HomeMy WebLinkAbout01-Development Code Item
PROS AND CONS OF ATTACHED SINGLE FAMILY
DEVELOPMENT IN HILLSIDE AREAS
ADVANTAGES
. Decreasing lot sizes and clustering of attached units can create greater
opportunities to preserve hillsides in a natural state provided overall densities are
not increased.
Clustering of units can reduce required number and lengths of roads and utility runs.
. Less interference with natural drainage features do to reduced grading.
. Less water used for irrigation.
DISADVANTAGES
. Attached units may require larger graded pads do to larger footprints which can
produce severe grading on steeper slopes.
. Attached units on hillsides usually produce structures in visually protruding
horizontal bands. They are usually two story.
Amenities usually associated with attached condominium-type units (i.e. swimming
pools, tennis courts) will require additional grading.
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DETACHED
ZERO LOT LINE
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POLE HOUSE
STANDARD SLAB
& RETAINING WALL
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CLUSTERED
EMBEDDED OR
UNDERGROUND
HIGHLIGHTS OF THE FREEWAY CORRIDOR OVERLAY DISTRICT
1. Applies within 300 feet of a freeway.
2. Requires 25 foot landscape buffer from freeway and 50 foot building setback.
3. Allows monument-type signs along freeway frontage to a height of 10 feet above
the freeway elevation.
4. Prohibits metal buildings and billboard-type signs.
5. Requires all loading areas, service areas, and outdoor equipment to be screened
from view.
.-'
INDUSTRIAL DISTRICTS -19.08
19.08.050 APPLICABLE REGULATIONS,
All uses shall be subject to the applicable regulations of this Code, including provisions
located in the following Chapters:
1 .
2.
3.
4.
5.
6.
7.
8.
Chapter 19.42
Chapter 19.22
Chapter 19.20
Chapter 19.18
Chapter 19.40
Chapter 19.16
Chapter 19.32
Chapter 19.38
Conditional Use Permits
Landscaping Standards
Off-Street Loading Standards
Off-Street Parking Standards
Planned Development Permits
Sign Standards
Temporary Use Permits
Variances
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INDUSTRIAL DISTRICTS - G19.08
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) are prohibited. Mansard roofs, if
utilized on industrial structures, shall wrap around the entire building
perimeter.
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
equipment should be located below the highest vertical element of the
building.
D. The following roof materials are not acceptable:
1. Corrugated metal
2. High contrast of brightly colored glazed tile
3. Highly reflective surfaces
4. illuminated roofing
11. SIGNAGE
A. Every building should be designed with a precise concept for adequate
signing. Provisions for sign placement, sign scale in relationship with
building and readability must be considered in developing the signing
concept. All signing must be highly compatible with the building and site
design relative to color, material, and placement.
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B. Monument-type signs are the preferred alternative for business identifica-
tion. Where multiple tenants occupy the site individual wall mounted
signs are appropriate in combination 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 appropriately signed to give directions to
loading and receiving areas, visitor parking and other special areas.
12. LIGHTING
A. Lighting should be used to provide illumination for the security and safety
of on-site areas such as parking, loading. shipping, and receiving, path-
ways, and working areas.
B. The design of light fixtures and their structural support shall be architec-
turally compatible with main buildings on-site. llluminators should be
integrated within the architectural design for the buildings.
C. As a security device, lighting should be adequate but not overly bright.
Tall lights should be avoided. All building entrances should be well lighted.
D. All lighting must be shielded to confine light spread within the site boundaries.
Employ a consistent sign program
for multiple tenant proje<:ls
Place sign perpendicular
to approaching traffic
in landscaped area.
Confine light spread
to within site boundaries.
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B. Design elements which are undesirable and should be avoided include:
1. Highly reflective surfaces at the ground story
2. Large blank, unarticulated wall surfaces
3. Exposed, untreated precision block walls
4. Chain link fence, barbed wire
S. False fronts
6. "Stuck on" mansard roofs on small portion of the rooiline
7. Unarticulated building facades
8. Materials with high maintenance such as stained wood, shingles or metal sidir
C. Choose wall materials that will withstand abuse by vandals or accidental
damage from machinery.
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Entry projection or indentation color bands
Vertical seams, window glazing bands and textured walls
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Window glazing, color bands, textured walls
and entry indentation
Mix of complimentary materials, articulated surfaces,
increase window areas, and some textured walls
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D. All metal buildings must be architecturally designed providing variety and
visual interest to the streetscape.
E. Herming in conjunction with landscaping can be used at the building edge
to reduce building mass and height along facades.
F. Rolling shutter doors located on the inside of the building is the preferred
method for providing large loading doors while keeping a clean, unclutter-
ed appearance from the exterior.
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Use grading to reduce building scale and
to screen parking and loading areas..
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ROWNG SHUTTER :
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ACCEPl'ABLE
UNACCEPl'ABLE
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REAR OR SIDE SETBACKS
REAR SETBACK
9. ARCHITEcruRAL DESIGN
A. As a category of building types, industrial buildings often present unattrac-
tive and monotonous facades. There are, however, a variety of design
techniques available to help overcome this situation and to direct develop-
ment into a cohesive design statement.
1. Employ variety in building forms, to create visual character and interest.
2. Avoid long, "unarticulated" building facades. Building facades
with varied front setbacks are strongly encouraged. Wall planes
should not run in one continuous direction for more than 50 feet
without an offset.
3. Avoid blank front an side wall elevations on street frontages.
4. Entries to industrial buildings should portray a quality office
appearance while being architecturally tied into the overall build-
ing mass and building composition.
5. Windows and doors are key elements of any building's 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,
uninterrupted expanses of wall.
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7. WALLS AND FENCES
A. Walls will serve a major function in the industrial landscape and will be
used to screen automobiles, loading and storage areas, and utility struc-
tures. However, if not required for a specific screening or security pur-
pose 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 property frontages, or screenwalls are used to
conceal storage and equipment areas, they must be designed to blend
with the site's architecture. Landscaping should be used in combination
with such walls whenever possible.
C. Chainlink fence is not allowed in setback areas adjacent to streets.
When security fencing is required, it should be a combination of solid pil-
lars or short solid wall segments and wrought iron grill work.
D. Long expanses of fence or wall surfaces should be offset and architec-
turally designed to prevent monotony. Landscape pockets should be provided.
PartIally open screen walls
for poJtclng oreasare appropriate.
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Elevation of Staggered Wall
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Elevaffon of Planters/Wall
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Elevation of Wall with Breaks
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8. SCREENING
A. Screening for outdoor storage should be a minimum of 8' and a maximum
of 12' high. The height should be determined by the height of the
material being screened. Chain link fencing with redwood 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 combination 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.
C. Any equipment, whether on the roof, side of building, or ground, shall be
screened. The method of screening shall be architecturally integrated in
terms of materials, color, shape, and size. The screening design shall
blend with the building design. Where individual equipment is provided,
a continuous screen is desirable.
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DON'T DO THIS
DO THIS
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6. LANDSCAPING
A. For industrial uses landscaping should be used to define areas by helping
to focus on entrances to buildings, parking lots, loading areas, defining
the edges of various land uses, providing transition between neighboring
properties (buffering), and providing screening for outdoor storage, load-
ing, and equipment areas.
B. Landscaping should be in scale with adjacent buildings and be of
appropriate size at maturity to accomplish its intended goals.
C. Use of vines on walls is appropriate in industrial areas 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
accented at entrances to provide focus.
E. Trees must be located throughout the parking lot and not simply at the
ends of parking aisles. In order to be considered within the parking lots,
trees must be located in planters that are bounded on at least 3 sides by
parking area paving. Only trees located in landscaped "fingers" or "is-
lands" may count towards parking lot landscaping.
F. Landscaping should be protected from vehicular and pedestrian encroach-
ment by raised planting surfaces, depressed walks, or the use of curbs.
Concrete mow-strips are requried per development regulations between
turf and shrub areas.
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lANDSCAPE
SETBACK
~~
2' 3'
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4. PARKING AND CIRCULATION
A. The parking lot and cars should not be the dominant visual elements of the
site. Large expansive paved areas located between the street and the
building are to be avoided in favor of smaller multiple lots separated by
landscaping and buildings. Angled parking is highly encouraged for
larger parking lots which can accommodate 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 circulation and access areas where possible, provide ade-
quate 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 ac-
cess 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, changes in elevation, landscaping or combinations thereof when-
ever possible.
F. The industrial site should be a self-contained development capable of
accommodating its own parking needs. The use of the public street for
parking and staging of trucks is not allowed.
G. Parking lots should be visible from structures, especially entrances.
Parking areas should be screened
from public view.
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5. LOADING FACILITIES
A. To alleviate 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 adequately screen them from view. Such facilities are more ap-
propriate at the rear of the site where special screening may not be re-
q~oo. '
B. When it is not possible to locate loading facilities at the rear of the
building, loading docks and doors should not dominate the frontage and
must be screened from the street. Loading facilities must be offset from
driveway openings.
C. Backing from the public street onto the site for loading into front end docks
causes unsafe truck maneuvering and is not allowed except at the ends of
industrial cul-de-sacs where each circumstance will be studied individual-
ly at the time of design review.
STREET
PARKING
..~
Offset the loading areas from
the driveway openings.
LOADING FACIUTlES <AT REAR)
Use decorative solid masonry wall
to scr_n loading areas.
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G19.08.040 INDUSTRIAL DEVELOPMENT DESIGN GUIDELINES
1. PURPOSE
The following design guidelines are intended as a reference framework to assist
the designer in understanding the City's goals and ol?jectives for high quality
development within the industrial districts. The guidelines compliment the man-
datory site development regulations contained in this chapter by providing good
examples of potential design solutions and by providing design interpretations
of the various mandatory regulations.
The design guidelines are general and may be interpreted with some flexibility
in their application 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 providing the flexibility necessary to encourage creativity
on the part of project designers.
2. APPLICABILITY
The provisions of this section shall apply to all industrial development within
the City, unless otherwise specified herein. Any addition, remodeling, reloca-
tion, 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 PLANNING PRINCIPLES
A. The main elements of sound industrial site design include the following:
1. Controlled site access
2. Service 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 variety of building and parking setbacks should be provided in order to avoid long
monotonous building facades and to create diversity.
C. Buildings should be located on "turf islands", where the office portion of the
building does not directly abut paved parking areas. A minimum five (5)
to seven (7) foot landscape strip should be provided between parking
areas and the office portion of a structure.
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D. Building setbacks should be provided proportionate to the scale of the
building and in consideration of existing development adjacent to it.
Larger structures require more setback area for a balance of scale and so
as not to impose on neighboring uses.
E. Building placement which creates opportunities for plazas, courts, or gardens
is encouraged. Setback areas can often be used to provide 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 provided to mitigate any negative effects of industrial operation.
G. Proposed development should be designed to preserve existing stands
of trees wherever possible. Contact the City's Park, Recreation, and Com-
munity Services Department regarding requirements for certified
arborist's report concerning existing vegetation.
Use a variety of techniques to
buffernon-r.~d.nflaiuse~
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13. LIGHTING
A. lighting should be used to provide illumination for the security and safety
of on-site areas such as parking, loading, shipping, and receiving, path-
ways, and working areas.
B. The design of light fixtures and their structural support should be architec-
turally compatible with main buildings on-site. illuminators should be in-
tegrated within the architectural design for the buildings.
C. As a security device, lighting should be adequate but not overly bright.
Tall lights should be avoided. All building entrances should be well
lighted.
D. All lighting must be shielded to confine light spread within the site
boundaries.
PREUMINARYDRAFT
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COMMERCIAL ZONES - 19.06
19.06.060 APPLICABLE REGULATIONS
All uses shall be subject to the applicable regulations of this Code, including provisions
located in the following Chapters:
1.
2.
3.
4.
5.
6.
7.
8.
Chapter 19.42
Chapter 19.22
Chapter 19.20
Chapter 19.18
Chapter 19.40
Chapter 19.16
Chapter 19.32
Chapter 19.38
Conditional Use Permits
Landscaping Standards
Off-Street Loading Standards
Off-Street Parking Standards
Planned Development Permits
Sign Standards
Temporary Use Permits
Variances
PRELIMINARY DRAFT
11- 'Iii
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COJ\ill\fERCIAL DISTRICTS - G19.06
Storefront elements and pedestrian
level details provide an intimate scale
Form and texture shall be repeated
in a manner to provide a sense of
unity within a large mass.
10. ROOFS
A. The roofline at the top of the structure should not run in continuous plane
for more than fifty (50) feet without offse,tting or jogging the roof plane.
B. Nearly vertical roofs (A-frames) and piecemeal mansard roofs (used on a
portion of the building perimeter only) are prohibited. Mansard roofs, if
utilized on commercial structures, shall wrap around the entire building
perimeter.
C. All roof top equipment shall be screened from public view by screening
materials of the same nature as the building's basic materials. Mechanical
equipment should be located below the highest vertical element of the
building.
D. The following roof materials are not acceptable:
1. Corrugated metal
2. High contrast or brightly colored glazed tile
3. Highly reflective surfaces
4. illuminated roofing
PAR11AL MANSARD
ROOF PROHIBITED
CUPPED ROOF TO HIDE
ROOFTOP EQUIPMENT
FULL MANSARD ROOF WILL
HIDE ROOFTOP ECUIPMENT
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11. AWNINGS
A. General use of awnings along a row of contiguous buildings should be
restricted to awnings of the same form and location. Color of the awnings
shall be consistent and a minimum eight foot vertical clearance is required.
B. Signage on awnings shall be painted on the awnings themselves and be
restricted to the awning's flap (valance) or to the end panels of angled,
curved, or box awnings.
C. Plexiglas, metal, and glossy vinyl illuminated awnings are prohibited.
Canvas, treated canvas, matte finish vinyl, and fabric awnings are en-
couraged.
D. Internally lit awnings are not acceptable.
12. SIGN AGE
A. Every building should be designed with a precise concept for adequate
signing. Provisions for sign placement, sign scale in relationship with
building and readability must be considered in developing the signing
concept. All signing must be highly compatible with the building and site
design relative to color, material, and placement.
B. Monument-type signs are the preferred alternative for business identifica-
tion. Where multiple tenants occupy the site individual wall mounted
signs are appropriate in combination with a monument sign identifying
the development and address.
C. The use of backlit individually cut letter signs is strongly encouraged.
D. The site should be appropriately signed to give directions to loading and
receiving areas, visitor parking and other special areas.
DO THIS
DON'T DO THIS
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9. ARCHITECTURAL DESIGN GUIDELINES
A. Building heights should relate to open spaces to allow maximum sun and
ventilation, protection from prevailing winds, enhance public views of
surrounding mountains and minimize obstruction of view from adjoining
structures.
B. Height and scale of new development should be compatible with that of
surrounding development. New development height should "transition"
from the height of adjacent development to the maximum height of the
proposed building.
C. Large buildings which give the appearance of "box-like" structures are
generally unattractive and detract from the overall scale of most build-
ings. There are several ways to reduce the appearance of excessive bulk
in large buildings.
1. Vary the planes of the exterior walls in depth and/ or direction.
Wall planes should not run in one continuous direction for more
than fifty (50) feet without an offset.
2. Vary the height of the buildings so that it appears to be divided
into distinct massing elements.
3. Articulate the different parts of a building's facade by use of color,
arrangement of facade elements, or a change in materials.
4. Use landscaping and architectural detailing at the ground level to
lessen the impact of an otherwise bulky building.
5. Avoid blank walls at the ground floor levels. Utilize windows,
trellises, wall articulation, arcades, change in materials, or other fea-
tures.
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D. Scale, for purposes here, is the relationship between building size and
the size of adjoining permanent structures. It is also how the proposed
building's size relates to the size of a human being. Large scale building
elements will appear imposing if they are situated in a visual environ-
ment of a smaller scale.
1. Building scale can be reduced through Window patterns, structural
bays, roof overhangs, siding, awnings, moldings, fixtures, and
other details.
2. The scale of buildings should be carefully related to adjacent
pedestrian areas (Le. plazas, courtyards) and buildings.
3. Large dominating buildings 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.
E. Much of the existing color in San Bernardino is derived from the
primary building's finish materials such as brick, wood, stucco, and terra
cotta tile. Also dominant are earth tones that match these natural
materials.
1. Large areas of intense white color shoUld be avoided. While
subdued colors usually work best as a dominant overall color, a
bright trim color can be appropriate.
2. The color palette chosen for a building should be compatible with
the colors of adjacent buildings. An exception is where the colors
of adjacent buildings strongly diverge from these design guidelines.
3. Wherever possible, minimize the number of colors appearing on
the building exterior. Small commercial buildings should use no
more than three colors.
4. Primary colors should only be used to accent building 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 buildings.
UNDESIIlABl.E ARCHITECTURAL
TREATMENT
VERTICAL ARTICULATION ADDED
HORIZONTAL ARTICULATION ADDED
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G. Use boxed and tubbed plants in clay or wood containers, especially for
enhancement of sidewalk shops.
H. At maturity, trees should be able to be trimmed ten (10) feet above
ground and shrubs should be maintained at a maximum height of three
(3) feet to provide 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
low as possible while performing their screening and security functions.
B. Where walls are used at property frontages, or screen walls are used to
conceal storage and equipment areas, they must be designed to blend
with the site's architecture. Landscaping should be used in combination
with such walls whenever possible.
COMMERCIAL
RESIDENTIAL
PUBUC STREET
COMMERCIAL
RESIDENTIAL
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C. Chainlink fence is not allowed where visible from public streets. When
security fencing is required, it should be a combination of solid walls with
pillars and decorative view ports, or short solid wall segments and
wrought iron grill work.
D. Long expanses of fence or wall surfaces should be offset and architec-
turally designed to prevent monotony. Landscape pockets should be
provided.
8. SCREENING
A. Screening for outdoor storage should be a minimum of 6' and a maximum
of 10' high. The height should be determined by the height of the
material or equipment being screened. Chain link fencing with redwood
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 si te
least visible to public view.
B. Where screening is required, a combination of elements should be used
including solid masonry walls, berms, and landscaping. Chainlink fenc-
ing with wood or metal slatting is not permitted when visible from the
public right-of-way.
C. Any equipment, whether on the roof, side of building, or ground, shall be
screened. The method of screening shall be architecturally integrated in
terms of materials, color, shape, and size. The screening design shall
blend with the building design. Where individual equipment is provided,
a continuous screen is desirable.
FLAT ROOF ,'<,'
HORIZONTAL
WOOD TREWS
FLAT ROOF
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DO THIS
DON'T DO THIS
CANOPY SHADE TREES
ONE 15 GAL TREE
EVERY THIRD STALL
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6. LANDSCAPING
A. Landscaping for commercial uses should be used to define specific
areas by helping to focus on entrances to buildings, parking lots, defining
the edges of various land uses, providing transition between neighboring
properties (buffering), and providing screening for loading and equip-
ment areas.
B. Landscaping should be in scale with adjacent buildings and be of
appropriate size at maturity to accomplish its intended goals.
C. Landscaping around the entire base of buildings is recommended to
soften the edge between the parking lot and the structure. This should be
accented at entrances to provide 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 lots.
Trees must be located in planters that are bounded on at least 3 sides by
parking area paving. Only trees located in landscaped "fingers" or "is_
lands" can count towards parking lot landscaping.
E. Landscaping should be protected from vehicular and pedestrian encroach-
ment by raised planting surfaces, depressed walks, or the use of curbs.
Concrete mow-strip separating turf and shrub areas are required per
development regulations.
F. Vmes and climbing plants integrated upon buildings, trellises, and
perimeter garden walls are strongly encouraged. A few plants to consider
for this purpose are: bougainvillea, grape ivy, and wisteria vines.
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P. The first parking stall which is perpendicular to a driveway or first aisle
juncture, should be at least 40 feet back from the curb. With larger
centers, significantly more setback area may be required.
Q. Utilize a 36" high opaque wall or landscaping to screen any parking at
the street periphery. A combination of walls, berms, and landscape
material is highly recommended. Where practical, lowering the grade of
the parking lot from existing elevations may aid in obscuring views of
automobiles while promoting views of architectural element~. ,
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PREliMINARY DRAFT
1/29/90
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COMMERCIAL DISTRICTS - G19.06
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PREUMlNARYDRAFr
COMMERCIAL DISTRICTS - G19.06
5. PARKING AND CIRCULATION
Parking lot design can be a critical factor in the success or failure of a commercial use.
In considering the possibilities for developing a new parking area, a developer should
analyze the following factors: ingress and egress with consideration to possible con-
flicts with street traffic; pedestrian and vehicular conflicts; o~-site circulation and ser-
vice 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 developments should be
emphasized, including distinct pedestrian access from parking areas in
large commercial developments, such as shopping centers.
B. Parking aisles should be separated from vehicle circulation routes whenever possible
C. Common driveways which provide vehicular access to more than one site are
encouraged.
D. Angled parking is preferred over 900 parking.
E. Parking areas shall be landscaped, receiving interior as well as perimeter
treatment in accordance with the requirements of this Code.
F. Parking areas should be separated from buildings by either a raised
concrete walkway or landscaped strip, preferably both. Situations where
parking spaces directly abut the buildings shall be avoided.
G. Shared parking between adjacent businesses and/ or developments
is highly encouraged whenever practical.
H. Where parking areas are connected, interior circulation should allow for
a similar direction of travel and parking bays in all areas to reduce conflict
at points of connection.
00 THIS
DON'T 00 THIS
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1. 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 fron~ 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 circula-
tion.
([]
~
DO THIS
DON'T DO THIS
K. Frontage roads should be provided for large projects on major arterials
whenever possible.
L. Parking areas and pedestrian walkways should be visible from buildings
to the greatest degree possible.
M. Design parking areas so that pedestrians walk parallel to moving cars.
Minimize the need for the pedestrian to cross parking aisles and
landscape areas.
N. The parking area should be designed in a manner which links the
building to street sidewalk system as an extension of the pedestrian en-
vironment. This can be accomplished by using design features such as
walkways with enhanced paving, trellis structures, and/or landscaping
treatment.
O. Parking areas which accommodate a significant number of vehicles
should be divided into a series of connected smaller lots. Landscaping
and offsetting portions of the lot are effective in reducing the visual im-
pact of large parking areas.
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B. UNDESIRABLE ELEMENTS
The elements to avoid or minimize include:
1. Large blank, unarticulated stucco wall surfaces
2. Unpainted concrete precision block walls
3. Highly reflective surfaces .
4. Metal siding on the main facade
5. Plastic siding
6. Square "boxlike" buildings
7. Mix of unrelated styles (i.e. rustic wood shingles and polished chrome)
8. Large, out of scale signs with flashy colors
9. Visible outdoor storage, loading, and equipment areas
10. Disjointed parking areas and confusing circulation patterns
4. SITE PLANNING
Placement of buildings should consider the existing built context of the commercial
area, the location of incompatible land uses, the location of major traffic generators as
well as an analysis of a site's characteristics and particular influences.
A. Buildings should be sited in a manner that will complement the adjacent
buildings. Building sites should be developed in a coordinated manner to
provide order and diversity and avoid a jumbled, confused development.
B. Whenever possible, new buildings should be clustered. This creates
plazas or pedestrian malls and prevents long ''barracks-like'' rows of build-
ings. When clustering is impractical, a visual link between separate build-
ings should be established between buildings. This link can be ac-
complished through the use of an arcade system, trellis, or other open
structure.
I-I
DO THIS
DON'T DO THIS
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COM:MERCIAL DISTRICTS - G19.06
C. Locate buildings and on-site circulation systems to minimize pedestrian/
vehicle conflicts where possible. Link buildings to the public sidewalk
where possible with textured paving, landscaping, and trellises.
D. Recognize the importance of spaces between buildings as "outdoor
rooms" on the site. Outdoor spaces should have clear, recognizable
shapes that reflect careful planning and are not simply "left over" areas be-
tween buildings. Such spaces should provide pedestrian amenities such
as shade, benches, fountains, etc.
E. Freestanding, singular commercial structures should be oriented with
their major entry toward the street where access is provided, as well as
having their major facade parallel to the street.
F. Loading facilities should not be located at the front of buildings where it
is difficult to adequately screen them from view. Such facilities are more
appropriate at the rear of the site where special screening may not be re-
quired.
G. Open space areas should be clustered into larger, predominant land-
scape areas rather than equally distributing them into areas of low impact
such as at building peripheries, behind a structure or areas of little impact
to the public view, where they are not required as a land use buffer or as a
required yard setback.
~
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Loading areas should be
located at rear of building.
Create plazas in
prominent locations.
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Create plazas In 4 ~peclal pavement ~nd landscape
prominent locations. 200' MIN. enhancement at pnmary entrance.
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G19.06.0S0 COMMERCIAL DEVELOPMENT DESIGN GUIDELINES
1. GENERAL
The following design guidelines are intended as a reference framework to assist
the designer in understanding the City's goals and objectives for high quality
development within the commercial districts. The guidelines compliment the
mandatory site development regulations contained in this chapter by providing
good examples of potential design solutions and by providing design interpreta-
tions of the various mandatory regulations.
The design guidelines are general and may be interpreted with some flexibility
in their application 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 providing the flexibility necessary to encourage creativity
on the part of project designers.
2. APPLICABILITY
The provisions of this section shall apply to all commercial development within
the City, except within the Central Business District which is regulated by the
Main Street Overlay District. Any addition, remodeling, relocation, or construc-
tion requiring a building permit within any commercial district subject to review
by the Development Review Committee shall adhere to these guidelines where
applicable.
3. GENERAL DESIGN PRINCIPLES
A. DESIRABLE ELEMENTS OF PROJEcr DESIGN
The qualities and design elements for commercial buildings that are most
desirable include:
1. Richness of surface and texture
2. Significant wall articulation (insets, canopies, wing walls, trellises,
porches, etc.)
3. Multi-planed, pitched roofs
4. Roof overhangs, arcades
5. Regular or traditional window rhythm
6. Articulated mass and bulk
7. Significant landscape and hardscape elements
8. Prominent access driveways
9. Landscaped and screened parking
10. Comprehensive signage program
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TYPICAL EXISTING SFD
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UNACCEPTABLE INFILL OF MF
Unacceptable Innll of Multi-family structures does not
conform to artIculation and scale of adjacent single family
structures. .
ACCEPTABLE INFILL OF MF
Appropriate Inn" of Multi-family units transitions and
conforms to architectural artIculation of adjacent single
family structures.
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19.04.060 APPLICABLE REGULATIONS
All uses shall be subject to the applicable regulations of this Code, including provisions
located in the following Chapters:
1.
2.
3.
4.
5.
6.
7.
8.
9.
Chapter 19.42
Chapter 19.30
Chapter 19.22
Chapter 19.20
Chapter 19.18
Chapter 19.40
Chapter 19.16
Chapter 19.32
Chapter 19.38
Conditional Use Permits
Home Occupation Permits
Landscaping Standards
Off-Street Loading Standards
Off-Street Parking Standards
Planned Development Permits
Sign Standards
Temporary Use Permits
Variances
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7. MULTIPLE FAMILY IN-FILL IN SINGLE FAMILY NEIGHOBORHOOD
Efforts must be made to integrate new multiple family projects into existing
neighborhoods so that they are compatible with the adjacent.
A. FRONT YARD SETBACKS
Front yard setbacks for new multiple family proejcts must be equal to or
greater than the average setbacks for the two adjacent properties. If one
or both of the adjacent properties are vacant then the average shall be cal-
culated on the next adjacnet occupied property.
B. ARCHITECTURAL COMPATIBILITY
New multiple family development in existing neighborhoods should in-
corporate architectural characteristics and maintain the scale of existing
structures on the propert and surrounding development, for example;
window and door detailing, facade decoration, materials, color, roof style
and pitch, porches, and the like.
C. SITE DESIGN
New multiple family developments should be designed to continue the
on-site relationships of the original structure(s) and surrounding neighbor-
hood. Site access should be taken from the adjacent alley whenever pos-
sible.
RESIDENTIAL SIDE ELEVAnON
Original single slory SFD
New Multi Family addition
~
I,
Appropriate transition from 1 story to 2 slory MFD
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EXISTING SFD ELEVATIONS
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INAPPROPRIATE INFIU STRUCTURE
Multf family structure or addition does
not conform to adlacent SF forms.
APPROPRIATE INFIU OF MULTI-FAMILY
onl
Articulation and form conforms
10 existing structure.
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E. DWELLING UNIT ACCESS
Avoid the use of long access balconies or corridors which are monotonous
and impersonal. Instead, access points to units should be clustered this in-
creases security while secluded entrances may invite security problems.
To the extent possible, the entrances to individual units should be plainly
visible. Use of distinctive architectural elements and materials to denote
prominent entrances is appropriate.
F. EXTERIOR STAIRS
Simple, clean, bold projections of stairways are encouraged to comple-
ment the architectural massing and form of a buildings. Stairways should
be of smooth stucco, plaster or wood, with accent trim of complementary
colors. Thin-looking open metal prefabricated stairs are not permitted.
G. CARPORTS, GARAGES AND ACCESSORY STRUCfURES
Carports, detached garages, and accessory structures should be designed
as an integral part of the architecture of projects. They should be similar
in materials, color, and detail to the principal buildings of a development.
Carports may utilize flat roofs but must not project above any exterior
walls adjacent to streets. Prefabricated metal carports are prohibited.
Where garages are utilized, doors should appear set into walls rather than
flush with the exterior wall. Their design should be simple and un-
adorned.
H. GUITERS AND DOWNSPOUTS
Gutters and downspouts should be concealed unless designed as a con-
tinuous architectural feature. Exposed gutters used as an architectural fea-
ture must be colored to match fascia or wall material. Exposed
downspouts must be colored to match the surface to which they are at-
tached unless copper is used.
Roof vents must be colored to match roofing materials.
I. SOLAR PANELS
Solar panels are to be integrated into the roof design, flush with the roof
slope. Frames must be colored to match roof colors. Natural aluminum
finish is strongly discouraged. Any support equipment must be enclosed
and screened from view.
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J. MECHANICAL AND UTILITY 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 ar-
chitecture and color of the adjacent buildings. .
K. ANTENNAS
All antennas should be placed in attics or building interiors. It is recom-
mended that all units be pre-wired to accommodate cable reception. Satel-
lite dish antennas are specifically prohibited on roofs and should be con-
sidered early in the design process in terms of location and any required
screening.
"
Utility meters and other outdoor equipment
must be suitably screened from view.
Screening devices must be compatible
with adjacent buildings.
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A. FACADE AND ROOF ARTICULATION
Separations, changes in plane and height, and the inclusion of elements
such as balconies, porches, arcades, dormers, and cross gables mitigate
the barracks-like quality of flat walls and roofs of excessive length. Secon-
dary hipped or gabled roofs covering the entire mass of a building are
preferable to mansard roofs or segments of pitChed roof applied at the
building's edge. Extremely long buildings, if they are appropriately ar-
ticulated, may be acceptable; however, buildings (including garages and
carports) exceeding 150 feet in length are generally discouraged.
Buildings containing 3 or more attached dwellings in a row should incor-
porate at least one of the following:
1. For each dwelling unit, at least one 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 buildings, at least one-half the height of a two-story
building, and two-thirds the height of a three-story building.
2. A change in wall plane of at least 3 feet for at least 12 feet for each
two units.
Unartlculated buildings are undeslreable.
138
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Staggered unils permitted
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B. SCALE
Because multiple family projects are usually taller than one story, their
bulk can impose on surrounding uses. The scale of such projects must be
considered within the context of their surroundings. Buildings with
greater height may require additional building setbacks so as not to
dominate the character of the neighborhood. '
Large projects must be broken up into groups of structures. The use of
single "mega-structures" is to be avoided.
C. MATERIALS
Materials selected for multiple family projects should be very durable and
require low maintenance. Piecemeal embellishment and frequent changes
in materials should be avoided.
D. BALCONIES, PORCHES, AND PATIOS
The incorporation of balconies, porches, and patios onto or within the
building form is encouraged for both practical and aesthetic value. These
elements should be integrated to break up large wall masses, offset floor
setbacks, and add human scale to buildings.
Common exterior balconies and corridors that provide access to units
should not require circulation past adjacent unit windows and entries.
Low roof planes
Balconies and patios
Clustered access
Low privacy walls
Articulate wall planes
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N. TRASH ENCLOSURES
Trash bins must be fully enclosed in accordance with City of San Bernar-
dino Public Works Department Standard No. 508. Said enclosures should
be softened with landscaping on their most visible sides whenever pos-
sible. Recommended locations include inside parking courts or at the end
of parking bays. Location should be conveniently accessible for trash col-
lection and maintenance and should not block access drives during load-
ing operations.
O. SUPPORT FACILITIES
Any support buildings within multi-family residential areas such as
laundry facilities, recreation buildings and sales/lease offices must be con-
sistent in architectural design and form with the rest of the complex. Tem-
porary sales offices must be compatible with these standards.
P. MAILBOXES
Where common mailbox services 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 surround-
ing buildings. Mailbox locations must be approved by the U.S. Postal Ser-
vice.
Solid doors
Trash enclosure at
end of parking row
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Q. SITE GRADING
Site grading must recognize existing drainage patterns, and landforms
while providing appropriate transition of architectural elements to grade.
Site grading must also provide for an uninterrupted flow of vehicular and
pedestrian traffic through the development. The plan must direct and
provide adequate flow of surface run-off to catch basins while gracefully
contouring the land to blend with existing conditions at the boundaries of
the site.
Street drainage should be collected in curb gutters. The use of center-
swale drainage devices is strongly discouraged. Parking lots may drain to
a single concrete swale at the edge of the aisle.
R. SECURITY
Multiple family projects should be designed to provide the maximum
amount of security for residents and visitors. Parking areas should be
well let and located so as to be visible from residential units. Landscaping
should be planned and maintained to provide views into open space areas.
6. MULTIPLE FAMILY ARCHITECfURE
There ,is no particular "style" proposed for multi-family residential structures.
The primary focus should be on constructing a high quality residential environ-
ment. The criteria presented here strives for this "quality" through descriptions
and examples of appropriate buildings materials and architectural expression.
In general, the design of multiple family developments should consider com-
patibility with surrounding activities. Often, such projects are development ad-
jacent to single family neighborhoods and measures must be taken to insure that
the height and bulk of higher density projects do not impact these lower density
residential areas.
Many of the same architectural principles and techniques discussed under the
single family category of these guidelines are also applicable to multiple family
projects and these should be reviewed by the designer in conjunction with the
following.
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I. GARAGES
1. Individual parking garages within residential buildings should be
enclosed behind garage doors.
2. Garages with parking aprons less that 20 feet in length should
have automatic garage door openers arid/or sectional roll-up doors.
J. CARPORTS
Where carports are utilized, they must follow the same criteria for spatial
arrangement as parking courts (#7 above). Carports may be incorporated
with patio walls or used to define public and private open space, but in-
corporating carports into exterior project walls adjacent to streets is strong-
ly discouraged. The ends of each cluster of carports should be landscaped.
K. PEDESTRIAN ACCESS FROM PARKING
Landscape bulbs should, wherever possible, align with major building
entrances to provide 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 include a pathway as well as a vertical
landscape or architectural element, for example, a trellis or a tree.
Unk parking areas to major building
entrances when possible using
textured paving and trellises.
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RESIDENTIAL DISTRICTS - G19.04
L. OPEN SPACE
Residents of housing projects should have safe and efficient access to use-
able open space, whether public or private, for recreation and social ac-
tivities. 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 incompatible 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.
M. PLANTED AREAS
All areas not covered by buildings, drives, parking or hardscape should
be appropriately landscaped.
Landscaping is used to frame, soften, and embellish the quality of environ-
ment, to buffer units from noise or undesirable views, to break up large ex-
panses of parking, and to separate frontage roads within a project from
public streets. To accomplish these design objectives, landscape elements
need vertical dimension. Trees and tall shrubs are needed in addition to
grass and groundcover. Trees can also be used to provide shading and
climatic cooling of nearby units.
~
Max. of 8 units per building
Orient project entry toward
open space/recreation area.
ENTRY DRIVE
Open parking and carports should
be clustered into parking courts.
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The following design techniques should be considered and implemented
whenever possible:
1. Varying front setbacks to unit within same building.
2. Staggered and jogged unit plans.
3. Use of reverse building plans to add articulation.
4. Maximum of two adjacent units with identical wall and roof lines.
5. Variety of orientations to avoid the monotony of garage door
corridors.
C. MAXIMUM ATIACHED UNITS
The maximum number of individual units within one building is eight
(8). Variations with mixtures of 4, 5, and 6 units per structure are en-
couraged and should be developed throughout a project.
D. PROJECf ENTRIES
Project entry areas provide the resident and visitor with an overview to
the project. They should provide an open window with landscaping,
recreational facilities, and project directories. Special attention should be
given to hardscape and landscape treatments to enhance the overall
project image.
E. ENTRY DRIVES
The principal vehicular access into a multiple 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 permitted within public street right-of-ways.
F. ON-SITE PARKING AND DRIVES
1. In higher-density projects, there are three means of accommodating
parking: parking drives, parking courts, and garages within
residential buildings. Projects with either long, monotonous park-
ing drives or large, undivided parking lots are not desired. When
cost considerations preclude parking within residential buildings,
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 exist-
ing adjacent 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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G. PARKING COURTS
1. A parking court of any length should not consist of more than 2
double-loaded parking aisles adjacent to each other.
2. The length of a parking court should not exceed 14 stalls.
3. Parking courts should be separated from each other by buildings
or by a landscaped buffer not less than 30 feet wide.
H. PARKING DRIVES
1. There should be no more than an average of 10 spaces of uninter-
rupted parking, whether in garages, carports, or open parking areas.
2. Each average of 10 spaces of parking should be separated from
additional spaces by a landscaped bulb not less than 12 feet wide.
Architectural elements, such as trellises, porches, or stairways, may
extend into these landscaped bulbs.
JO'MIN,
Maximum of 2 aisles in partcing court. Average of 14 spaces per partclng court bay.
~
MIN.
Use 12' wide landscape bulb if
parking bays average 10 spaces.
-U-
MIN.
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G. EQUIPMENT SCREENING
Any equipment, whether on the roof, side of building, or ground, 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.
H. ANOLLARY STRUCfURES
The design of ancillary structures (guesthouses, cabanas, barns, storage
sheds, etc.) should be architecturally compatible with the main structure
through the use of building walls/roofs/trellises, fence/wall connections,
and/ or landscaping.
I. GARAGE DOORS
Garage doors should appear to be set into the walls rather than flush with
the exterior wall. Garage door design should be kept simple, clean, and
unadorned. They are a major visual element of a home.
Plywood is acceptable when three 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 architectural style selected.
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Garage door wood trim
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5. MULTIPLE FAMILY SITE PLANNING
Multiple family and cluster housing because of their higher densities, tend to
generate large parking areas and a decrease in private open space. If not proper-
ly designed, parking facilities can dominate the site and open spaces may be
relegated to left over areas, not related to the buildings or the people who live
there. Residential developments surrounded by high walls, parking lots, and
rows of carports along public streets are examples of practices to be avoided.
Perimeter parking drives are discouraged because parking areas provide a poor
image of a project and often function as barriers between the project and the sur-
rounding community. The guidelines that follow are intended to help mitigate
the effects of these situations and to provide a pleasant residential environment
within the context of higher density development.
A. BUILDING ARTICULA nON
Long, unbroken building facades and box-like forms are to be avoided.
Building facades should be broken up to give the appearance of a collec-
tion of smaller buildings. 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 articulate individual dwell-
ing units or collections of units, and by the pattern and rhythm of win-
dows and doors.
B. CLUSTERING OF UNITS
Clustering of multi-family units should be a consistent site planning ele-
ment. Buildings composed of a series of simple yet varied plans assure
compatibility and variety in overall building form.
Articulated facade gives appearance of a collection of smaller buildings
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B. VARIED BUILDING DESIGN
Building designs should be varied in tract developments to create variety
and interest. A significant difference in the massing and composition (not
just finish materials) of each adjacent house must be accomplished. One
design should not be repeated more frequently than each fourth house.
C. AlTACHED UNITS
1. Single family attached products should be architecturally articulated
to project an image of customized homes. Preferred configurations
include architectural treatment either as apparently large single-
family units or as traditionally classic rowhouses.
2. Walls or other features should be used to lengthen the horizontal
elements of elevations and reduce the visual impact of garage
doors.
3. Driveways should be grouped with a separating planting strip to
provide maximum effective turf areas.
4. Garages should have single-story mass at the front of the building
to allow a stepped-back architectural transition into two story mass-
ing. Garages shall be set back from the street sufficiently to allow
driveway parking without overhanging the sidewalk.
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D. SCALE
Structural form and scale should relate to the use of the building as a
single family residence. Also, the scale of buildings should be within a
human scale so as not to overwhelm or dominate its surroundings.
E. MATERIALS
The choice and mix of materials on the facades of buildings and garage
doors is important in providing an attractive living environment.
Materials should be consistently applied and should be chosen to work
harmoniously with adjacent materials. Piecemeal embellishment and fre-
quent changes in materials should be avoided.
Materials tend to appear substantial and integral when material changes
occur at changes in plane. Material or color changes at the outside
corners of buildings give an impression of thinness and artificiality which
should be avoided. Material changes not accompanied by changes in
plane also frequently give material an insubstantial or applied quality.
Materials to be avoided include; metal or aluminum siding and roofs,
reflective materials and finishes, and unfinished concrete block.
F. VENTS AND DOWNSPOUTS
Roof flashing, rain gutters, and downspouts, vents, and other roof
protrusions are to be finished to match the adjacent materials and/ or
colors.
Change In plane with
change In material
Recommended
Material or color change
at outside comer
Not recommended
Co-planer materials
Not recommended
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2. New development in existing neighborhoods should incorporate
distinctive architectural characteristics of surrounding develop-
ment, for example: window and door detailing, decoration,
materials, roof style and pitch, finished-floor height, porches, bay
windows, and the like.
3. New development should continue the functional, on-site relation-
ships of the surrounding neighborhood. For example, in many
older neighborhoods common patterns that should be continued
are entries facing the street, front porches, and parking at the rear.
Roof Vent
Brackets
Gable End
POfCh
/loof Vent
Typical Brackets
Porch
Roof Vent
Ratter Tails
Porch
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 ter-
rain. 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 for cer-
tified arborist report concerning existing vegetation.
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4. SINGLE FAMILY ARCHITECTURE
There is no particular architectural "style" required for residential structures but
the focus should be on the development of a high quality residential environ-
ment. In general, the architecture should consider compatibility with surround-
ing character, including harmonious building style, form, size, color, material,
and roof line. Individual dwelling units should be distinguishable from one
another.
A. FACADE AND ROOF ARTICULATION
The articulation of building facades and the massing of buildings give
them richness and scale. Long uninterrupted exterior walls should be
avoided on all structures. All structured walls must have "relief' to create
an interesting blend with landscaping, buildings, and the casting of
shadows. The integration of varied texture, relief, and design accents on
building walls can soften the architecture.
For sloped roofs, both vertical and horizontal articulation is encouraged.
Roof lines 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 inches and/ or the use of traditional roof forms such as
gables, hips, and dormers. Flat roofs and A-frame type roofs are
prohibited.
Undesirable Architectural
Treatment Vertical Articulation Added
Multi Planed
Roofs and Awnings
Add Desirable Articulation
Horizontal Articulation Added
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L. GARAGES
1. Garage door setbacks should allow driveway parking that keeps
the sidewalk clear of vehicles. Garage door setbacks from the back
of sidewalk should be avoided between five and eighteen feet.
2. Garages should have a single story maSs at the front of the building
to provide an architectural transition in two story massing.
3. Angled garages are encouraged to break up the monotony of all
garage doors being parallel to the street.
5-20 ft. Driveway
Cars will parle in too sholf of
a driveway creating a traffic
hazard. pedestrian traffic
is forced out into road.
0-5 ft. Driveway
Cars are discouraged from
parlelng In too sholf of a
driveway - pedestrian traffic
unobstructed.
~
" I
25 It. Driveway
Adequate space for off-
street parking - pedestrian
lane not severely obstructed.
Garage has single story mass.
Upper portion of building Is set back.
Stepped setbacks to match
adjacent buildings.
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M. INFILL IN EXISTING NEIGHBORHOODS
To the extent possible, new single family development in existing neigh-
borhoods should be integrated with the housing units in the adjacent area.
1. Site setbacks of residential projects should be either:
a. Equal to the average setback of all residences and buildings
on both sides of public streets within 100 feet of the property
lines of the new project, or;
b. Equal to the average of the two immediately adjacent buildings.
In cases where averaging between two adjacent existing buildings
is chosen, the new building may be averaged in a stepping pattern
between the setbacks of adjacent buildings, or the new building's
entire frontage may be built on the average setback line.
o 0
DOjlww 0
~~*W
,,,N
o 0
Stepped setbacks to match
adjacent buildings.
Average of setbacks on both
sides of street.
Average of setbacks of
adjacent buildings.
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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 detached and connected to the home by breezeways.
H. ZERO LOT LINE HOMES
Zero lot line homes (flush to the side lot line) lend themselves well to crea-
tion of courts and patios that a traditional center plot may prevent. The
two yield different street scenes.
I. CUL DE SAC TREATMENTS
Closed cul de sacs are preferable in general. However, for longer cui-de-
sacs, openings should be provided at the ends for pedestrians.
J. STRAIGHT AND CURVED STREETS
While straight streets are the most efficient, occasional curves can provide
changing street scenes. Curves that seem very slight in a bird's-eye view
are readily perceived by the driver and interrupt the line of sight.
Varied Garage Placement and Orientation
Zero Lot Une
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K. WALLS
Walls and fences are an integral part of the streets cape. All fencing and
walls are to be provided by each project builder at the time of develop-
ment.
Fencing or walls are required:
1. Between individual residential units and residential projects adjacent
to parks, open spaces, and major roadways.
2. Walls should be of plaster or smooth stucco finish or other approved masonry.
They should be designed in a style, materials and color to comple-
ment the dwelling units to which they are attached.
3. Other materials may include wrought iron, tile insets or grillwork.
The recommended choice for wrought iron is 1" pickets, at a maxi-
mum of 6" on center.
4. Wall planes should be articulated per the following standards:
a. Length: No wall should make a continuous unarticulated
plane of more than 50'. The wall should make a jog which
measures a minimum of 18" deep by 8' long every 50'.
b. Pilasters: Pilasters should be placed a minimum of every 25'
and on every change in wall direction or 5' elevation change.
c. Height Wall height should not exceed 6'.
'~':
-t
~8.
70'
:~:
+-
Elevation of Staggered Wall
.~~
Elevation of Planters/Wall
~~.~::..-
....~
.. ".. .......
.
Elevation of Wall with Breaks
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RESIDENTIAL DISTRICTS - G19.04
A. VARIED FRONT SETBACKS
Placement of homes and garages close to or back from the street creates
different patterns of visible open space. The buildings themselves, when
close to the street, also add diversity to the view.
B. INTERRUPTION OF STRAIGHT STREETS'
On straight roads, knuckles or cul de sacs can be introduced to limit the
length of straight stretches.
C. VARIED SIDE YARD SETBACKS
Varying the distance between adjoining homes, or between homes and
fences, results in different types of yards and private patio areas.
Varied Front Setbacks
liC.1
Staggering of setbacks to each entry
creates variety and identity.
Varied Side Yard Setbacks
Interruption of Straight Streets
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D. AlTACHED HOUSING
Attached homes can look like two or more separate dwellings, or can look
like one large home, depending on how they are treated. Attached hous-
ing can yield larger open areas between buildings.
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.
Projects should be oriented so that a majority of primary living spaces
receive direct sunlight for the daylight hours. In new projects buildings
should be positioned to minimize the impact of shadows on adjacent
properties and within the project.
F. VARIED LOT WIDTHS
Making some lots wider, and some narrower, than the average can
provide different amounts of open area between buildings. It also allows
placement of different shapes and sizes of homes. On narrow lots, a varia-
tion of only three or four feet can make a perceptible difference.
Attached and Detached Housing
Lot Orientation
Varied Lot Widths
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G19.04.050 RESIDENTIAL DEVELOPMENT DESIGN GUIDELINES
1. PURPOSE
The following design guidelines are intended as a reference to assist the designer
in understanding the City's goals and objectives for ~gh quality residential
development. The guidelines compliment the mandatory site development
regulations contained in this chapter by providing good examples of potential
design solutions and by providing design interpretations of the various man-
datory regulations.
The design guidelines are general and may be interpreted with some flexibility
in their application 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 providing the flexibility necessary to encourage creativity
on the part of project designers.
The design guidelines are formatted into two general catagories; 1) single family
residential and 2) multiple family residential. Each category is further divided
into architectural guidelines and site planning guidelines.
2. APPLICABILITY
The provisions of this section shall apply to all residential development within
the City except for the Central Business District where large scale, mid to high
rise residential structures may be located.. Any addition, remodeling, relocation
or construction requiring a building permit subject to review by the Develop-
ment Review Committee shall adhere to these guidelines where applicable.
3. SINGLE FAMILY SITE PLANNING
An important goal of the single family site planning guidelines is to create func-
tional and visual variety along local streets. It is the intent of the guidelines to
discourage subdivisions where identical homes march down long, uninterrupted
straight streets, with no variation in building placement or the street scene.
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I. Patio covers shall be constructed of Uniform Building Code non-combustible
materials. (A+B)
m. All glass facing the wildlands shall be extra thickness or double paned and meet
Uniform Building Code requirements. (A+B)
n. Any exposed roof and wall piping, vents, flashing and other penetrations and ap-
pendages shall be constructed of non- combustible materials. (A+B)
o. All accessory structures, guest housing or second units shall conform to all fire
protection zone standards. (A+B)
p. All roofs shall be constructed with non-combustible, non-wood materials, (A+B+C)
q. All exterior walls shall be constructed with materials rated by the Uniform Building
Code as one-hour fire resistant. (A+B+C)
r. Chimney spark arrestors are required, constructed of 12 gauge wire screen with
1/2 inch opening mounted in vertical positions visible from the ground. (A+B+C)
s. Structures. including decks supported to any degree by stilts, shall either have all
under-floor areas encased with orfe-hour fire resistive materials, or meet the require-
ments of heavy timber (Type IV) construction. (A+B)
t. All fencing shall be constructed of non-combustible, non-wood materials, There
shall be gates facing the road for emergency pedestrian access, constructed of non-
combustible, non-wood materials. (A+B+C)
u. The minimum distance between structures shall be 60 feet in Zone A and 30 feet in
Zone B. (A+B)
v. Fire resistant plant materials shall be planted for a minimum of 50 feet adjacent to
the foothills. (A+B)
w. Firewood may only be stacked on the uphill contour away from the home. (A+B)
x. All fuel tanks must be placed a distance from structures and property lines in ac-
cordance with the Uniform Fire Code. All vegetation must be cleared for a radius of 10
feet from the tanks. (A+B)
y. Underground utilities are required for new subdivisions and individual structures.
(A+B+C)
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Z. All new swimming pools or other significant water sources (500 gallons or more) shall
be designed so as to be used by the Fire Department in an emergency. Design shall
consider the most economical and simple method(s) available. The design must be ap-
proved by the Fire Department. (A+S)
aa. Retrofitting of structures is required when more than 25% replacement occur; i.e.,
roofing, fencing, room addition. (A+S+C)
7. Miscellaneous
Deed restrictions shall require that all future transfers of property
disclose to the purchaser the high fire hazard designation ap-
plicable to the property. (A+S+C)
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g. Maximum street grades shall be 12% for a maximum distance of 450 feet with all
weather non-skid surface and require review authority approval with consent by the Fire
Chief and City Engineer. (A+B+C)
h. All driveways shall be less than 150 feet in length and have an all-weather driving
surface of not less than 20 feet of unobstructed width and 14 feet 6 inches of vertical
clearance. The grade shall not exceed 12% unless on-site fire protection measures are
approved by the Fire Chief. (A+B)
2. Site and Street Identification
a. Non-combustible and reflective street markers shall be visible for 100 feet pur-
suant to City standards. (A+B+C)
b. Non-combustible building addresses of contrasting colors shall be placed on the
structure fronting the street. Three inch high lettering and numbers visible at least 100
feet are required. (A+B+C)
3. Roadside Vegetation
All vegetation shall be maintained and all dead plant material shall
be removed for a distance of 10 feet from curbline. (A+B)
4. Water Supply
a. Static water sources such as fire hydrants and wells shall have clear access on each
side of at least 15 feet. (A+B+C)
b. A minimum of 2 private spigots facing the foothills/wildlands shall be required for
each structure. (A+B)
c. Fire hydrants shall be identified with approved blue reflecting street markers.
(A+B+C)
d. There shall be a minimum level distance of 50 feet between maximum grade streets.
Fire hydrants shall be placed on this level surface.
e. Each cul-de-sac greater than 300 feet in length shall have a minimum of 1 hydrant.
(A+B)
5. Erosion Control
a. Require compaction of all fills. (A+B+C)
b. For all new projects, erosion and drainage control plans must be prepared by a
licensed civil engineer, and be approved prior to permit issuance. (A+B)
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OVERLAY DISTRICTS -19.12
c. Erosion control plans shall incorporate the use of fire resistant vegetation. (A+B)
d. Project referral notices shall be sent to the appropriate Resource Conservation Dis-
trict for erosion control comments in foothill areas. (A+B)
e. Maintain firebreak fuel modification zones, when required, through home owner as-
sociations, assessment districts or other means. (A+B)
6. Construction and DeveloDment Desian
a. A slope analysis shall be filed with all discretionary applications for all projects in
Fire Zones A & B consistent with the Hillside Management section of the General Plan
and Section of this Code. (A+B)
b. Structures shall be located only where the upgraded slope is less than 25%. If the
building pad is adjacent to a slope which is greater than 25% and is greater than 30 feet
in height, a minimum pad setback of 30 feet from the edge of the slope is required. The
setback may be less than 30 feet only when the entire slope, or 100 feet adjacent to the
building pad, whichever is less, is landscaped with fire resistant vegetation and main-
tained by an automatic irrigation system. (A+B)
c. In a subdivisions, all proposed property lines shall be placed at the top of the
slopes. (A+B+C)
d. No new development shall be permitted where the slope exceeds 40%. One single
family structure may be constructed on existing lots of record where the slope is 30% or
greater. (A)
e. No development shall be permitted in narrow canyon mouths or ridge saddles. (A+B)
f. Open ends of tile roofs shall be capped with nonignitable material to prevent birds
nests or other combustible material to be located within the roof structure. (A+B+C)
g. All roof overhangs shall be enclosed with materials rated by the Uniform Building
Code as one-hour fire resistant. (A+B)
h. Attic vents which are placed under the roof overhang shall be located near the roof
edge rather than toward the extemal wall. (A+B)
i. No attic vent shall be placed facing the foothills/wildland. (A+B)
j. Vents shall be no larger than 144 square inches and covered by 1/4 x 1/4 inch cor-
rosion resistant wire mesh. (A+B)
k. Roof mounted turbine vents shall not be permitted. (A+B)
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Any tree in the landscaped buffer that is removed to accom-
modate the installation of any sign shall be replaced with a
minimum 48" box tree.
g. Prohibited signs
(1) A-frame signs
(2) Roof signs
(3) Bench signs
(4) Billboard signs
(5) Captive balloons
(6) Emitting sign
(7) Inflatable signs
(8) General advertising signs
(9) Off premise signs
(10) Portable sign
(11) Animated signs. except time/temperature devices
(12) Paper, cloth, and plastic streamer signs
(13) Painted signs on primary walls
(14) Pennants
(15) Statues used for advertising
(16) Traffic sign replicas
(17) Vehicle signs
(18) Directional signs which incorporate business logo or 10
(19) Permanent "come-on" signs (Sale Today!, Stop,
Look, etc.)
Direct and indirect lighting methods are allowed provided
that they are not harsh or unnecessarily bright. The use of
can type box signs with white or light colored translucent
backlit panels are not allowed on any structures or as a
freestanding sign. (Refer to the design guidelines for signs
in Chapter 19.16).
h. Prohibited Structures
(1) Metal Buildings
(2) Buildings with open, exposed craneways
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OVERLAY DISTRICTS -19.12
C. FF (FOOTHILL FIRE ZONES OVERLAY) DISTRICT
The Foothill Communities Protective "Greenbelt" Program identifies three
foothill fire zones that have different degrees of hazard based on slope,
type of fuel present and natural barriers. The foothill fire zones are: A-Ex-
treme Hazard B-High Hazard C- Moderate Hazard. Fire Zones A & Bare
determined based on slope with Zone B including slopes from 15- 30%
and Zone A including slopes of 30% or greater, as shown below (Figure
~. The slopes shall be determined by the slope analysis, submitted
with the project application.
The standards apply to all or some of the foothill fire zones as noted by
the letter(s) in parenthesis following each standard.
1. Access and Circulation.
a. Local hillside street standards may be used to minimize grading and erosion potential
while providing adequate access for vehicles, including emergency vehicles. The right-
of-way shall be 44 feet with 36 feet of paved width and parking on both sides. (A + B)
b. Streets may have a paved width of 28 feet with parking on 1 side of the street only,
subject to review and recommendation by the Fire Chief and Director of Public
Works/City Engineer with approval by the Commission. (A + B)
c. Subdivisions shall be designed to allow emergency vehicle access to wildland
areas behind structures. This is to be accomplished in either of 2 ways:
1. Provide a perimeter street along the entire wildland side of a development; or
2. Provide a fuel-modified area, a minimum of 50 feet in depth, adjacent to the
foothills and connected to the street by flat 12 foot minimum access ways placed no
more than 350 feet apart. If designed as a gated easement, access ways may be part
of a side yard. (B)
d. No dead-end streets are to be permitted. Temporary cul-de-sacs are required.
(A+B+C)
e. All cul-de-sac turnarounds and curves must be designed with a minimum radius of
40 feet to the curb face. (A+B+C)
f. The maximum cul-de-sac length is 500 feet. Cul-de-sacs longer than 500 feet may
be permitted subject to review and recommendation by the Fire Chief and approval of
the Commission. (A+B)
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d. Building facade
Desireable:
(1) Facades should be designed to convey a sense of
order through the interplay of light, shadow and tex-
ture. Facade articulation should reinforce a sense of
quality and integrity.
(2) A sophisticated refinement of the building proportions
and fenestration details should be carefully conceived
to achieve desired goals.
(3) Facades shall reflect the quality and the integrity of
the underlying structure in a clear and consistent man-
ner. Window panels (if used) and spandrels shall be
differentiated and the percentage of window glass to
non-glass area should be a minimum of 25% (win-
dow) and 25% (wall) in retail uses.
(4) Recessed or articulated wall surfaces columns and
beams will help to visually segment an otherwise mas-
sive exterior wall surface.
Undesirable:
(1) Boxy and monotonous facades which lack a sense of
scale will not be permitted.
(2) Weak or token expressions of structure or an incon-
sistent statement of structure will not be permitted.
(3) Arbitrary, decorative. or stylized architectural treat-
ments will not be permitted.
(4) Larger amounts (more than 70% of wall surface) of
reflective glass will not be permitted.
e. Mechanical equipment
Roof-mounted mechanical equipment shall be screened on
all sides. Any devices located on the building will be proper-
ly screened to minimize visual impact. The color of these
devices will be the same as the building color.
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Buildings shall appear free of all utility and communication
devices. Satellite dishes and antennas shall be ground
mounted unless technically infeasible, and shall be located
and treated in a manner that reduces visibility from
freeways. All installation locations shall be noted on the site
plans.
f. Freeway adjacent signs
Freeway adjacent signs are limited to identifying the com-
plex, major anchor tenant, building, or company occupying
the site.
Freeway adjacent signs are allowed on parcels with more
than 300 feet of freeway frontage in addition to other signs
allowed.
Site identification along a freeway frontage will be limited to
monument-type signs developed for freeway visibility.
These signs are to be located within the individual building
site in the landscape setback running parallel to the freeway.
The sign shall be perpendicular to the freeway. Location
shall be approximately midway between side property lines.
There shall be no more than one double-faced freeway sign
per site. Said sign is limited to identifying the project, build-
ing, complex, or major tenant occupying the site.
Projects over five (5) acres in size with more than one
thousand (1,000) feet of freeway frontage may be permitted
two (2) freeway adjacent signs at the discretion of the Com-
mission. Said signs shall not be placed closer to one
another than six hundred (600) feet. All other regulations
apply.
Buildings, such as hotels and restaurants, fronting the
freeway are entitled to have a freeway monument sign and a
building sign visible from the freeway.
The maximum installed sign height shall not be greater than
10'-0" above freeway elevation. The maximum height of the
sign panel shall be 7'-0", the width shall be 25'-0", and the
total sign area shall not exceed 125 square feet.
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B. FC (FREEWAY CORRIDOR OVERLAY) DISTRICT
1. Purpose
This overlay zone is intended to provide special design guidelines
which address the siting and design of non residential structures
within the immediate viewshed of motorists traveling the (-10 and 1-
215 freeway corridors and State Highway 30 and its connecting
segment to the 1-215.
2. Applicability
The FC (Freeway Corridor Overlay) District shall be in effect in all
non residential zoning districts for a distance of 300 feet or to the
first public street (whichever is greater) from the edge of the
freeway right-of-way. Any parcel wholly or partially within this area
is subject to the requirements herein.
As an overlay, this District is imposed in addition to those of the un-
derlying district. Any developments within the geographic limits of
this Overlay must conform to the requirements of both Districts or
the more restrictive of the two.
3. Development Standards
a. Landscape setback buffer
A 25 foot landscape setback buffer is required along all
freeway frontage whether the property fronts or backs up to
the freeway. The buffer shall contain, as a minimum, one
24" box "Green Gem" for every 30 feet of adjacent lot line.
The trees may be clustered.
b. Building setback
A minimum building setback of 50 feet from the freeway right
of way line will be required.
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c. Service, loading, and equipment storage areas
Service areas including storage, special equipment, main-
tenance, and loading areas shall be screened with landscap-
ing and architectural elements. The purpose is to hide those
areas from the freeways. Loading docks and service areas
must be located on interior side yards and concealed from
public "freeway" view.
Utility equipment and communication devices located on the
grounds must be screened so that the site will appear free of
all such devices. Utility lines for water, gas, sewage, electri-
cal, and communication must be installed underground.
Refuse collection areas are to be visually screened with a
~ perimeter wall using materials and colors compatible
with those of the adjacent buildings. Refuse collection areas
are to be located on an interior building side yard and shall
be roofed if the contents of the area are visible from any
freeway.
Service, storage, and maintenance areas shall be con-
structed and maintained according to the following criteria:
(1) No materials, supplies or equipment, including trucks
or other motor vehicles, are to be stored on-site ex-
cept inside a closed building or behind architectural
screening, to prevent visibility from the freeway. The
storage of vehicles for sale is exempt from this re-
quirement.
(2) All storage areas shall be screened by ~ and shall
be located on the side or rear portions of buildings.
(3) Architectural screening shall be constructed of the
same materials and finishes compatible with the ad-
jacent building, and shall be designed and placed to
complement the building design.
(4) No service, storage, maintenance, or loading area
may extend into a landscape setback buffer area.
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d. Evaluation of Planned Development Permit Application
The Commission shall evaluate the Planned Development
Permit Application based on the following criteria:
(1) In general, the project shall be designed to fit the
existing topography; the site shall not be graded to ac-
commodate the project.
(2) The proposed density does not exceed the maximum
allowed density.
(3) Final contours and slopes shall generally reflect
existing landforms; in particular, building pads and ter-
races interspersed with slopes shall not be created
and ridgelines, knolls, and significant tree masses
shall be maintained.
(4) The proposed development seeks to avoid significant
intrusion(s) into the views from adjoining up-slope
residences.
(5) Views from public open space areas, rights-of-way,
and other pUblic places and of major public open
space areas are is not significantly affected.
(6) Wide pads or level areas are not created to accom-
modate roads. Roads should be fit into the existing
topography; one-way roads may be preferred over
two-way roads to reduce grading, and on-street park-
ing should be parallel to the road, not perpendicular.
(7) Buildings, parking, carports, and landscaping shall
be arranged so that view corridors from downslope
lots are created.
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9. APPLICABLE REGULATIONS
All uses shall be subject to the applicable regulations of this Code,
including provisions located in the following Sections:
1.
2.
3.
4.
S.
6.
7.
8.
Section
Section
Section
Section
Section
Section
Section
Section
19.42
19.40
19.22
19.20
19.18
19.16
19.32
19.38
Conditional Use Permits
Planned Development Permits
Landscaping
Off-Street Loading
Off-Street Parking
Signs
Temporary Use Permits
Variances
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(5) Colored maps of existing and final slope, based on
the following slope categories: 0-10%, 10.1-15%,
15.1-20%, 20.1-25%, 25.1-30%, 30.1-35%, 35.1-
40%, greater than 40% adjoining slope categories
shall be shown using contrasting colors.
(6) Sections or elevations of the proposed project.
Plans shall indicate those residences which may be
affected in terms of view obstruction.
(7) A soils engineering report including data regarding
the nature, distribution and strengths of existing soils,
conclusions, and recommendations for grading proce-
dures, design criteria for and identified corrective
measures, and opinions and recommendations
regarding existing conditions and proposed grading.
This investigation and report shall be performed by a
professional soils engineer experienced in the prac-
tice of soil mechanics and registered with the state of
California.
(8) A geology report including the surface and subsurface
geology of the site, degree of seismic hazard, con-
clusions and recommendations regarding the effect of
geologic conditions on the proposed development,
opinions and recommended design criteria to mitigate
any identified geologic hazards. This investigation
and report shall be performed by a professional
geologist experienced in the practice of engineering
geology and registered with the state of California.
(9) A hydrology report which shall include areas of possible
inundation, downstream effects, natural drainage
courses, conclusions, and recommendations regard-
ing the effect of hydrologic conditions on the
proposed development, opinions and recommenda-
tions regarding the adequacy of facilities proposed for
the site, and design criteria to mitigate identified
hydrologic hazards. This report shall account for
runoff and debris from tributary areas and shall
provide consideration for each lot or dwelling unit site
in a development. Runoff and debris volumes shall
be computed using San Bernardino County Flood
Control District criteria. This investigation and report
shall be prepared by a registered civil engineer ex-
perienced in hydrology and hydrologic investigation.
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(10) A preliminary landscaping plan showing disposition
of existing trees, and the type and extent of proposed
vegetation.
(11) The applicant may be requested to submit a scaled
profile model or an isometric drawing depicting any or
all of the site proposed for development. The
developer may be required to submit photographs of
the site showing the proposed development and its ef.
fect.
(12) Covenants. conditions, and restrictions (CC&R's),
including but not limited to development plans, com-
mon area and slope maintenance, private area
landscaping and maintenance shall be submitted and
approved prior to the recordation of a final tract map.
(13) Other information or application materials as may be
deemed necessary or desirable by the Director of
Community Development.
c. Modification of Submittal Requirements
The requirement to submit any or all of the materials
enumerated above may be varied by the Director under the
following conditions:
(1) Recently completed and satisfactory reports covering
the same subject matter of the same site already in
existence; or
(2) Some or all of the above reports are included as part
of an approved Environmental Impact Report or Nega-
tive Declaration; or
(3) The reports described in 1. and 2. above were previous-
ly prepared for a site in close proximity to the project
and such other site possesses similar characteristics
to the subject project lot or parcel.
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(5) The highest point of any structure shall not be located
within 100 vertical feet of a ridgeline (Le., a ground
line located at the highest elevation of a connected
series of major and minor hills or mountains).
(a) Use the natural ridge line as a backdrop for
structures;
(b) Use landscape plant materials as a backdrop; and
(c) Use structure to maximize concealment of cut
slope.
(6) Retaining Walls/Fences
(a) Retaining walls shall be used in the following
manner:
Upslope - One wall per lot not exceeding 8
feet in height.
Downslope - One wall per lot not exceeding
42 inches in height may be used.
Lots sloping with the street of access or other
conditions - One retaining wall on each side of
the lot may be used not exceeding 42 inches
in height.
RetaininQ walls adiacent to driveways - Walls
being an integral part of the structure may
exceed 8 feet in height if necessary.
(b)
Exposed walls and fences facing roadways
shall be no greater than 5 feet in height.
(c)
Where retaining walls face roadways, they shall
be built of natural materials indigenous to the
area (Le., rock facing).
STII~="..:v~ILOW)
ftUAIN RlDGEUNI!TO ItIIOVIDI YBUAI.
BACKDROP FOR DEVELOPII!HT}
------ ----
USE LANDSCAPE PLAHT .....TERtAL AS
. A SUPPLEMENT OR SUBS11'!1Jtt fOR
IlUDGEUHE BACKDROP. RIDGE IS GRADI!D.
. ,,'
. ',.
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8. Planned Development Permit Required
a. Project Initiation
To initiate a project on any parcel within'the HM Overlay District,
the property owner(s) or assignee(s) shall submit a Planned
Development Permit Application to the Department in accordance
with the provisions of Chapter 19.40.
The Commission shall have the responsibility for review and ap-
proval of said applications, except that the Director shall review
and act upon all Planned Development Permits for single family
residences on existing lots.
b. Contents of the Application
An application for a Planned Development Permit within the HM
Overlay District shall include the following:
(1) A topographic map of the project site and land and
structures within 100 feet of the project boundaries.
The map shall be drawn to a scale of not less than
one inch equals 100 feet with a maximum contour in-
terval of ten feet. The maximum contour interval shall
be 5 feet where terrain has a slope of less than 25%.
(2) A tree map, drawn to the scale prescribed above,
locating existing trees on the project site with a trunk
diameter of 6 inches or greater or having a vertical
height from ground level to tree-top level of 25 feet or
greater. This map shall define the species of such
trees and identify their approximate trunk diameter,
base elevation, height, and condition. No such trees
shall be removed without prior written approval of the
Commission.
(3) A site or plot plan of the proposed project, including
representations of property lines and recorded and
proposed easements and public rights-of-way. Exist-
ing structures within 100 feet of the site shall also be
shown on the site or plot plan.
(4) A preliminary grading plan for the project, drawn to
the same scale as required above.
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(4) Maximum coverage of a parcel by impervious surfaces
shall not exceed 40 percent of the gross land area,
and such maximum may be reduced by the Director
in areas where the slope exceeds 15 percent.
d. Animal and Plant Life
(1) Areas of a site which are identified in the environ-
mental study as having biological significance shall
be preserved.
(2) Natural vegetation shall be maintained wherever
possible. If removal is required, reestablishment of a
compatible plant material will be required.
(3) All exposed slopes and graded areas shall be land-
scaped with ground cover, shrubs, and trees.
(4) Existing mature trees shall be incorporated into the
project.
"
....
....
....
Natural vegetallon retained
Graded slopes to be replanted
with native or naturalized
- .... plant materials.
"
....
---
(5) Water and energy conservation techniques shall be
utilized, such as special irrigation techniques (e.g.,
drip irrigation), drought tolerant plant species, alluvial
rockscape, etc.
(6) Wherever possible, fire resistant native vegetation
shall be preserved and planted.
(7) Introduction of landscaping within the hillside areas
should make maximum use of texture, color, be
capable of blending in with the natural landscape,
and help to soften the effects of buildings, walls, pave-
ment, and grading.
(8) Screening along roadways should make maximum
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use of berming and landscaping.
e. Design
(1) Dwelling units and structures shall be compatible
with the natural surroundings of the area and shall
not dominate the natural environment.
(2) Exterior finishes of dwelling units and structures
should blend in with natural surroundings by using
earth tone colors and avoiding reflective materials or
finishes.
(3) Site design should utilize varying setbacks, building
heights, innovative building techniques, and building
and wall forms which serve to blend buildings into the
terrain.
(STEPSTRUCTURE~SLOPED
ROOF IN GENERAL DIRECTION
OF THE NATURAL SLOPE
........
........
.....
......
:-....
c ..... .<<
..... ...
aJ '
(4) Dwelling units and structures shall be sited in a
manner that will: ~
(a) Retain outward views from each unit;
(b) Preserve or enhance vistas, particularly those
seen from public places;
(c) Preserve visually significant rock outcroppings,
natural hydrology, native plant materials, and
areas of visual or historical significance.
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b. Public Safety
(1) Fire Safety
All developments in this overlay zone shall comply
with the standards of the G (Greenbelt Overlay) Dis-
trict. In the course of the review for a project in this
overlay zone, the Fire Chief will be reviewing each
project to determine compliance with fire safety stand-
ards. The standards cover such items, as but not
limited to:
(a) Number of access points and street designs
for each development;
(b) Driveway lengths and widths;
(c) Distances between dwellings;
(d) Fuel management plan;
(e) Water flow and fire hydrant requirements'
(f) Fire retardant building materials.
(2) Geotechnical
(a) Any development or subdivision within the
Alquist-Priolo "Special Studies Zone" shall con-
duct a geologic study in conformance with the
requirements of the Zone. This study shall be
prepared by a certified engineering geologist.
(b) No structure for human occupancy, other than
one-story wood frame structures shall be per-
mitted within 100 feet of an active or potentially
active fault trace. Wood frame structures for
human occupancy shall not be located within
50 feet of an active or potentially active fault
trace.
(c) No emergency facilities, community facilities,
or places of general public assembly shall be
permitted within the Alquist-Priolo Zone.
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(d) All structures within the trace shall require the
seismic features of the structure to be
reviewed and approved by a professional en-
gineer specializing in seismic/structural design.
(e) The Building Official may require special
construction methods of structures where it
has been determined to have potential
geologic hazards.
(f) A statement shall be included on every deed
for each lot within the development, which in-
forms the prospective owner of the potential
for seismic activity, and the potential hazards.
c. Water/Drainage
(1) On-site catch basins or siltation basins, as well as
energy absorbing devices, may be required as a
means to prevent erosion as well as to provide for
ground water recharge.
(2) Natural drainage courses should be protected from
grading activity.
(3) Where brow ditches are required, naturalize with
plant materials and native rocks.
_ F.!!:!ER.!,D ~~ _
- --
-
,
. "(~D~CA~INGTOSCR~'
. DRAINAGE SYSTEM
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7. Development Performance Standards
The following minimum performance standards are required for any
development within this Overlay District. Necessary information
shall be provided with the Planned Development Permit application
as prescribed in Chapter 19.40 to determine compliance with these
standards.
a. Soils/Grading
(1) Grading of any site shall conform to the following
grading standards, based upon the percent of the
natural slope.
(a) Less than 10%: Redistribution of earth over
large areas may be permitted. However, such
grading shall not disrupt existing land form,
major drainage patterns, and areas of sig-
nificant vegetation.
(b) 10% - 19.9%: Some grading may occur, but
landforms must retain their natural character.
Padded building sites may be allowed, but cus-
tom foundations, split level designs, stacking
and clustering is expected to mitigate the need
for large padded building areas.
(c) 20% - 29.9%: Mass grading is not permitted.
Special hillside architectural and design techni-
ques are expected in order to conform to the
natural land form.
(d) 30% - 39.9%: Development and limited grading
can only occur in this category if it can be clear-
ly demonstrated that safety, environmental,
and aesthetic impacts will be avoided.
(e) Greater than 40%: Development and grading
is prohibited in this slope category.
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(2) Grading shall be designed to:
(a) Conserve natural topographic features and
appearances by means of land sculpturing to
blend graded slopes and benches with natural
topography.
(b) Retain major natural topographic features such
as canyons and prominent landmarks.
(3) All graded areas shall be protected from wind and
water erosion through acceptable slope stabilization
methods such as planting, walls, or netting.
(4) Slopes created by grading of the site shall not exceed
30 percent;
UNACCEPTABLE
PREFERRED
\\~\:::;}i}l / /~/
\\ \ 125~,1 / /
/~"'\.~~/1f' ,
\~---?''-r. / ./ ROUND OFF
...... - CUT EDGES
\\~~ -7"" I. TO CONFORM TO
\ '-.... ./ / THE NATURAL GRADE
\ " / /
\ .....- _./ //
\ ./
.....--.......
UNACCEPTABLE
PREFERRED
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h. Fire Sprinklers Required
All residential structures shall be provided with interior
sprinklers in order to help decrease the spread of fire.
i. Ingress and Egress
A tentative map, final map, tentative parcel map, or parcel
map shall provide for at least two different standard routes
for ingress and egress in accordance with the requirements
for subdivisions in Chapter 19.26 of this Code.
j. Street Standards
Streets in this overlay zone shall conform to the following
standards:
(1) The minimum right-of-way width shall be 50
feet except in an unusual circumstance where terrain
prohibits development on one side of the hillside
street. In such cases, the City Engineer may require
slope easements for any cut or fill slopes outside the
right-of-way.
(2) Curb-to-curb width shall be 36 feet except
for the following;
(a) Where the street is an access route only with
no development occurring along that portion of
the street and only emergency parking is
provided for, the curb-to-curb width may be
reduced to 28 feet.
(b) Where the development density does not
exceed 2 dwelling units per acre and adequate
off-street parking is provided for, the curb-to-
curb width may be reduced to 28 feet.
(3) A maximum grade of 8 percent is desired for
hillside areas and no grade exceeding that amount
shall be approved by the City Engineer except where
conclusive proof in writing is given that conformity
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with the standards set forth in this Code would be im-
practical. Any street grades in excess of 12 percent
shall require approval by the Commission with the
consent of the Police Department, Fire Department,
and City Engineer.
(4) Minimum centerline radius shall be24S feet
except that the City Engineer may approve a lesser
radius in cases where safety design measures have
been incorporated into the street design.
(5) One way streets may be permitted where it can be
shown that they reduce the overall amount of cut and
fill required.
(6) Cui de sacs to a maximum length of 750 feet in
length may be permitted with a maximum of 40 dwell-
ing units and to a maximum length of 1 ,000 feet with
a maximum of 20 dwelling units, and shall be ter-
minated with a turn-around area not less than 50 feet
in radius.
(7) Sidewalks on only one side of a street may be permitted
in hillside areas subject to the approval of the City En-
gineer.
(8) All other street improvement standards shall conform
to the standard plans and specifications of the City
Engineer.
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The determination of the average slope of a site shall be
based on the entire parcel, except that ravines and other
areas with a slope in excess of 40 percent may be excluded
from the determination of the average slope, at the discre-
tion of the Director. The Director may exclude portions of
the site from this determination if he/she finds that the parcel
to be excluded forms one contiguous area of reasonably
regular configuration (based on existing topography).
Any area excluded from the determination of the average
scope shall be designated on any future development plans
as permanent open space and may be offered for dedication
to the City. Such excluded areas shall not be included in
determining the maximum unit count under subsection a.
above.
d. Bonus for Exclusions
For any portion of land excluded from the density calculation
the Director may assign up to one unit per 5 acres to such
portion for the purpose of determining the maximum number
of lots which may be permitted. The number so determined
shall be added to the number permissible on the remaining
portions to obtain the total number of lots permitted on the
land to be divided.
The computation of the maximum number of lots is intended
solely to set up an absolute maximum. A lesser number of
units may prove to be the maximum permitted based upon
compliance with other hillside development and grading re-
quirements.
e. Minimum Parcel Size
No absolute minimum parcel widths and depths are
specified. Buildable area is considered to be a contiguous
area of the lot which is less than 40 percent in natural slope
or the area determined through the hillside development
plan review.
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1. Setbacks
(1) Front, side, and rear setbacks shall be determined
based upon the precise development plan and en-
vironmental studies.
(2) On property located on downhill slopes having
a twenty-five percent or greater slope (measured in
the general direction of the side lot lines), a private
garage may be constructed in teh requried front yard;
provided, however, that every portion of the garage
shall be at least five feet from the front lot line.
g. Building Height
(1) The maximum height of a proposed structure
shall not exceed the midpoint of the structure on the
immediately uphill lot.
(2) Where there is no structure on the immediately
uphill lot, the maximum height shall not exceed a
point 8 feet above the average ground level of the
uphill lot.
(3) "Immediately uphill lot" shall mean an adjacent
lot, whether or not separated by streets, easements,
or the like, which has an average ground level higher
than the average ground level of the subject lot. If
more than one lot meets the definition of "immediately
uphill lot" then the measurements required by this sec-
tion shall be made against the lower lot.
(4) "Midpoint" shall be that point equidistant from the
foundation at ground level to the apex of the roof, but
not including roof structures, stairways, tanks, ventilat-
ing fans, or similar equipment required to operate and
maintain the building and fire or parapet walls,
skylights, towers, flagpoles, chimneys, smokestacks,
wireless and television masts, or similar structures.
(5) Nothing in this section shall be consrued to allow
the height of a structure, including a single family
residence, to exceed that allowed in the underlying
zone.
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g. To take into account unstable slopes, or slopes subject to
erosion and deterioration, in order to protect human lives
and property;
h. To encourage design and building practices to assure
maximum safety from wild fire hazard; and
i. To preserve visually significant rock outcroppings, native
plant materials, and natural hydrology.
3. Applicability
The HM (Hillside Management Overlay) District is intended to be
the approximate location of the hillside areas along the foothills in
the northern area of the City. The foothill area is defined as that
area beginning on the east side of the City limits at Boulder Avenue
and Highland Avenue; thence northwesterly along the extension of
Piedmont Drive to Victoria Avenue; thence northerly up to the exten-
sion of Piedmont Drive westerly to Foothill Drive; thence along
Foothill drive west to Del Rosa Avenue; thence north to the exten-
sion of 40th Street; thence west along 40th Street to Waterman
Avenue; thence north to teh P.1. Railroad right-of-way; thence west
along the P.E. Railroad right-of-way to Northpark Boulevard; thence
west along Northpark Boulevard extending to teh Muscupiabe
Rancho Une; thence west to teh city limits, more particularly
described as shown on map labeled Exhibit "A" on file in the Plan-
ning and Building Services Department.
Areas of 15 percent natural slope or less along the external border
of the Overlay District at the base of the hillsides, as determined by
the preparation of a slope map by a licensed civil engineer, may be
excluded from the density and development provisions of this sec-
tion. Those areas excluded shall revert to the underlying zone dis-
trict density and development standard provisions.
The standards contined in this section apply to all uses and struc-
tures within the HM Overlay District and are in addition to those of
the underlying district.
4. Permitted and Conditionally Permitted Uses
Uses permitted or conditionally permitted within the HM Overlay
District shall be the same as those for the underlying district.
A Conditional Use Permit shall be requried for all land subdivisions
and non-residential uses.
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s. Planned Development Permit Required
A Planned Development Permit, in accordance with the require-
ments of Chapter 19,40 of this Code. shall be required for all ap-
plicable uses and structures permitted in this overlay district.
6. Development Standards
a. Density
Notwithstanding the density allowed by the underlying
zoning district, the maximum density on any parcel to which
this section applies shall not exceed the units per acre for
each of the average percent slope ranges indicated below.
Average Slope (%)
Units Per Acre
0-14
15-24
25-30
30-39
40+
2.0
1.0
0.5
0.1
Development not permitted
b. Calculation of Average Slope
The average slope of the land to be divided within this over-
lay zone shall be determined in accordance with the follow-
ing formula:
S = .00229 IL (N-1 ~
AN
Where:
.00229 is the conversion factor for square feet;
I = contour interval in feet;
L = combined length of contour lines in scale
feet within the land to be divided;
A = area of the land to be divided, in acres.
N = number of contours included in L
c. Exclusions
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D. HM (HILLSIDE MANAGEMENT OVERLAY) DISTRICT
1. Purpose
It is the purpose of this section to provide for low-density residential
development in the City's hillside areas and to assure that this
development occurs in a manner which protects the hillside's
natural and topographic character and identity, environmental sen-
sitivities, aesthetic qualities, and the public health, safety, and
general welfare.
This protection is obtained by insuring that development does not
create soil erosion, silting of lower slopes, slide damage, flooding
problems, and severe cutting or scarring.
It is the intent to encourage a sensitive form of development while
still allowing for residential uses which complement the natural and
visual character of the City and its hillsides.
2. Policies
The regulations, development standards, and design guidelines set
forth in this section are based on the following policies:
a. To minimize the effects of grading and insure that the natural
character of hillsideareas is retained;
b. To preserve the most visually significant slope banks and
ridgelines in their natural state by providing for low density
development;
c. To encourage variety in housing types, padding techniques,
grading techniques, lot sizes, site design, density, arrange-
ment, and spacing of homes and develop ments;
d. To encourage innovative architectural, landscaping, circula-
tion, and site design;
e. To discourage mass grading of large pads and excessive
terracing;
1. To provide for safe circulation of vehicular and pedestrian
traffic to and within hillside areas, and to provide adequate
access for emergency vehicles necessary to serve hillside
areas;
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City of
San Bernardino
Development Code
PRELIMINARY DRAFT JANUARY 29, 1990
Title 19
City of San Bernardino
Municipal Code
JACOBSON &: WACK
Land Use Plannlll8 Consultants
P.O. Box 2448 Santa Barbara. CA 93120
CITY OF
SAN BER
urt::xJn 446 N. N.wport IIvd.
design =.= Beach, Co. 92663
studiO
PRIDE IN PROGRESS
MEI :ORP Investme.. .ts, Inc.
February 23, 1990
Sandra Paulsen, Senior Planner
San Bernardino City Planning Department
300 No. D Street
San Bernardino, CA.
Re: Draft Development Code: HM Overlay District and FF
Overlay District.
Dear Ms. Paulsen,
After discussion with you and review of the draft
development code for the City of San Bernardino, we are
submitting our comments for consideration by the participants
in the development code workshops. As you are aware, we are
owners of foothill properties affected by these proposed
districts and are currently attempting to develop an upscale
residential subdivision in the foothills, thus our comments
are not only based in theory but on specific examples.
According to the housing element of the General Plan for
the City of San Bernardino, additional upscale residential
development is required in the City, and the foothill areas
are deemed the most desirable for this development. The City
has gone on record many times in the past as encouraging
upscale residential development, particularly in the
foothills. Since the more economical method of development is
to create standard (level-land type) lot layouts and tract
configurations, incentives are necessary to encourage
development according to the policies of the District.
Generally, these may include narrower road dedications,
steeper road grades under controlled conditions, smaller cul-
de-sac turnarounds, and tighter turn radius' for curved
streets, among others. Our specific concerns and suggestions
are as follows:
1. Conflict between the FF overlay district and the
HM overlay district exists in the maximum cul-de-
sac length permitted. HM code specifies up to 750
feet with allowances for up to 1000 feet, the FF
code allows a maximum of 500 feet, with longer
allowed subject to review of the Fire chief and
commission. No standards for the review or basis
for allowing the longer cul-de-sacs is proposed,
yet the shorter the cul-de-sac length the more
grading for connecting loop streets will be
required. II seems more reasonable -1;Q allow the
lonqer cul-de-sac, perhaps with a maximum number of
dwellinqs, in instances where fire safety will not
~ considerably decreased and other areas ~~
Dolicies (i.e. - qradinq amounts, etc.) are better
served bv use of the lonqer cul-de-sac.
2. Another instance of conflict exists where HM
code proposes 50 foot radius (100 foot diameter)
cul-de-sac turnarounds, and the FF code proposes 40
foot radius (80 foot diameter) turnarounds. Again,
the smaller the area required, the less grading for
level turning area and for slope embankments will
be required. 11. would seem apDroor iate to use ~
40 foot radius in both HM and FF.
3. street grades are noted as desired at 8%
maximum, with 12% allowable in instances where 8%
is impractical and with approval of the Police,
Fire and City Engineer's offices. This would mean
that even in areas of the least slope category
(less than 15% slope), the natural terrain would
have to be modified to 12% or less to meet the
code, which would be counter-productive to the
intent of the district regarding minimizing grading
and conforming to natural character of the
hillsides. I..t. would seem that ~ maximum olanned
street qrade should conform to the maximum olanninq
slooe in the most level slope cateoorv, i.e. - 15%
maximum qrade where existing terrain ~ at least
tllii1. qrade, and....s!. orovis ion for shorter stretches
of....s!. steeoer qrades should be made where oradinq,
soil or sloDe stability considerations would merit
their aDDroval to effect the policies of the
District.
4. The HM code proposes that no structure other
than a single story wood frame structure be allowed
within 100 feet of an active or potentially active
fault trace. Most geological evaluations prepared
according to the Alquist-Priolo Special Studies
Zone Act define an area where no human occupancy
structures are allowed, and require structures
within the balance of the Zone to be designed with
a specific Richter magnitude event in mind. There
are normally no restrictions categorically against
more t}:lan one story wood frame structures, and to
include this requirement in the City Development
Code will put the City in the position of making a
rest;r iction which is not necessar ily supported by
geologic investigation by experts. In addition,
more pad grading may be required by virtue of the
exclusion of two story structures. II would seem
more reasonable to require conformance to qeoloqic
recommendations made~~ qeoloqic investigation
on a site sDecific basis.
5. As regards the "Purpose" area of the HM text,
the point has been made by our consultants that
"severe cutting" is not in and' of itself
counter-productive to the purpose or policies
stated, and in many cases will serve as remedial
action to solve soil or slope instability problems
and control erosion. Since these are goals of the
various policies, it would seem unwise to state as
Puroose that develooment not create "severe
cuttinq" (note that severe ---.i.e. left open -1.Q. later
interoretation) but instead use the more
approoriate term of "scarrinq" as next mentioned in
the text.
6. Within the Development Performance Standards
relating to soils/grading, the proposal is that
grading shall be designed to retain natural
topographic features such as canyons. We note that
erosion control and slope stability, both desirable
from the viewpoint of the Code, may in some case
require the modification of small canyons within
the specific site, and any benefit tothe project
and adjacent properties could be predicated upon a
grading solution which eliminates or diminishes the
existing canyon. Care should be taken not to
orotect existinq toooqraohy as a matter of oolicy
where it-ffiaY~ a source of oroblem to the site or
to adiacent orooerties.
Thank you for. the opportunity to comment on the draft
Code. Please feel free to contact me should you desire any
further input, or have questions with regards to these
comments.
Since~ely,
\ .') -
/t~~CC~
Mark E. Landers
President
MEL/lm
cc: Mayor and City Council