry. In addition, it must also meet the seroice needs of the business as it has in
the past. Since these two functions are often in conflict, the design of the rf!JlT entrance
must be carefully planned. A particular concern is the storage and disposal of refuse.
Trash cans, dumpsters, and other containers should be hidden from view whenever pos-
sible. Regular maintenance is of paramount importance.
The design of a rear entrance should be appropriate to its surroundings. The visual
character of the rear facades, alleys, and parking lots is a relatively casual and utilitarian
one, especially when compared to the more formal street facades. In this type of context, a
refined or grand design can look out of place. The design should be pleasantly inviting,
but simple in detail.
Any exterior plumbing, electrical lines, or other utilities on any facade in public view
should be relocated or enclosed.
Unsightly electrical services entries should be relocated or rehabilitated.
Gutters. Do'W'J\Spout5. And
Windows MI.Y Require Repair
And lOr Cosmebc Treatment.
Rur Facade Masonry M.y
Require Repair And/Or
Re-Pointing.
Signs Should Be Modestly
Scaled To Fit The Casual
Visual Character Of The
AUey.
Existing Windows Can Be Easily
Converted Into A Small Display
Window.
Surfa"" Paving At The Rear Entry
Should Be Repaired. To Appear
Inviting To Pedesttians.
A CU\VIS Awning Can Soften
Rear Fl.cades And Provide A
PleaDnt Protected Space.
A Rear Entry Door Should Be
Wood And Glass Or Similar To
The Front Door.
Lighting Should Be Modest But
Bright Enough To Discourage
Vandalism.
Refuse Containers And Service
Facilities Should Be Saeened
From View.
FINAL DRAfT
n-.2.27
..Iffl&- ./,'7 (
DESIGN GUIDELINES FOR REHABIL1TA nON AND INFILL - Gl!1.1!1
10. TNFII.L CONSTRUcrrON
The construction uf new buildings along the traditi=l cammercial street is a valid tool
fur duumtuum revitlllization. It is extremely importllnt, however, that these new build-
ings relate harmoniously with the older buildings which surround them. Since these
buildings are often constructed on 'VIlCJlnt lots, thus filling a "hole" in the street, they are
called infill construction.
Visually, the design of an infill building, particularly its front facade, should be designed
by repeating rhythms, cornice lines, window and door arrangement with the other
facades on the street. It should "grow" out ufthem.
The new design should not, however, duplicate the design uf neighboring facades. Rather,
it should be a contemporary design influenced by its surroundings ... a blend uf new and
old. The infill facade should not pretend to be historic by using fake "historic" detail.
Pseudo-Classical or Quasi-Mission elements are often used to blend a new building with
older surroundings. This approach generally ends up only campramising what is authen-
tically historic in the environment.
The Concepts And Chanderistics
P.....nteclln This Graphic An Those
Of Existing ArchitecNral Types Which
Would Determine the "Detail" Design
Of The Inflll Facada.
'FA('"An1=:R""""",,M(
VisuallUlythms Which UrIiIy
The Blocklcape In Their
Consistency (_ow UId
'lOr1!front rhythms) Should
Be IncorporatecllnlO InfiU
Facacles.
/
/
/
/
/
VlStY.., rnMPn~rnClN
The Visual CompoSItion 01 The
InfiU Facade (That is. The
Orpnizabon Of Ir. Visual Puts)
Shou1cI Be SlmiIar To That 01
SurroWlding Facades.
rJt;1='n1='rnrnll
Tho Colors Chosen For An
lnfiIl Facade Should Tie
It To 1(. Neighbors.
/
/
PftOPOn:TTON OF OPFNJNr.S
The Size And Propornon Of
Window And Door Opening. Should
Be Similar To Those On SWTOunchng
Facades. The Same Applies To
The Ratio Of Window Area
To Solid Wall For The Faade
As A Whole.
m;l; OFMAT'FTlfAt S
An Infill Facade Should Be
Composed 01 Matenals Which
Relate To AdjaCl'nt Facades.
D-228
-me J/'1(
FINAL DRAfT
DESIGN GlllDEUNES FOR REHABIUTATION AND 'lNFILL - GI9.I.9
11. MOTOR STRUCTURE/DRIVE-UP BUILDING
A signifiamt number of commerciJll structures built in the 19505, 60s, and 70s along
auto orieIIted bouierNIrds and commerciJll strips have found their way into the traditional
pattmI of San Bernardino's downtown deDelopment particularly along 5th and 6th
Streets. In most C1lSes, these buildings are either fast food restaurants, automobile seruice
stations or the small strip commerciJll derJelopment.
These types of uses are usually set back from the street and neighboring buildings to ~
allow for a tlisible parking artll diredly in front of the building. lATge, freestanding pole '.
signs often are placed ne4T or at the front property line, so that identity of the business es-
tablishment can be recognized from grtllt distances up and down the street. The shape of
the entire building, as well as the applied architedural details, the type of building
materials and the bold colors of the signage, are designed to attract the attention of people
in fast-mouing motor vehicles. Often the building poE'sesses stylized roof and twll treat-
ments in an effort to give the establishment a strong identity, and to stand it apart from . {
surrounding uses. . -If.;. ,-, Jt I 'I: ,-~ \'t
. 'S ~ ~ro,.,Jl
I~ ,., I
The construction of additional motor structures and/or drive-up buildingsf.bng ilh
Sl,c;c;l..,.4 7th Sf. eel frau. "0", "E" to ..Ar-"J..,.."" is J.vi f,.u"lpudlJtt ....:Ih -,dIU sBjsira
of dvw",lor..,.. mlifJ7/i.,.nro'l, /1"'/ thPr'frtr" filch r!J'lstnu:fi8fl it; t6 be 4rJOidtJ ~ Stitt
Sl/~l. i
-
;.
FINAL DRAFl'
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3/91
.
SIGN DESIGN GUIDELINES - G19.22
G19.22.160 SIGN DESIGN GUIDEUNES
1. GENERAL
The ~ng desi~ guidelines should be consulted prior to derJeloping signs for any
project. 1fLl. ,n<;er-t +rp/l't i/\.~ t~e..
A. Use a l1rief message - The fewer the words, the more effective the sign.
A sign with a l1rie{, succinct message is simpler and faster to read, looks cleaner
and is more attractive.
,
B. Avoid hard-to-read, overly intricate typefaces - These typefaces are
difficult to read and reduce the sign's ability to communicate.
C. AtlOid faddish and bizarre typefaces - Such typefaces may looIc good
today, but soon go out of style. The image conveyed may quickly become that of a
dated and unfashionable business.
D. Sign colors and T1l/lterials - should be selected to contribute to legiln1ity
and design integrity. Even the most carefully thought out sign may be unattrac-
troe and a poor communicator because of poor color selection. Day-glo colors
must be aooided.
E. Use significant contrast between the lxu:kground and letter or
symbol colors - If there is little contrast between the l1rightness or hue of the mes-
sage of a sign and its lxu:kground, it will be difficult to read.
F. AtlOid too T1l/lny different colors on a sign - Too many colors overwhelm
the basic function of communication. The colors compete with content for the
viewer's attention. Limited use of the accent colors can increase legibility, while
large artrlS of cu"'pding colors tend to confuse and disturb.
FINAL DRAFT
m-42
3191
Unless there is a compelling reason. these design guidelines shall
be followed. If a guideline is waived by the Development Review
Commi ttee. the Mayor and Common Counci 1 shall be notif ied. An
appeal. which does not require a fee. may be filed by the Mayor or
any Council person within 15 days of the waiver approval.
SIGN DESIGN GWDEUNES - GI9.22
CANOPY
MONUMENT
ROOF
~....,..
1'- ,: .-.:~
WALL
UNDER MARQUEE
:<. -"~"~,
.~ . '.;~;~~i~~~'~~
;;;;:.: .' '.i'::~"~-':": ~'_~~
-;:,i..~-.7~.rt::;~~~.:::
,
~/-:'-,'':.'''''!_''-':'-.~'-'- '.
MULTI-TENANT
FREESTANDING
~
/
5 I G HI ,- I-
I':;; ~ ..... ': .. .
WINDOW
PROJECTING
NOT!" '"'THESE WIlL
4PPRop~/;,!TE
bE. p~5Ir'ONU ()l.lsel<. '''c.
DCI",NIT'CNS ST""RTu"C; ON I'''''''€ J2I- 17.
FlNALDRAFI'
ID-43
9f'39. ~ li I
SIGN DESIGN GUlDEUNES - G79.22
G. PlIlee signs to indicate the location at access to a business - Signs should be
placed at ur near the entrance to a building ur site to indicate the most direct ac-
cess to the business.
PlIlee signs consistent with the propurtions at scale at building elements within
the facade - Within a building facade, the sign may be placed in different areas. A /'
particular sign may fit well on a plainfUJlllI area, jf?Ut would overpower the finer /
scale and proportion of the lower sturefront. A SIgn which is appropriate near the
building entry may look tjny' and out of place above the ground level.
..
H.
1. PlIlee wail signs to establish facade rhythm, scale and proportion where such
elements are weak. In many buildings that have a monolithic ur plain facade,
signs can establish ur continue af'f'IOpliate design rhythm, scale, and propurtion.
J. Avoid signs with strange shapes - Signs that are unnecessarily narrow ur oddly
shaped can restrict the legibility at the message. If an unusual shape is not sym-
bolic, it is probably confusing.
DO THIS
Employ a consistent sign pattem
DO THIS
Sign Is In scale and character
wllh building articulation.
DON'T DO THIS
Inconsistent sign pattems create
contusion. Signs within or above
root area are prohibited.
DON'T DO THIS
Sign is out 01 scale and
character with building
FINAL DRAFT
1lI-44
"H9& ~I
SIGN DESIGN GUIDEUNES - G19.22
K. Carefully consider the proportion of letter areJJ to C1fJerall sign background areJJ -
If letters take up too much sign. they 71UIY be harder to reJJd. lArge letters are not
necessarily more legible than smaller ones. A general rule is that letters should
not appeJJT to occupy more than 75% of the sign panel areJJ.
1. Consider interior neon signs - Neon signs lend themselves to creative and exciting
artistic expression. The use of neon signs inside a storefront can be used to at-
tract attention and create a special ambience.
M. Make si~ller if they are oriented to pedestrians - The pedestrian-oriented /~
sign is usually reJJd from a distance of 15 to 20 feet; the vehic/e-oriented sign is
viewed from a much greJJter distance. The closer a sign's viewing distance, the
smaller that sign need be.
2. WALL OR FASCIA SIGNS
A. Building wall and fascia signs should be compatible with the predominant visual
elements of the building. Commercial centers. offices. and other similar facilities
are required to be part of a sign program in accordance with the provisions of this
Chapter.
I
B. Where there is more than~ sign, all signs should be complementary to each
other in the follCTwing ways:
1. Type of construction materials (cabinet, sign cupy, supports. etc.)
2. Letter size and style of CUf1Y
3. Method used for supporting sign (waIl or ground base)
4. Configuration of sign areJJ
5. Shape to total sign and related c"",panents
Roof Mounted signs prohlbned
FINAL DRAFI'
m~
"fflll 3/7'1
.
SIGN DESIGN GI.I1DELINES - G19.22
........,."'w~..............,.....,......... .... "'~'.'.""
':::-:-:-:-'-:-:-::::'//:::':::::':':';<:'
... ..... .. )::::::.<:,/::::,:;::;;::::::::;:;:;:::;:::};:
':::::::~':-:""...........,..., .-.-<:::;::::::'::::>:::=::::::::::::::::::;::::;';'-:"
r-S~I;;G.~N;t0m
wr~wm~ "<::::.:.;.;.:.,:v ::;;:: "::\:-:-:.;:':"':::: :::::: .::;:::;:
illil.i).II!;~lllillill~lilljIJII];liiIJ,1
BACKLIT INDIVIDUAL LnTERS
:-....:.;..........
INnRNALLY LIT LnTERS WI OPAQUE BACKGROUND
BOX-TYPE SIGN
c.
The use of graphics consistent with the nature of the product to be advertised is
encouraged, i.e., hammer symbol for a hardware store, mortar and pestal for a
drug store.
Direct and indirect lighting methods are allowed provided that they are not
- harsh or unnecessarily bright. The use of can-type box signs with translucent
bacRiit panels are strongly discouraged. Panels should be opaque if a can-type
sign is used and only the lettering should appetlr to be lighted.
t.-
The use of backpit individually cut letter signs is strongly encouraged.
The use of permanent sale or come-on signs is prohibited. The temporary use of %
these signs is limited by the provisions of Section 19.n --T ~
;.2.J:O ('
The identification of etlCh l1uilding or store's address in 6 inch high numbers over
the main entry doorway or within 10 feet of the main entry is encouraged.
D.
I
E.
F.
G.
DO THIS
DON'T DO THIS
.......................................................
........................................................
ili:,j:llliilif;II;ijillili'l
....... ..........
.......................
!!!!!IIIII:II!II~~:~!i.i
.................................................
!!!!!!!i!i!l/i!!!!!!!illlli1l,iil!!i,;(J,
SALE
Sign occupies 20"'" of window orea
Temporary promotional signs
FINAL DRAFT
W-46
ffl& ~A
SIGN DESIGN GUlDEUNES - G19.22
3. ~'F.F.5TANDTNG STGNS
A. (freestanding signs are intended to provide street addresses. and identification'\/
(Or the freestanding building or commercial center development as a whole anilor
up to three major tenants.
B. All tenant signs should be limited in size to the width of the architectural features
of the sign and shall be uniform in size and color.
C. A minimum of 10% of the sign area of freestanding signs for large multi-story
buildings or center developments should be devoted to identification of the center
or building by address or name. Strip developments should display the range of
store addresses for that development on their freesulnding sign.
D. Freesulnding signs should be placed perpendicular to approaching vehicular
traffic.
E. Freestanding signs should be placed in raised planters whenever possible.
["SIGN 1
LESS DESIRABU SIGN
No landscaped txJse
DESIRABLE SIGN
Monument sign wtttIlandscaped base
Place sign perpendicular
to approaching traffic
in landscaped area.
FINAL DRAFI'
W-47
"H9fr 3/>1
SIGN DESIGN GuIDEUNES - Gl!1.22
F. Each monument sign should be located within a planted landscaped area which
is of a shape and design that will provide a compatibli setting and ground defini-
tion to the signs, incorporating the following ratio of landscape area to total sign
area:
1. Monument: 4 square feet of landscaped area for each square foot of sign
area (1 side only).
CL-' ::-,,:;-',,
2. Directory: 2 square teet of landscaped Mefor each square foot of sign area.
. .
..
RECOMMENED
PERMITTED
INDUSTRIALl8USINESS PARK SIGN
PROHIBITED
U.e material. compatible With development theme.
,
FINAL DRAFT
W-48
"11'Jf} l/fI
.,. 1"' -\II .L4'
ft". -<r
.x -to
.~"( G19.28~ LANDSCAPE DESIGN GUIDELINES
Q(8
/ \f& fol1owing design guidelines are intended as a reference framewark to assist the desig-
ner in understanding the City's goals and objectives for high quality development. The
guidelines will be utilized during the City's design reuiew process to encourage the .
J. (. highest level of design quality while at the same time prouiding the flexibility necessary to ~
<t ' '> ,t encourage cre4tivity on the part of project designers.
// @~;~
~ prouisions of this section apply to all development projects within the City, unless
otherwise specified herein. Any addition, remodeling, relocation, or construction requir-
ing a building pennit subject to reuiew by the D RC, siulll adhere to these guidelines
~~~/a1e-
(
A._
LANDSCAPE DESIGN GUIDELINES - GI9.28
Landscaping and open spaces should be designed as an integral part of
the croerall site plan design. Landscaping and open spaces should enhance the
building design, enhance public views and spaces, provide buffers and transitions,
provide for a balance of solar uses, and provide screening.
B. Landscape design should accent the croerall design theme through the
use of structures such as arbors and trellises which are "pp,':'p' iIlte to the par-
ticular architectural style of adjacent structures.
C. Landscaped areas should incorporate plantings utilizing a three tier system;
1) grasses and ground covers, 2) shrubs, and 3) trees.
D. The following are common planting design concepts that should be used
whenever possible:
1. Specimen trees used in informal grouping and rows at major focal points
2. Extensive use of flowering vines both on walls and arbors
3. Pots, vases, wall or raised planters
4. The use of planting to create sJuuiow and patterns against walls
5. JTees to create canopy and shade, especially in parking areas
6. The use of flowering trees in informal groups to provide color
7. Informal massing of colorful plantings
8. Use of distinctive plants as focal points
9. Benns, plantings, and low walls to screen parking areas from view
of public rights-of-way while allowing filter views of larger buildings
beyond
FINALDRAFl'
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3/91
Unless there is a compelling reason. these design guidelines shall
be followed. If a guideline is waived by the Development Review
Committee. the Mayor and Common Council shall be notified. An
appeal, which does not require a fee. may be filed by the Mayor or
any Council person within 15 days of the waiver approval.
~
'.
.
. .
. ,
LANDSCAPE DESIGN GUIDELINES - G19.28
E. Planting areas between walls and streets should be landscaped in a
hierarchy of plants in natural formations and groupings. Solid walls 3'-0" or
higher should receive vines when adjacent to public streets.
F. A co/orfullandscape edge should be established at the base of buildings.
Avoid asphalt edges at the base of structures as much as possible. Plant materials
located in containers are appropriate.
G. Planting masses on-site should assume a simple, non-uniform arrangement.
The diversity of massing types should be gJ'eat enough to provide interest, but kept
to a level which evokes a relaxed natural feeling.
4. INSTALLATION AND MAINTENANCE
/ / A. Trees should be adequate in trunk diameter to support the top area of the tree.
\ ~f'/' Trees, shrubs, and vines should have body and fullness that is typical of the species.
B. All ground cover should be healthy, densely foliated, and well rooted cuttings, or
one gallon container plants. Herbaceous and flat plant ground covers should be
planted no more than 12 inches on center and woody, shrub ground cover should
be planted no more than 3 feet on center.
C. The spacing of trees and shrubs should be "ppWp' iate to the species used. The
plant materials should be spaced so that they do not interfere with the adequate
lighting of the premises or restrict access to emergency apparatus such as fire
hydrants or fire alarm boxes. Proper spacing should also insure unobstructed ac-
cess for vehicles and pedestrians in addition to providing clear vision of the inter-
sections fram approaching vehicles.
Plant material should conform to the following spacing standards:
1. A minimum of 25 feet fram the property corner at a street
intersection to the center of the first tree or large shrub.
2. A minimum of 15 feet between center of trees and large shrubs to
light standards.
3. A minimum of 15 feet between center of trees or large shrubs and
fire hydrants.
4. A minimum of 10 feet between center of trees or large shrubs and
edge of driveway.
FINAL DRAFT
ill-78
3/91