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 zones. The guidelines complement the mandatory site development regulations contained in this chapter by providing good examples of appropriate 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.
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 commercial development within the City, except within the downtown area, CR-2 zone, which is regulated by the Main Street Overlay zone, and the area located within the Paseo Las Placitas Specific Plan which is subject to the guidelines contained in Chapter 19.10, Special Purpose zones. (Reso 92-135 4/6/92.) Any addition, remodeling, relocation, or construction requiring a building permit within any commercial zone subject to review by the Development Review Committee shall adhere to these guidelines where applicable.
3. GENERAL DESIGN PRINCIPLES
A. DESIRABLE ELEMENTS OF PROJECT DESIGN
The most desirable qualities and design elements for commercial structures include:
1. Richness of surface and texture
2. Significant wall articulation (insets, canopies, wing walls, trellises)
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 sign program
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" structures
7. Mix of unrelated styles (i.e. rustic wood shingles and polished chrome)
8. Large, out of scale signs with flashy colors
9. Visible outdoor storage, loading, and equipment areas
10. Disjointed parking areas and confusing circulation patterns
4. SITE PLANNING
Placement of structures should consider the existing built context of 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. Structures should be sited in a manner that will complement the adjacent structures. Sites should be developed in a coordinated manner to provide order and diversity and avoid a jumbled, confused development.
B. Whenever possible, new structures should be clustered. This creates plazas or pedestrian malls and prevents long "barracks-like" rows of structures. When clustering is impractical, a visual link between separate structures should be established. This link can be accomplished through the use of an arcade system, trellis, or other open structure.
C. Locate structures and on-site circulation systems to minimize pedestrian/ vehicle conflicts where possible. Link structures to the public sidewalk where possible with textured paving, landscaping, and trellises.
D. Recognize the importance of spaces between structures as "outdoor rooms" on the site. Outdoor spaces should have clear, recognizable shapes that reflect careful planning and are not simply "left over" areas between structures. 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 structures 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 required.
G. Open space areas should be clustered into larger, predominant landscape 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.
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 conflicts with street traffic; pedestrian and vehicular conflicts; on-site circulation and service 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 1 site are encouraged.
D. Angled parking is preferred over 90° parking.
E. Parking areas shall be landscaped, receiving interior as well as perimeter treatment in accordance with the requirements of this Development Code.
F. Parking areas should be separated from structures by either a raised concrete walkway or landscaped strip, preferably both. Situations where parking spaces directly abut the structures should 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.
I. Whenever possible, locate site entries on side streets in order to minimize pedestrian/vehicular conflicts. When this is not possible, design the front site entry with appropriately patterned concrete or pavers to differentiate it from the sidewalks.
J. Parking access points, whether located on front or side streets should be located as far as possible from street intersections so that adequate stacking room is provided. The number of access points should be limited to the minimum amount necessary to provide adequate circulation.
K. Design parking areas so that pedestrians walk parallel to moving cars. Minimize the need for the pedestrian to cross parking aisles and landscape areas.
L. Frontage roads should be provided for large projects on major arterials whenever possible.
M. Parking areas and pedestrian walkways should be visible from structures to the greatest degree possible.
N. The parking area should be designed in a manner which links the structures to the street sidewalk system as an extension of the pedestrian environment. This can be accomplished by using design features such as walkways with enhanced paving, trellis structures, or a special 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 impact of large parking areas.
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-inch 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 street elevations may aid in obscuring views of automobiles while promoting views of architectural elements of the structures beyond.
6. LANDSCAPING
A. Landscaping for commercial uses should be used to define specific areas by helping to focus on entrances to buildings and parking lots, define the edges of various land uses, provide transition between neighboring properties (buffering), and provide screening for loading and equipment areas.
B. Landscaping should be in scale with adjacent structures and be of appropriate size at maturity to accomplish its intended purpose.
C. Landscaping around the entire base of structures is recommended to soften the edge between the parking lot and the structure. This should be accented at entrances to 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 lot, trees should be located in planters that are bounded on at least three sides by parking area paving.
E. Landscaping should be protected from vehicular and pedestrian encroachment by raised planting surfaces, depressed walks, or the use of curbs. Concrete mow-strips separating turf and shrub areas are required per the development regulations.
F. Vines and climbing plants integrated upon buildings, trellises, and perimeter garden walls are strongly encouraged. A few plants to consider for this purpose are: bougainvillea, grape ivy, and wisteria vines.
G. Use boxed and tubbed plants in clay or wood containers, especially for enhancement of sidewalk shops, plazas, and courtyards.
H. At maturity, trees should be able to be trimmed 10 feet above ground and shrubs should be maintained at a height of approximately three feet to provide adequate visibility.
7. WALLS AND FENCES
A. If not required for a specific screening or security purpose, walls should not be utilized within commercial areas. The intent is to keep the walls as 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 should be designed to blend with the site's architecture. Both sides of all perimeter walls or fences should be architecturally treated. Landscaping should be used in combination with such walls whenever possible.
C. 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 architecturally designed to prevent monotony. Landscape pockets should be provided.
8. SCREENING
A. Screening for outdoor storage should be a minimum of 6 feet and a maximum of 10 feet high. The height should be determined by the height of the material or equipment being screened. Chain link fencing with redwood or neutral colored slatting is an acceptable screening material for areas of any lot not 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 not permitted when visible from the public right-of-way.
C. Any outdoor equipment, whether on a roof, side of a structure, or on the ground, shall be appropriately screened from view. The method of screening shall be architecturally integrated with the adjacent structure in terms of materials, color, shape, and size. Where individual equipment is provided, a continuous screen is desirable.
9. ARCHITECTURAL DESIGN GUIDELINES
A. Heights of structures should relate to adjacent 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 structure.
C. Large buildings which give the appearance of "box-like" structures are generally unattractive and detract from the overall scale of most buildings. There are several ways to reduce the appearance of large scale, bulky structures.
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 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 features.
6. All structure elevations should be architecturally treated.
D. Scale, for purposes here, is the relationship between the size of the new structure and the size of adjoining permanent structures. It is also how the proposed building's size related to the size of a human being (human scale). Large scale building elements will appear imposing if they are situated in a visual environment which is predominantly smaller in scale.
1. Building scale can be reduced through the proper use of window patterns, structural bays, roof overhangs, siding, awnings, moldings, fixtures, and other details.
2. The scale of buildings should be carefully related to adjacent pedestrian areas (i.e. plazas, courtyards) and other structures.
3. Large dominating structures should be broken up by: 1) creating horizontal emphasis through the use of trim; 2) adding awnings, eaves, windows, or other architectural ornamentation; 3) use of combinations of complementary colors; and 4) landscape materials.
E. The use of standardized "corporate" architectural styles associated with chain-type restaurants is strongly discouraged.
F. Much of the existing color in the City is derived from the primary building's finish materials such as brick, wood, stucco, and terra cotta tile. Also dominant 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 new structures should be compatible with the colors of adjacent structures. An exception is where the colors of adjacent structures strongly diverge from these design guidelines.
3. Wherever possible, minimize the number of colors appearing on the structure's exterior. Small commercial structures should use no more than 3 colors.
4. Primary colors should only be used to accent elements, such as door and window frames and architectural details.
5. Architectural detailing should be painted to complement the façade and tie in with adjacent structures.
10. ROOFS
A. The roofline at the top of the structure should not run in continuous plane for more than 50 feet without offsetting or jogging the roof plane.
B. All roof top equipment shall be screened from public view by screening materials of the same nature as the structure's basic materials. Mechanical equipment should be located below the highest vertical element of the building.
C. The following roof materials should not be used:
1. Corrugated metal (standing rib metal roofs are permitted)
2. Highly reflective surfaces (copper roofs may be considered)
3. Illuminated roofing
11. AWNINGS
A. The use of awnings along a row of contiguous structures should be restricted to awnings of the same form and location. Color of the awnings should be consistent and a minimum eight-foot vertical clearance should be maintained.
B. Signs on awnings should be painted on and be limited 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 strongly discouraged. Canvas, treated canvas, matte finish vinyl, and fabric awnings are encouraged.
D. Internally lit awnings should not be used.
12. SIGNS
A. Every structure and commercial complex should be designed with a precise concept for adequate signing. Provisions for sign placement, sign scale in relationship with the building, and sign readability should be considered in developing the signing concept. All signing should 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 identification whenever possible. Where several tenants occupy the same 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. Each development site should be appropriately signed to give directions to loading and receiving areas, visitor parking and other special areas.
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, pathways, and working areas.
B. The design of light fixtures and their structural support should be architecturally compatible with the main structures on-site. Illuminators should be integrated within the architectural design of the structures.
C. As a security device, lighting should be adequate but not overly bright. All building entrances should be well lighted.
D. All lighting fixtures must be shielded to confine light spread within the site boundaries.
