1. GENERAL
The following design guidelines are intended as a reference framework to assist property owners, developers and designers in understanding the City's goals and objectives for high quality development and rehabilitation within the MS (Main Street Overlay) zone. The guidelines are intended to complement the mandatory site development regulations contained in this section 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 the project designers.
Ord. MC-1393, 12-02-13
2. APPLICABILITY
The provisions of this section shall apply to all development within the MS zone. Any addition, remodeling, relocation, or construction requiring a building permit within the MS zone subject to review by the Development Review Committee shall adhere to these guidelines where applicable.
Unless there is compelling reason, these 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.
3. PRESERVATION OF TRADITIONAL DECORATION
Existing historic decoration should be preserved whenever possible. It reinforces the traditional character of the downtown and adds a richness of detail which is often irreplaceable at today's costs. At the same time, the details of the decoration lend a unique character to individual buildings and to the downtown as a whole.
Many times in the remodeling of storefronts, original decorative details are left partially intact as visual "leftovers" or simply covered with new construction. In future improvements, these forgotten details should not be wasted. If enough details remain, they should be restored as part of the original design. If only a few remain, they can be incorporated as design features in a new storefront. In either case, the design of any improvements should grow out of the remaining details and create a harmonious background which emphasizes them.
Existing building elements incompatible with the original facade design of the building should be removed. These include: overdone exterior embellishments and "modernized" facades, using such elements as metal grilles or rusticated materials. The facade will then be remodeled or restored to reflect its original appearance. The remodeling/ restoration will stress the conservation of the unique stylistic features of the original building.
4. SELECTION OF BUILDING MATERIALS
Contemporary materials which have characteristics similar to traditional materials can be appropriately used in facade rehabilitation. In general, they should have a smooth texture with a satin or flat finish and a color which enhances the traditional character of the facade. Their profile should be similar to the profile of the traditional material they replace. High gloss materials such as opaque glass and porcelain enamel should be used only within the storefront opening.
Materials such as cedar shakes, textured plywood, stone veneer, log paneling, stucco and plastic are not appropriate for use on traditional facades for three reasons. First, these materials often attempt to create a theme which conflicts with the traditional character of the downtown. Second, these materials are usually not of a quality - in terms of durability, finish and appearance - that is necessary to establish an image of quality and stability. Third, these materials often detract from the character of the storefront and the facade. They create a confused and cluttered appearance instead of reinforcing the traditional character of the facade.
5. WINDOW REPLACEMENT
If a window has deteriorated beyond repair or is missing, the replacement should match the original window. Replacement windows should always fill the entire window opening and duplicate the original patterns. For example, a double hung sash window should not be replaced by a single fixed pane of glass. Avoid the use of windows and shutters that are not in keeping with the style of the building.
6. DOOR REPLACEMENT
Traditionally, the entrance door was made of wood with a large glass panel. Every effort should be made to maintain and repair an original door, if possible.
Many original doors have been replaced by standard aluminum and glass commercial doors. Although lacking in historical character, they are generally unobtrusive. Aluminum doors and storefronts can be made more compatible by painting them a dark color. An exposed aluminum surface must be cleaned and prepared for a zinc chromate primer or metal primer, followed by appropriate finish coats as recommended by the primer manufacturer. New aluminum should be exposed to weather for at least two months before painting.
If a door is to be replaced, there are three basic options:
• Have a new door built with the same design and proportions of the original.
• Find a manufactured wooden or steel door that resembles the traditional store door.
• Use a standard aluminum commercial door with wide stiles and a dark anodized or baked enamel finish.
Do not use doors decorated with molding, cross bucks or window grills. These doors are more residential in character and can look out of place on commercial buildings.
7. REMOVAL OF EXISTING CANOPIES AND METAL AWNINGS
Canopies have a thin, insubstantial and "tacked on" appearance which is inconsistent with the concept for downtown San Bernardino. All canopies should be removed and, if appropriate, replaced with fabric awnings. Existing metal awnings should be removed and replaced with fabric awnings.
8. MODIFICATIONS OF INCONSISTENT SETBACKS
To strengthen the pedestrian environment in the downtown, buildings which are not "sidewalk adjacent" are encouraged to create pedestrian courtyards, plazas or seating areas with the space between the sidewalk and building wall.
9. DESIGN CONSIDERATION OF REAR ENTRANCE
In developing a rear entrance to a downtown structure, a number of opportunities must be considered. In general, the rear entrance must respond to the same needs as the storefront only at a reduced scale. These include identification signage, display, and a pleasant entry. In addition, it must also meet the service needs of the business as it has in the past. Since these two functions are often in conflict, the design of the rear entrance must be carefully planned. A particular concern is the storage and disposal of refuse. Trash cans, dumpsters, and other containers should be hidden from view whenever possible. Regular maintenance is of paramount importance.
The design of a rear entrance should be appropriate to its surroundings. The visual character of the rear facades, alleys, and parking lots is a relatively casual and utilitarian one, especially when compared to the more formal street facades. In this type of context, a refined or grand design can look out of place. The design should be pleasantly inviting, but simple in detail.
Any exterior plumbing, electrical lines, or other utilities on any facade in public view should be relocated or enclosed.
Unsightly electrical services entries should be relocated or rehabilitated.
10. INFILL CONSTRUCTION
The construction of new buildings along the traditional commercial street is a valid tool for downtown revitalization. It is extremely important, however, that these new buildings relate harmoniously with the older buildings which surround them. Since these buildings are often constructed on vacant lots, thus filling a "hole" in the street, they are called infill construction.
Visually, the design of an infill building, particularly its front facade, should be designed by repeating rhythms, cornice lines, window and door arrangement with the other facades on the street. It should "grow" out of them.
The new design should not, however, duplicate the design of neighboring facades. Rather, it should be a contemporary design influenced by its surroundings ... a blend of new and old. The infill facade should not pretend to be historic by using fake "historical" detail. Pseudo-Classical or Quasi-Mission elements are often used to blend a new building with older surroundings. This approach generally ends up only compromising what is authentically historic in the environment.
11. MOTOR STRUCTURE/DRIVE-UP BUILDING
A significant number of commercial structures built in the 1950s, 60s and 70s along auto oriented boulevards and commercial strips have found their way into the traditional pattern of San Bernardino's downtown development particularly along 5th and 6th Streets. In most cases, these buildings are either fast food restaurants, automobile service stations or the small strip commercial development.
These types of uses are usually set back from the street and neighboring buildings to allow for a visible parking area directly in front of the building. Large, freestanding pole signs often are placed near or at the front property line, so that identity of the business establishment can be recognized from great distances up and down the street. The shape of the entire building, as well as the applied architectural details, the type of building materials and the bold colors of the signage, are designed to attract the attention of people in fast-moving motor vehicles. Often the building possesses stylized roof and wall treatments in an effort to give the establishment a strong identity, and to stand it apart from surrounding uses.
The construction of additional motor structures and/or drive-up buildings in this zone is prohibited.