(A) Purpose. Site design and architectural standards are established consistent with general plan policy to promote quality design of new commercial, industrial, and similar nonresidential uses. San Benito County recognizes that quality design promotes longer life of structures, improves the appearance and maintenance of business districts and communities, and increases value of properties countywide.
(B) Applicability. The site design and architectural standards set forth in this chapter shall apply to all new non-residential structures, additions to structures, and accessory structures (including garages) in the following zones: C-1, C-2, BP, M-1, M-2, RRP, and PQP.
(C) Architectural styles.
(1) ARCHITECTURAL STYLE as used in this section refers to a set of features that make a building or other structure notable and historically identifiable. Architectural style may include such elements as form, method of construction, building materials, and regional character.
(2) All references to “architectural style” refer to widely accepted definitions used in the architectural profession. Where there is disagreement about the particulars of a given style, the Director shall make the final determination.
(D) Standards for all non-residential zones.
(1) Architecture.
(a) A unified architectural and design theme shall be applied to all structures within a development.
(b) Quality and definable treatment shall be applied to all façades exposed to public view. Blank end walls shall be avoided. Treatments shall include architectural features, landscaping, or art elements that tie into the overall design theme.
(c) Structures shall be designed to avoid long, monotonous, non-articulated façades. Techniques such as staggered building planes, variation of façades, recessed entries, and use of relief features shall be used to create variety and interest.
(d) Roof lines and materials shall be compatible with the architectural style of the structures. Special consideration to color and material shall be given to the design and treatment of roofs because of their potential visual impact.
(e) Roof flashing, rain gutters, down spouts, vents, and other roof protrusions shall be screened from view or finished to match adjacent materials and/or colors of the parent structure.
(f) Additions to structures shall be designed to match the roofline, style, and colors of the original structure. Where the original structure has limited design quality, the addition shall work to enhance the overall appearance of the site.
(g) All lighting and illumination fixtures shall complement architectural style of project. See outdoor lighting standards in Chapter 25.07.
(2) Loading access.
(a) Loading and service areas shall not be visible from street frontages or along at-grade highway corridors. Loading dock and service areas must be located on interior building side or rear yards and concealed from public view.
(b) Loading areas shall be designed and located to avoid conflicts with interior pedestrian and vehicular circulation.
(3) Scale and massing.
(a) Nonresidential structures adjacent to residential uses shall incorporate sensitive transitions in scale and massing. For example, structure mass shall be broken down using height step-backs, articulated sub-volumes, and horizontal and vertical façade articulation.
(b) Long linear walls shall be staggered horizontally to provide interest and break long lines.
(c) Building forms shall be designed to create and define visually attractive exterior and functional spaces.
(d) Random or irregular building relationships shall be avoided.
(e) Building massing, height, and bulk shall be comparable to that of nearby surrounding development.
(4) Service facilities and equipment screening.
(a) All mechanical equipment shall be fully screened. Roof-mounted equipment shall be screened utilizing roof lines, parapets, or other similar methods. Equipment located on the ground must be fully screened with materials that are architecturally compatible with the structures they serve.
(b) Mechanical screens and penthouses shall be integrated with the building façade whenever possible and constructed of architecturally compatible materials, unless such integration is precluded by applicable codes or requirements. Screens should be continuous and solid.
(c) Utility connections, gas storage tanks, storage and maintenance equipment, and telephone junction boxes shall be screened from public view with the use of fencing or walls, berming, and/or landscaping.
(d) Trash and recyclable materials collection bins shall be located within a trash enclosure, per § 25.07.014 of this title. The enclosure shall be finished using materials compatible with the surrounding architecture and shall be softened with landscaping. Gates shall be solid metal painted to match adjacent buildings.
(e) Utility rooms, switchgears, and other similar utility equipment shall be within the building that it serves or in other decorative/architecturally designed structure.
(f) Where feasible, appurtenant equipment, plumbing, and related solar energy fixtures shall be installed in the attic, or if infeasible, flush mounted or ground mounted.
(5) Walls and fences.
(a) Wall and fencing materials and patterns shall be compatible with the style and themes of the primary structure.
(b) Where walls are erected in locations visible from a public right-of-way, the use of full dimension caps, pilasters, and changes in wall surfaces (staggering) shall be applied.
Pilasters of stacked stone used with a wooden fence.
(E) Commercial site design and architectural standards.
(1) Access and circulation.
(a) Any commercial structure located at a corner intersection shall incorporate architectural features that enhance pedestrian movement. These features may include building cut-offs, walk-through covered arcades, water features and trellis structures.
(b) Circulation shall be designed for both vehicle and pedestrian use. Pedestrian access from the street and the parking lot to the main door of the businesses they serve shall be designed to avoid conflict with vehicular traffic. Pedestrian paths shall be clearly delineated with pavement materials and/or markings and signage.
(2) Architectural style. A unified and/or complementary architectural style shall be applied to all structures within a commercial center and to signage in the center.
(3) Scale and massing.
(a) The scale and massing of commercial structures shall achieve a street-level environment accommodating to pedestrians.
(b) Height shall be determined as set forth in height measurement in Chapter 25.07. However, the underlying theme of the massing should be to maintain a human scale.
(c) Structures shall be designed to avoid long, monotonous, plain façades. Techniques such as staggered building planes, variation of façades, recessed entries, and the use of arcades shall be used to create variety and interest.
(4) Site design.
(a) The entry area and pedestrian paths should be distinguished through the use of complementary and passive design features, such as changes in paving texture and color, lighting features, planters, etc.
(b) Storefronts shall be oriented to the major street frontage, and/or interior parking lot, as appropriate. While side or rear entries may be desirable for secondary access, the predominant, major building entry shall be oriented toward the major street.
(c) Buildings shall be oriented as close to the street as possible, with parking toward the rear of the site, to the greatest extent possible. Where parking must be oriented toward a public right-of-way, the parking shall be screened with berming, landscaping, or other methods.
(F) Industrial site design and architectural standards.
(1) Access and circulation.
(a) Circulation shall be designed for both vehicle and pedestrian use. Pedestrian access from the parking lot to the main door of the business shall be designed to avoid conflict with vehicular traffic.
(b) See loading standards and requirements in the parking section of Chapter 25.07.
(2) Service facilities and equipment screening. Buildings, walls, and landscaping shall be arranged to screen less visually aesthetic components necessary for industrial development, including loading and service bays, storage areas, trash enclosures, mechanical equipment, and noise and odor producing functions. Service areas shall be located at the sides and/or rear of main buildings, and screened from public view with compatible architectural features and walls, and/or dense landscaping.
(Ord. 1043 § 3 (part), 2022)