1. PURPOSE
The following design guidelines are intended as a reference to assist the designer in understanding the City's goals and objectives for high quality residential development. The guidelines complement 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 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.
The design guidelines are formatted into two general categories; 1) single-family residential and 2) multi-family residential. Each category is further divided into architectural guidelines and site planning guidelines.
Unless there is a compelling reason, these design guidelines shall be followed. If a guideline is waived by the Development Review Committee, the Mayor and Common Council shall be notified. An appeal, which does not require a fee, may be filed by the Mayor or any Council person within 15 days of the waiver approval.
2. APPLICABILITY
The provisions of this section shall apply to all residential development within the City except for the CR-2 Zone (downtown) 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 Development 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 functional and visual variety along local streets. It is the intent of these guidelines to discourage subdivisions where identical homes march down long, uninterrupted straight streets, with no variation in building placement or the street scene.
All single-family subdivision plans that apply for alternative lot sizes will be evaluated using the guidelines contained in this section with emphasis on the following criteria:
A. Proportional mix and placement of lots
B. Preserving of mature trees and natural features
C. Placement of dwelling unit on lot
D. Preserving of views
E. Provision of amenities (subdivision entrance treatment, landscaping, open space, etc.)
F. Treatment of drainage courses
G. Treatment of walls and fences
H. Other unique amenities
A. VARIED FRONT SETBACKS
Placement of homes and garages close to or back from the street creates different patterns of visible open space. The structures 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.
D. ATTACHED DWELLINGS
Attached dwellings can look like two or more separate structures, or can look like one large home, depending on how they are treated. Attached dwellings can yield larger open areas between structures.
E. LOT ORIENTATION
On curves or at corners, lots can often be oriented in a different direction than those at mid-block. In these cases some lots can be non-rectangular and angled on the street.
Structures should be oriented so that a majority of primary living spaces receive direct sunlight for the daylight hours. In new projects, structures should be 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 structures. It also allows placement of different shapes and sizes of homes. On narrow lots, a variation of only 3 or 4 feet can make a perceptible difference.
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), as allowed in Planned Residential Development, lend themselves well to creation 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 cul-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.
K. WALLS
Walls and fences are an integral part of the streetscape.
1. Walls should be of plaster or smooth stucco finish or other approved masonry. They should be designed in a style, materials and color to complement the dwelling units to which they are attached.
2. Other materials may include wrought iron, tile insets or grillwork. The recommended choice for wrought iron is 1 inch pickets, at a maximum of 6 inch on center.
3. Both sides of all perimeter walls or fences should be architecturally
treated.
L. GARAGES
1. Garage door setbacks should allow driveway parking that keeps the sidewalk clear of vehicles.
2. Garages should have a single story mass at the front of the structures to provide an architectural transition in 2 story massing.
3. Angled garages are encouraged to break up the monotony of all garage doors being parallel to the street.
M. INFILL IN EXISTING NEIGHBORHOODS
To the extent possible, new single-family development in existing neighborhoods 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 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 2 immediately adjacent residences.
In cases where averaging between 2 adjacent existing residences is chosen, the new residence may be averaged in a stepping pattern between the setbacks of adjacent residences, or the new residence's entire frontage may be built on the average setback line.
2. New development in existing neighborhoods should incorporate distinctive architectural characteristics of surrounding development, 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 relationships 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.
N. GRADING
Development should relate to the natural surroundings and minimize grading by following the natural contours as much as possible. Graded slopes should be rounded and contoured to blend with the existing terrain. Significant natural vegetation should be retained and incorporated into the project whenever possible. Contact the City's Parks, Recreation and Community Services Department regarding requirements for a certified arborist report concerning existing vegetation.
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 environment. In general, the architecture should consider compatibility with surrounding character, including harmonious building style, form, size, color, material, and roofline. Individual dwelling units should be distinguishable from one another.
A. FACADE AND ROOF ARTICULATION
The articulation of facades and the massing of structures give them richness and scale. Long uninterrupted exterior walls should be avoided on all structures. All structure walls should have "relief" to create an interesting blend with landscaping, structures, 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 discouraged unless appropriate to the architectural style.
B. VARIED STRUCTURE DESIGN
Design of structures 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 should be accomplished. One design should not be repeated more frequently than each fourth house.
C. ATTACHED DWELLINGS
1. Single-family attached dwellings 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 traditional 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 a single-story appearance at the front of the building to allow a stepped-back architectural transition for two-story structures. Garages must be set back from the street sufficiently to allow driveway parking without overhanging the sidewalk.
D. SCALE
Form and scale should relate to the use of the structure as a single-family residence. Also, the scale of structures 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 structures 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 frequent changes in materials should be avoided. All structure elevations should be architecturally treated.
Materials tend to appear substantial and integral when material changes occur at changes in plane. Material or color changes at the outside corners of structures 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 should be finished to match the adjacent materials and/or colors.
G. EQUIPMENT SCREENING
Any equipment, whether on the roof, side of structure, 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. ANCILLARY STRUCTURES
The design of ancillary structures (guesthouses, cabanas, barns, storage sheds, etc.) should be architecturally compatible with the main structure through the use of walls/roofs/trellises, 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 ensure variety. The design of the garage door should relate to the particular architectural style selected.
5. MULTI-FAMILY SITE PLANNING
Multi-family and cluster housing because of their higher densities, tend to generate large parking areas and a decrease in private open space. If not properly designed, parking facilities can dominate the site and open spaces may be relegated to left over areas, not related to the structures or the people who live there. Residential developments surrounded by high walls, parking lots, and rows of carports along public streets are examples of 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 surrounding 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 ARTICULATION
Long, unbroken facades and box-like forms should be avoided. Building facades should be broken up to give the appearance of a collection of smaller structures. To the extent possible, each of the units should be individually recognizable. This can be accomplished with the use of balconies, setbacks and projections which help articulate individual dwelling units or collections of units, and by the pattern and rhythm of windows and doors.
B. CLUSTERING OF UNITS
Clustering of multi-family units should be a consistent site planning element. Structures composed of a series of simple yet varied planes assure compatibility and variety in overall building form.
The following design techniques should be considered and implemented whenever possible:
1. Varying front setbacks within same structure.
2. Staggered and jogged unit planes.
3. Use of reverse building plans to add variety.
4. Maximum of 2 adjacent units with identical wall and rooflines.
5. Variety of orientations to avoid the monotony of garage door corridors.
C. PROJECT 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.
D. ENTRY DRIVES
The principal vehicular access into a multi-family housing project should be through an entry drive rather than a parking drive. Colored, textured paving treatment at entry drives is encouraged, however, stamped concrete is not permitted within public street right-of-ways.
E. 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 parking drives or large, undivided parking lots are not desired. When cost considerations preclude parking within residential structures, dispersed parking courts are the desired alternative.
2. Parking drives, when located on the periphery of a project, isolate the development from its surroundings. Unless the new and existing 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.
F. PARKING COURTS
1. A parking court of any length should not consist of more than two double-loaded parking aisles (bays) 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 dwelling units or by a landscaped buffer not less than 30 feet wide.
G. PARKING DRIVES
1. There should be no more than an average of 10 spaces of uninterrupted 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.
H. GARAGES
1. Individual parking garages within residential structures should be enclosed behind garage doors.
2. Garages with parking aprons less than 20 feet in length should have automatic garage door openers and/or sectional roll-up doors.
I. CARPORTS
Where carports are utilized, they must follow the same criteria for spatial arrangement as parking courts (#F above). Carports may be incorporated with patio walls or used to define public and private open space, but incorporating carports into exterior project walls adjacent to streets is strongly discouraged. The ends of each cluster of carports should be landscaped.
J. 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.
K. OPEN SPACE
Residents of housing projects should have safe and efficient access to useable open space, whether public or private, for recreation and social activities. The design and orientation of these areas should take advantage of available sunlight and should be sheltered from the noise and traffic of adjacent streets or other 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.
L. PLANTED AREAS
All areas not covered by structured drives, parking or hardscape should be appropriately landscaped.
Landscaping is used to frame, soften, and embellish the quality of environment, to buffer units from noise or undesirable views, to break up large expanses of 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.
M. REFUSE STORAGE/DISPOSAL
Trash bins must be fully enclosed in accordance with City of San Bernardino Public Works Department Standards. Said enclosures should be softened with landscaping on their most visible sides whenever possible. Recommended locations include inside parking courts or at the end of parking bays. Locations should be conveniently accessible for trash collection and maintenance and should not block access drives during loading operations.
N. SUPPORT FACILITIES
Any support structures within multi-family residential projects such as laundry facilities, recreation buildings and sales/lease offices should be consistent in architectural design and form with the rest of the complex. Temporary sales offices should also be compatible with these guidelines.
O. 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 surrounding buildings. Mailbox locations must be approved by the U.S. Postal Service.
P. SITE GRADING
Site grading should recognize existing drainage patterns, and landforms while providing appropriate transition of architectural elements to grade. Site grading should also provide for an uninterrupted flow of vehicular and pedestrian traffic through the development. The plan should direct and 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.
Q. SECURITY
Multi-family should be designed to provide the maximum amount of security for residents and visitors. Parking areas should be well lit and located so as to be visible from residential units. Landscaping should be planned and maintained to provide views into open space areas.
6. MULTI-FAMILY ARCHITECTURE
There is no particular architecture "style" proposed for multi-family residential structures. The primary focus should be on constructing a high quality residential environment. The criteria presented here strive for this "quality" through descriptions and examples of appropriate building materials and architectural expression. In general, the design of multi-family developments should consider compatibility with the surrounding neighborhood. Often, such projects are developed adjacent to single family neighborhoods and measures should be taken to ensure 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 multi- family projects and these should be reviewed by the designer in conjunction with the following:
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. Secondary hipped or gabled roofs covering the entire mass of a building are preferable to mansard roofs or segments of pitched roof applied at the structure's edge. Extremely long structures, if they are appropriately articulated, may be acceptable; however, structures (including garages and carports) exceeding 150 feet in length are generally discouraged.
Structures containing three or more attached dwellings in a row should incorporate at least one of the following:
1. For each dwelling unit, at least 1 architectural projection not less than two feet from the wall plane and not less than four feet wide should be provided. Such projections should extend the full height of single story structures, at least 1/2 the height of a 2-story building, and 2/3 the height of a 3-story building.
2. A change in wall plane of at least three feet in depth for at least 12 feet in length for each two units should be provided.
B. SCALE
Because multi-family projects are usually taller than one story, their bulk can impose on surrounding uses. The scale of such projects should be considered within the context of their surroundings. Structures with greater height may require additional setbacks so as not to dominate the character of the neighborhood.
Large projects should be broken up into groups of structures. The use of single "mega-structures" is to be avoided.
C. MATERIALS
Materials selected for multi-family projects 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 within multi-family structures, 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 structures.
Common exterior balconies and corridors that provide access to units should not require circulation past adjacent unit windows and entries.
E. DWELLING UNIT ACCESS
The use of long, monotonous access balconies and corridors which provide access to five or more units should be avoided. Instead, access points to units should be clustered in groups of four or less. To the extent possible, the entrances to individual units should be plainly visible from nearby parking areas. The use of distinctive architectural elements and materials to denote prominent entrances is encouraged.
F. EXTERIOR STAIRS
Simple, clean, bold projections of stairways are encouraged to complement the architectural massing and form of the multi-family structure. Stairways should be of smooth stucco, plaster or wood, with accent trim of complementary colors. Thin-looking, open metal, prefabricated stairs are discouraged.
G. CARPORTS, GARAGES AND ACCESSORY STRUCTURES
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 structures of a development. Carports may utilize flat roofs but should not project above any exterior walls adjacent to streets. Prefabricated metal carports should not be used.
Where garages are utilized, doors should appear set into walls rather than flush with the exterior wall. Their design should be simple and unadorned.
H. GUTTERS AND DOWNSPOUTS
Gutters and downspouts should be concealed unless designed as a continuous architectural feature. Exposed gutters used as architectural features should be colored to match fascia or wall material. Exposed downspouts should be colored to match the surface to which they are attached unless copper is used.
Roof vents should be colored to match roofing materials or the dominant trim color of the structure.
I. SOLAR PANELS
Solar panels should be integrated into the roof design, flush with the roof slope. Frames should be colored to match roof colors. Natural aluminum finish is strongly discouraged. Any mechanical equipment should be enclosed and completely screened from view.
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 architecture and color of the adjacent structures.
K. ANTENNAS
All antennas should be placed in attics or building interiors. It is recommended that all new units be pre-wired to accommodate cable reception. Satellite dish antennas are specifically prohibited on roofs and should be considered early in the design process in terms of location and any required screening.
7. MULTI-FAMILY IN-FILL IN SINGLE FAMILY NEIGHBORHOOD
Efforts should be made to integrate new multi-family projects into existing neighborhoods so that they are compatible with adjacent structures and fit within the context of the existing neighborhood.
A. FRONT YARD SETBACKS
Front yard setbacks for new multi-family projects should 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 calculated on the next adjacent occupied property.
B. ARCHITECTURAL COMPATIBILITY
New multi-family development in existing neighborhoods should incorporate architectural characteristics and maintain the scale of existing structures on the property 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 multi-family developments should be designed to continue the on-site relationships of the original structure(s) and surrounding neighborhood. Site access should be taken from the adjacent alley whenever possible.
8. PRIVATE TENNIS COURT DESIGN GUIDELINES
Private tennis courts are subject to Development Permit review and should be constructed in the following manner:
1. Tennis courts should not encroach into the front and side setback or within 10 feet of rear property line.
2. There should be no more than 1 tennis court for each residential parcel of land. The review authority may approve additional tennis courts in multi-family developments in the RM, RMH, and RH zones.
3. Private tennis courts should not be used for commercial purposes, and shall be used only by the residents and their invited guests.
4. All tennis court fencing should not exceed 10 feet in height as measured from the court surface, and shall be screened from public view.
5. All tennis courts should be recessed four feet and shall be further screened with a combination of walls, berms or landscaping.
6. A plan for overhead court lighting shall be subject to Development Permit review.
7. Light standards should not exceed the following heights as measured from the court surface:
a. Eighteen feet with 4 poles on each side.
b. Twenty feet with 3 poles on each side.
8. All illumination fixtures shall be energy efficient and directed inward and away from adjoining properties and public rights-of-way.
9. Hours of lighting operation should be determined during permit review; in no instance should lighting be used after 11:00 P.M.