HomeMy WebLinkAboutCVRC Agenda Packet 2006/03/09
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REDEVELOPMENT
CORPORATION
(HULA VISTA
BOARD OF DIRECTORS
Stephen C. Padilla, Chairman
Steve Castaneda
Patricia Chavez
Paul Desrochers
Chris Lewis
John McCann
Doug Paul
Jerry Rindone
Christopher Rooney
OFFICERS
David D. Rowlands, Jr., CEO
Maria Kachadoorian, CFO
Ann Moore, General Counsel
Dana M. Smith, Secretary
City Clerk
AGENDA
REGULAR MEETING OF THE
CHULA VISTA REDEVELOPMENT CORPORATION (CVRQ
Thursday, March 9, 2006, 6:00 p.m.
COUNCIL CHAMBERS
276 FOURTH AVENUE
CHULA VISTA, CA 91910
CALL TO ORDER
ROLL CALL
Board Members Castaneda, Chavez, Desrochers, Lewis,
McCann, Paul, Rindone, Rooney and Chairman Padilla.
PLEDGE OF ALLEGIANCE, MOMENT OF S.lLENCE
CONSENT CALEN DAR
(Item 1)
1. APPROVAL OF MINUTES - February 23,2006
PUBLIC COMMENTS
ACTION ITEMS
2. CONSIDERATION OF RECOMMENDATION TO
REDEVELOPMENT AGENCY FOR EXPENDITURE OF
REDEVELOPMENT AGENCY FUNDS
Municipal. Code Section 2.55.060(B) authorizes the CYRC to
make recommendations to the Redevelopment Agency on
approvals and agreements requiring the expenditure of funds.
On March 21, the Redevelopment Agency will be considering
an agreement with the California Statewide Communities
Development Authority to participate in 2006 in the
CRNERAF Loan Program created by the California
Redevelopment Association (CRA) for payments to the state's
Educational Revenue Augmentation Fund (ERAF).
2. Continued
Staff Recommendation: That the CVRC adopt the following resolution:
RESOLUTION OF THE CHULA VISTA REDEVELOPMENT CORPORATION
RECOMMENDING APPROVAL AND EXECUTION BY THE REDEVELOPMENT
AGENCY OF THE EDUCATIONAL REVENUE AUGMENTATION FUND (ERAF)
LOAN AGREEMENT AND ASSOCIATED DOCUMENTS WITH THE CALIFORNIA
STATEWIDE COMMUNITIES DEVELOPMENT AUTHORITY
3. REVIEW OF THE ROLES AND RESPONSIBILITIES OF THE CVRC FOR PROJECT
REVIEW
Summary overview of the functions and duties of the CVRC related to the review of
development projects, programs, and policies, including the responsibilities of the
Corporation, and the role of the Board of Directors as an independent support body to
the City Council and Redevelopment Agency.
Staff Recommendation: No formal action is required by the CVRC on this item.
4. OVERVIEW OF FIVE-YEAR REDEVELOPMENT STRATEGIC PLAN
Staff will present an overview of current efforts to-develop a Five Year Redevelopment
Strategic Plan for ultimate adoption by the Redevelopment Agency.
Staff Recommendation: No formal action is required by the CVRC on this item.
OTHER BUSINESS
5. CHIEF EXECUTIVE OFFICER'S REPORTS
a. Tentative agenda items for March and April 2006.
6. CHAIRMAN'S REPORTS
7. DIRECTORS' COMMENTS
ADJOURNMENT
The Chula Vista Redevelopment Corporation will adjourn to its next regularly scheduled
meeting on March 23, 2006, at 6:00 p.m., in the Council Chambers.
In compliance with the
AMERICANS WITH DISABILITIES ACT
The Chula Vista Redevelopment Corporation requests individuals who require special accommodations to
access, attend, and/or participate in a CVRC meeting, activity, or service request such accommodation at
least forty-eight hours in advance for meetings and five days for scheduled services and activities. Please
contact the Community Development Department for specific information at (619) 691.5047, or
Telecommunications Devices for the Deaf (TDD) at (619) 585.5655. California Relay Service is also
available for the hearing impaired.
Page 2 of 2
CVRC - Agenda - 03/09/06
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CORPORATION
CHULA VISTA
CVRC Board
Staff Report - Page 1
Item No. 2
DATE:
March 9, 2006
TO:
CVRC Board Directors
FROM:
Maria Kachadoorian, Chief Financial OfficerJ.~
SUBJECT:
Educational Revenue Augmentation Fund (ERAF) Loan Agreement
BACKGROUND
Municipal Code Section 2.55.060(B) authorizes the CVRC to make recommendations to
the Redevelopment Agency on approvals and agreements requiring the expenditure of
funds. On March 21, the Redevelopment Agency will be considering an agreement with
the California Statewide Communities Development Authority to participate in 2006 in the
CRNERAF Loan 'Program created by the California Redevelopment Association (CRA) for
payments to the state's Educational Revenue Augmentation Fund (ERAF). Staff is
recommending approval and execution of that agreement.
RECOMMEN DATION
Staff recommends that the Board:
1. Recommend approval and execution by the Redevelopment Agency of the ERAF
loan agreement with the California Statewide Communities Development
Authority.
DISCUSSION
In 1992, the State of California found itself in a serious deficit position. To meet its
obligations to fund education at specified levels under Proposition 98, the state enacted
legislation that shifted partial financial responsibility for funding education to local
government (cities, counties and special districts). The state did this by instructing county
auditors to shift the allocation of local property tax revenues from local government to the
Educational Revenue Augmentation Fund (ERAF) and directing that specified amounts of
city, county and other local agency property taxes be deposited into these funds to
support schools.
In fiscal year 2005-06, the impact of the ERAF shift is $7.2 billion from cities, counties and
special districts. Since their inception, the ERAF shifts have deprived local governments of
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Staff Report - Item No.2
Page 2
over $58 billion. Counties have borne some 73 percent of this shift; cities have borne 16
percent.
As part of the effort to balance the 2005/2006 Budget of the State of California,
redevelopment agencies are again obligated to make payments totaling $250 million to
ERAF. This is the second year that such payments will be required. Individual (ERAF)
payments were determined based on the Agency's tax increment as a proportion of total
tax increment of all agencies throughout the State. The Agency's 2005/2006 ERAF
obligation is $900,367. Payments are due to the County Auditor on May 10, 2006.
The magnitude of the ERAF payment imposes a significant burden on the Agency's cash
flow. As part of the legislation mandating the payment, the California Redevelopment
Association (CRA) created the CRAlERAF Loan Program, which allows agencies to spread
the payment over the next 10 years. The Agency participated in this program in 2005 and
is proposing to participate again in 2006. Under this year's program, the Agency's total
borrowing would not exceed $1,100,000. This includes estimated cost of issuance of
approximately $8,109. The average interest rate is 5.6% and the average annual debt
service will be approximately $124,926. The total principal and interest payments over
the ten-year term are estimated at $1,249,258.
By participating in the Loan Program, the Agency will be able to improve its cash flow by
spreading the payment over time. This would also avoid a loan from the General Fund to
the Agency to meet its ERAF obligation. By pooling loan requests from several
redevelopment agencies in the State and by using standardized documents and processing
procedures, the cost of this program will be kept low for the Agency's benefit.
ATTACHMENTS
A - Draft Joint City Council/Redevelopment Agency Staff Report and Resolution
scheduled for the March 21, 2006 Joint City Council/Redevelopment Agency
meeting
PREPARED BY: Phillip Davis, Assistant Director of Finance
J:\COMMDEVlCVRClCVRC MeetingslStaffRepnrts\2D06\03-09-06\ERAF-kl.doc
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ATTACHMENT A
Item #2
JOINT CITY COUNCIUREDEVElOPMENT AGENCY
ITEM
MEETING DATE March 21. 2006
ITEM TITLE:
RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF CHULA VISTA APPROVING THE BORROWING
OF FUNDS BY THE REDEVELOPMENT AGENCY OF THE
CITY OF CHULA VISTA FROM CALIFORNIA STATEWIDE
COMMUNITIES DEVELOPMENT AUTHORITY AND
PROVIDING OTHER MATTERS RELATING THERETO
RESOLUTION OF THE REDEVELOPMENT
AGENCY OF THE CITY OF CHULA VISTA AUTHORIZING
AND DIRECTING EXECUTION OF LOAN AGREEMENT
RELATING TO THE ISSUANCE OF CERTAIN BONDS BY
THE CALIFORNIA STATEWIDE. COMMUNITIES
DEVELOPMENT AUTHORITY, APPROVING OFFICIAL
STATEMENT RELATING TO SUCH BONDS AND
AUTHORIZING AND APPROVING OTHER MATTERS
RELATING THERETO
SUBMITTED BY: Director of FinancefTreasurer (4/5ths Vote:Yes_No..1L)
REVIEWED BY: Executive Director
RECOMMENDATION: That the:
City: Adopt the resolution approving the Borrowing of Funds by the
Redevelopment Agency from Califomia Statewide Communities
Development Authority and Providing Other Matters Property Relating
Thereto
Agency: Adopt the resolution authorizing and directing the execution
of loan agreement relating to the issuance of certain bonds by the
Califomia Statewide Communities Development Authority, approving
official statement relating to such bonds and authorizing and approving
other matters related thereto
Agency: Authorize the Mayor to execute any and all documents and
agreements on behalf of the Agency necessary to administer and
implement the Agreement.
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ATTACHMENT A
Item #2
BOARDS/COMMISSION RECOMMENDATION: Not Applicable.
As part of the effort to balance the 200512006 Budget of the State of California,
redevelopment agencies are again obligated to make payments totaling $250
million to the Educational Revenue Augmentation Fund (ERAF). This is the
second, but is expected to be the last, year that such payments will be required.
Individual (ERAF) payments were determined based on the Agency's tax
increment as a proportion of total tax increment of all agencies throughout the
State. The Agency's 2005/2006 ERAF obligation is 900,367. Payments are due
on May 10, 2006 for the FY 200512006 ERAF obligation.
As part of the legislation that mandated the payment, the California
Redevelopment Association (CRA) created the CRAlERAF Loan Program, which
allows agencies to spread the payment over the next 10 years. The Agency
participated in this program in 2005 and is proposing to participate again in 2006.
Under this year's program, the Agency's total borrowing would not exceed
$1,100,000. Annual payments are not anticipated to exceed 17% of the
Agency's ERAF obligation or approximately $153,062.
DISCUSSION:
According to the authorizing statute (AB 2115, Chapter 610) the loan is payable
from any available funds of the Agency not otherwise obligated for either uses.
The obligation to repay the loan is an unsecured obligation of the Agency, not an
obligation of any particular project area. There is no specific pledge of tax
increment. The obligation to repay the loan is therefore subordinate to all
existing and future obligations of the Agency, but will be secured on parity with
the 2005 ERAF Loan by a first lien on the City's property taxes. Under this law, if
the agency fails to make a scheduled payment on the loan, the County Auditor
will be directed to transfer the first available property tax revenues of the City to
make the payment. AB 2115 establishes an ability to create a line on the
property tax revenues of the sponsoring agency, which in this case is the City of
Chula Vista. This lien is created upon establishing the loan. Therefore, the City
must adopt a resolution approving the Agency's participation in this loan
program.
As in 2005, Califomia Communities will be the issuing authority for the 2006
CRAlERAF Loan Program. California Communities will again pool the ERAF
obligations of all participating agencies, resulting in a more cost effective
financing prograrn. The Agency will enter into another loan agreement with
California Communities. The Agency will only be responsible for its share of the
California Communities bonds if the proposal is approved. The bonds issued
through California Communities will be taxable inasmuch as the proceeds will
ultimately be used by school districts to cover operating costs. The financing
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ATTACHMENT A
Item #2
approach, as crafted under this authorizing stature, is anticipated to result in a
highly rated and cost effective financing program.
FISCAL IMPACT: Participating in the Loan Program, the Agency will be able to
improve its cash flow by spreading the payment over time. This would also avoid
a loan from the General Fund of approximately $568,070 to the BayfrontlTCI
project area to meet its ERAF obligation.
The Agency's total borrowing would not exceed $1,100,000. This includes
estimated cost of issuance of approximately $8,109. The average interest rate is
5.6% fixed rate with an average annual debt service will be approximately
$124,926. The total principal and interest payments over the ten-year term are
estimated at $1,249,258.
By pooling loan requests from several redevelopment agencies in the State and
by using standardized documents and processing procedures, the cost of this
program will be kept low for the Agency's benefit.
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CYRC RESOLUTION NO.
RESOLUTION OF THE CHULA VISTA REDEVELOPMENT
CORPORATION RECOMMENDING APPROVAL AND
EXECUTION BY THE REDEVELOPMENT AGENCY OF THE
EDUCATIONAL REVENUE AUGMENTATION FUND (ERAF)
LOAN AGREEMENT AND ASSOCIATED DOCUMENTS WITH
THE CALIFORNIA STATEWIDE COMMUNITIES
DEVELOPMENT AUTHORITY
WHEREAS, Municipal Code Section 2.55.060(B) authorizes the Chula Vista
Redevelopment Corporation (CYRC) to make recommendations to the Redevelopment Agency
(Agency) on approvals and agreements requiring the expenditure offunds; and
WHEREAS, on March 21, 2006, the Agency will be considering an agreement with the
California Statewide Communities Development Authority to participate in 2006 in the CRA/ERAF
Loan Program created by the California Redevelopment Association (CRA) for payments to the
state's Educational Revenue Augmentation Funds (ERAF); and
WHEREAS, as part of the effort to balance the 2005/2006 Budget of the State of California,
redevelopment agencies are obligated to make payments totaling $250 million to ERAF; and
WHEREAS, this is the second year that such payments will be required; and
WHEREAS, the magnitude of the ERAF payment imposes a significant burden on the
Agency's cash flow; and
WHEREAS, as part of the legislation mandating the payment, the CRA created the
CRA/ERAF Loan Program allowing agencies to spread the payment over the next 10 years; and
WHEREAS, the Agency participated in this program in 2005; and
WHEREAS, by participating in the Loan Program, the Agency will be able to improve its
cash flow by spreading the payment over time; and
WHEREAS, by pooling loan requests from several redevelopment agencies in the State and
by using standardized documents and processing procedures, the cost of this program will be kept
low for the Agency's benefit.
NOW, THEREFORE, BE IT RESOLVED that the Chula Vista Redevelopment Corporation
does hereby recommend approval and execution by the Redevelopment Agency of the ERAF loan
agreement with the California Statewide Communities Development Authority.
Presented by:
Approved as to form by
~/4r~
Ann oore
Ge I Counsel
Dana M. Smith
Assistant City Manager/Director of
Community Development
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CORPORATION
CHULA. VISTA
CVRC Board
Staff Report - Page 1
Item No. 3
DATE:
March 9, 2006
FROM:
CVRC Board Directors
~* ~(17I1\7
Dana M. Smith, secre~ .
David D. Rowlands, I.:'Chief Executive Officer
TO:
VIA:
SUBJECT:
Review of the Roles and Responsibilities of the CVRC
The following informational report provides a summary overview of the functions and
duties of the CVRC related to the review of development projects, programs, and polices,
including the responsibilities of the Corporation and the role of the Board of Directors.
This report is for discussion purposes only and is intended to engage the Board in high-
level dialogue to set the stage for developing strategies, methods, and frameworks for
processing future projects, including a formal project review process and a model for
public input and participation. As an informational report, no formal action is required by
the Board on this Agenda Item.
BACKGROUND
For more than two years, the City of Chula Vista worked with the Urban Development
Committee (U DC), local leaders, stakeholders, and community groups to develop a
framework for the formation and establishment of the Chula Vista Redevelopment
Corporation. The creation of the CVRC is an important milestone in the City's efforts to
facilitate the re-planning and revitalization of western Chula Vista. The CVRC provides the
City and the public an important, independent forum and decision-making body solely
dedicated to planning and redevelopment activities within the City's redevelopment
project areas (Attachment A). By consolidating the functions and duties of the Design
Review Committee (DRC), Resource Conservation Commission (RCC), Planning
Commission, and Redevelopment Agency into a single review body, the CVRC provides
continuity, consistency, and clarity for development activities within redevelopment
project areas. The technical depth and professional expertise of the nine-member CVRC
Board also supports well-informed, balanced decisions to ensure development projects of
the highest quality in Chula Vista.
This report is an extension of the May 24, 2005 Joint City Council/Redevelopment Agency
Agenda Statement and outlines in greater detail the various functions and responsibilities
of the DRC, RCC, Planning Commission, and Agency that will be assumed by the CVRe.
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Staff Report - Item No.3
Page 2
It also begins a discussion about how these critical functions interrelate and should be
carried out to create a clear, understandable development process that provides
opportunities for civic engagement consistent with the following CVRC Principles of Public
Participation (adopted by the City Council on May 24,2005):
r::> Early and often
r::> Open, inclusive, and accessible
r::> Educational and informative
RECOMMEN DATION
Staff recommends that the Board:
1. Receive and file this report.
2. Direct staff to return in March and April with comprehensive staff reports on:
a. Alternative processes and procedures for CVRC review and consideration
of development projects, including financial review, design review,
resource conservation, and land use.
b. Alternative strategies and methods of public input and participation in
the CVRC process.
DISCUSSION
The CVRC will set the tone for how redevelopment occurs through the decision-making
processes it establishes. An understanding of the roles and responsibilities of the CVRC is
fundamental in shaping a process that clearly distinguishes what types of projects the
CVRC will review, how those projects are reviewed and analyzed, and the importance of
on-going public participation. The following sections of this report provide an overview of
the various functions of the various commissions and committees that have been delegated
to the CVRC Board and outline the development application process as it exists today.
. REDEVELOPMENT AGENCY
The goal of the Redevelopment Agency is to create a vital community through the
establishment of collaborative publidprivate partnerships. This requires a strategic focus
on creating economic vitality, market confidence, vibrant environments, robust commerce,
and a sense of community. The CVRC can provide that focus through its unique and
independent forum, and by making final decisions and advisory recommendations to the
Agency on plans, policies, and agreements, as shown in the chart below. It is important
to note that certain fiduciary responsibilities or statutory authorities of the Agency are non-
delegable functions that the CVRC cannot make independent and final decisions on. For
those items, the CVRC serves in an advisory capacity to the Agency.
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Staff Report - Item No.3
Page 3
REDEVELOPMENT
FUNCTIONS
DECISIONS RECOMMENDATIONS
CYRC shall assume and carry out
planning and redevelopment functions of
the Redevelopment Agency with respect
to the following items (CVMC
!j2.55.060(B)):
. Exclusive negotiating agreements
. Replacement housing plans
. Loans and expenditures involving
CVRC funds
CVRC shall review and make
recommendations to the Redevelopment
Agency on the following legislative
(CYMC !j2.55.060(AII and/or fiduciary
(Bylaws) items:
. Disposition and development
agreements
. Owner participation agreements
. Purchase and sale agreements
. Eminent domain
. Redevelopment plans and
implementation plans
. Relocation plans
. Financial transactions not involving
CYRC funds (such as issuance of tax
increment bonds)
PLANNING COMMISSION
The purpose of the Planning Commission is to enhance the quality of life in the
community by planning for sound infrastructure, public services, .protection of the
environment, and promotion of high quality social and economic growth. The
Commission evaluates major land use proposals; conducts public hearings on significant
planning, zoning, and land subdivision matters; and recommends actions and policies to
the City Council. The Planning Commission plays an important role in land use decisions,
including certain state-mandated functions of the Commission that are non-delegable to
the CVRe. The administrative and quasi-judicial functions of the Planning Commission
that are delegable to the CVRC are listed below under "DECISIONS." The following chart
illustrates a sample list of planning functions that have been assigned to the CVRC for final
decisions and advisory recommendations to the City Council.
DECISIONS RECOMMENDATIONS
PLANNING
FUNCTIONS
CVRC shall assume and carry out the
planning functions of the Planning
Commission within redevelopment areas
with respect to the following
administrative and quasi-judicial items
(!j2.55.050(B)):
. Variances
. Conditional use permits
. Lot line adjustments
. Historical permits
. Other administrative and quasi-
iudicial nlanninll items
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CYRC shall review and make
recommendations to the City Council
with i n redevelopment areas on the
following legislative items.
(!j2.55.050(A)):
. General plan, specific plans, general
development plans, precise plans, and
sectional planning areas
. Local coastal plan
. Zoning regulations
. Planning-related development
agreements
Staff Report - Item No.3
Page 4
DECISIONS RECOMMENDATIONS
. Environmental documents or
exemptions for the above
. Environmental documents or
exemptions for the above
*/n addition to recommendation by the
Planning Commission
DESIGN REVIEW COMMITTEE
The role of the Design Review Committee (DRC) is to ensure that development is orderly,
of high quality, and consistent with city-approved design guidelines. The primary function
of the DRC is to review projects for aesthetics and the exterior design of buildings,
including landscaping and architecture. The CVRC will playa critical role in ensuring that
development projects are consistent with the City's vision for urban Chula Vista and are of
highest quality and community benefit. The basis for this review and consideration is the
City's Design Manual, adopted on September 6, 1994 (Attachment B), and other design
guidelines contained with applicable specific plans (e.g., Auto Park Specific Plan, the
pending Urban Core Specific Plan). In accordance with the Manual and guidelines, the
review process includes site plans, elevations, signs, landscape areas, and materials.
The following chart reflects the purpose of the Design Review Committee and provides a
general list of functions that the CVRC will assume within redevelopment project areas:
RECOMMENDATIONS
DESIGN REVIEW CVRC shall review and make recommendations to the City
FUNCTIONS Council and/or Redevelopment Agency on the following
Design Review Committee functions within redevelopment
areas (92.55.080):
. Plans for the establishment, location, expansion or
alteration of uses or structures in all R-3 zones,
commercial and industrial zones and within
redevelopment project area boundaries
. Plans for the establishment, location, expansion or
alteration of multiple-family dwelling uses, major use
permits and commercial or industrial projects or structures
located within the 1985 Montgomery annexation area,
and governed by Chapter 19.70 CVMC
. Site plans, landscaping and the exterior design of
buildings for consistency with city-approved design
guidelines
. Appeals filed to contest sign design rulings of the zoning
administrator
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Staff Report - Item No.3
Page 5
RESOURCE CONSER VA nON COMMISSION
The Resource Conservation Commission (RCC) provides recommendations to the City
Council in the areas of energy conservation, resource recovery, environmental quality,
historic and prehistoric site protection. The RCC also makes recommendations on the
adequacy of environmental documents prepared under the California Environmental
Quality Act. The RCC studies legislation and issues regarding the environment, and works
with other agencies and citizen groups to provide the City Council with information on
natural resources, energy conservation, and historical sites. These roles and
responsibilities are complementary to the CVRe's redevelopment, planning, and design
review functions and will be important to the City's conservation goals and policies.
The following is a general list of the Resource Conservation Commission functions that the
CVRC will assume within redevelopment project areas.
RECOMMENDATIONS
HISTORIC
PRESERVATION
CVRC shall review and make recommendations to the City Council
and/or Redevelopment Agency on the following Resource
Conservation Commission functions within redevelopment areas
(~2.SS.070):
. Assessment of the goals, policies, procedures and regulations of
the City in relation to resource conservation
. Review of all proposed energy or resource conservation or
recovery policies, programs or regulations
. Inspect any site which the Commission believes could meet the
criteria for a historical site
. Explore means for the protection, retention and preservation of
any historical site, including but not limited to, appropriate
legislation and financing
. Provide direction to staff for the preparation and maintenance of
a register of all designated historical sites
. Coordinate its activities with the county, state and federal
government as appropriate
. Recommend to the City Council designation of any site, which it
has found to meet the criteria as a historical site
. Review all CEQA environmental documents and make
recommendations on adequacy
RESOURCE
CONSERVATION
FUNCTIONS
ENERGY
CONSERVATON
& RESOURCE
RECOVERY
ENVIRONMENTAL
QUALITY
PROJECT REVIEW
Each of the functions of the Planning Commission, DRC, RCC, and Redevelopment
Agency (RDA) play an important role in the City's goals to promote revitalization and high-
quality development. It is not only important for the CVRC Board to understand what
these functions are, but also understand how they interact or should interact. The City's
development application process, prior to formation of the CVRC, is illustrated in the
following flowchart.
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Staff Report - Item No.3
Page 6
The next flowchart illustrates the development application process as it functionally exists
today under the CVRC within redevelopment project areas.
At the CVRC's March 23, 2006 Regular Meeting, staff will be presenting a report with
alternatives and recommendations for creating a CVRC review process for Box #3 (above).
At that time, staff will ask the Board to adopt a CVRC review process that supports the
goals of redevelopment while providing opportunities for public input and participation.
The CVRC should consider the integration of the procedural steps above into a more
streamlined process wherever possible, with the goal to create the most thorough, but
efficient and timely, project review process possible. As discussed by the Board at the
February 23, 2006 Regular Meeting, this could include the use of smaller technical
advisory committees to work with staff and developers on project details, and to make
recommendations to the full Board.
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Staff Report - Item No.3
Page 7
PUBLIC INPUT AND PARTICIPATION
In crafting a CVRC project review process, the Board will also need to consider when and
how public input and participation should occur in the process. The importance of this
step in the process was strongly emphasized by the Board at its inaugural kickoff meeting.
On May 24, 2005 staff presented an extensive report on public participation strategies for
the CVRC, including guiding principles and a conceptual framework for participation. The
Council adopted the CVRC Principles of Public Participation as formal policy statements
and directed staff to prepare a comprehensive recommendation package on a formal CVRC
public participation process for final review and consideration by the full nine-member
Board of Directors.
Staff is currently in the process of contracting with a consultant, the Institute for Local
Government (ILG), to work with the Council, staff, and the public on a civic engagement
program for the City of Chula Vista. The consultant's scope of work includes community
and stakeholder interviews and data gathering, an assessment of the existing public
involvement opportunities, analysis of alternative methods for greater public engagement
(we expect the consultants to examine a broad range of tools and structures that expands
the access of the public to city decision-making), and a recommended public involvement
and education plan. ILG, a nonprofit research arm of the League of California Cities,
would begin work April 1, and conclude at the end of September. During the process of
developing this citywide public involvement plan, the consultant will be available to
advise and support staff and the CVRC Board on the development and adoption of a formal
public participation process consistent with the goals of the council policy of early and
often public input.
Staff will be returning in April with subsequent reports that will discuss how the public
involvement process, both formal and informal, is critical to the CVRC's project review
process, policy determinations, and long range planning efforts. Staff will provide public
input/dialogue alternatives and recommendations for discussion and action by the Board.
CONCLUSIONS & NEXT STEPS
Your Board will be making several important procedural decisions over the next few
months. These actions will set the precedent for the future work of the CVRC and build
capacity for high performance as an efficient and effective organization. At the Board's
next meeting on March 23, staff will be presenting a comprehensive report with
alternatives and recommendations on a formal CVRC project review process. The project
review process will set the stage for the Board's review and consideration of alternative
strategies for public input and participation within the CVRC project review process. Staff
will be presenting staff reports and a comprehensive recommendation package on public
participation in April.
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Staff Report - Item No.3
Page 8
ATTACHMENTS
A. Map of Redevelopment Project Areas
B. Design Guidelines
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CITY OF CIIULA. VJSTA
ATTACHMfNT B -Item 13
-- . '-' "
Design Manual
Prepared by the City of-Chula Vista Pl8IIDing Department
Adopted by City COUDdI Resolution No. 17647 on September 6,1994
City Council
Tim Nader, Mayor
Shirley Horton, Vice Mayor
t-nllrd M. Moore
Jerry R. Rindone
Robert P. Fox
3-10
ACKNOwr Jmo;j.uIENTS
DESIGN MANUAL ADVISORY COMku U;a!;
Barbara Gilman, Chair
Father lohn G. Proctor,lr., VICe Clair
1_ Algert -
Raben Coffee
Patty Davis
Roy Dixon
- 1. C. Rodriguez
Art Sellgren
Frmk Taramino
DESIGN REVIEW COMl\l.ullU<
MicbaeI S~n. Chair
1. C. R.odriguez, Vice Chair
Richard DII"""'"onu
Puricia Kelly
DID Way
ECONOMIC DEVELOPMENT COMMISSION
William C. TlJcbscher n, awr
Ty Compton, Vice awr
Patty Davis
Liz Lebrom:
Brem: Patrick
Charles Perer -
Don Reed
EX OFFICIO
Ken Clark
Glen Lewis
lohn MUDCh
LeoIlU11 M. Moore
Art Sellgren
Charles SutherlBDd
PLANNING COMMISSION
William C. Tncl.>-""'htor n, Chair
lohn C. Ray, Vice Chair
Susan Fuller
Thomas A. Martin
lohn S. Moot
Mary C. Salas
Frmk Tarantino
,
.
3-11
TABLE OF CONTENTS
INTRODUCI'lON ...'........'............ '. . . . . . . . . . . . . . . . . . . . . . . " i
SMALL-LOT SINGLE FAMILY ...................................... 1-1
SITE PLANNING ........................................... I~1
GradiDa . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . I-I
StrIets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-2
Opea space . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . .. . . . . 1-3
I.- .............................................................................................. I~
BaDIIiDI pI..~._.,t . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-4
SIte -&- . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-6
PrI'fIIC)' .........:................................... 1-6
GIInItes IIDd JIIII'IdaI .................... ~ . '. . . . . . . . . . . . . . 1-6
WaDs IIDd leac:es ....................................... 1-7 "
ARCHITECTURE ......................................,.,... 1-8
C-p-HhUity ............................,...,....,... 1-8
Selle . ~ . . . . . . . . . , . . . . . . . . , . . . . . . . . . . . . . . . . . '. . . . . . . . . 1-8
Varied ~IV' ...".",.....,...,........,..,...,.,..".., 1-1
Faadeand roofartic:ulatioli, , . . , , . . , . . . , , " . . , . , . " . . .: ,',', ",1"9 ,c'
o . . _ >- ..,~.. '.."
AH.lcbed dwell' c ' "" l'Ii"
~~ .. ~. ~.. .. . .. .. .. .. .. .. .. . .. .. .. .," .. .. .. "." .. .. .. ~ .. .. .. .. "." .. .. ~ -. .. -, 'II'
'Additioqs '. . . . , . ", . , , . . . . . . . . . . , . . . '. . . . . . . . . . . .., . . . . , , .1-10
Colors IIDd materials . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . .1-11
Fm...t&..&a .......,.......,.......,.........,...,... .1-11
Garap_~. .:......,............................... .1-11
Gutters, dowaspouts IIDd ~ . . . . . . , . . . . . . . . . . . . . . . . . , . . . . .1-12
Eq. 'I '112
m.........t KI"""'" ftl ..........................................................................
LANDSCAPING . . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1-12
MULTIPLE FAMILY. . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . , . . . . . n-l
SITE PLANNING ......................................,.... n-l
GradIa, IIDd cIraiaap . . . . . . . , . . . . . . . . . . . , . . . . . . . . . . . . . . . . n-l
COIIIpIItI'bility .... '. . . . . . . . . . . . . . . . . . . ", : . . . . . . . . . . . . . . . n-2
CIusteriDi ....,.......,.....,.,...........,.......... n-3
Opea space . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . n-3 ~
V~;....I!I. access IIDd drc:uJation ............................. n-s
Site eatries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . n-s
Parkiaa . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .'. . . . . . , . . . . . n-s
Pedestrian drc:uJation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . , . n'-6
WaDs IIDd feac:es ...............,...,.................. '. n-7
A....nl!lry structures ................................,.... n-7
PrI...:y .......................................,..... n-8
Security IIDd 11""""1 . . .:. . . . . . . ; . . . . . . " . . . . . . , , . . . . , . . . . . . n-8
: 3-12
TABLE OF CONTENTS
Tnsb
ReCJdiaI
MaiIbous
.11-8
.11-9
11-10
ARCHITECTURE
O_upaHh'"tJ
Scale......
BaDdIat. facade and root.......,.......
Mated8ll1111d colan
BaDdIai ~a.
F...~......
Carports, ...... and ...... Illy Itrudures
...........~. po...h... and pIIdaI
. .
11-10
11-10
11-11
11-11
11-13
11-13
11-13
11-14
11-14
11-14
II-IS
II-IS
Stwh. "faI- .. .. .. .. .. .. .. .. .. .. .. .. ..
G~... cIowDsp6ub and ftIds
M.......~ and utility equlr'-'(
LANDSCAPING
.................................... ..
.............................. ..
. . " . . . II-IS
COMMERCIAL~STI11JTUIONAL)
.~'.i-~
.....;........ .................. ...
.ID-1
..
."J.;.M"
,..
SrrE'ft.ANNING
GradIq . .
CompatibDity "
'.BuD", pi" et..........
V~bJrnl- ....... and drrn1atlnn
Site ~a.
ParIdut
h"e Irlaa drrn'atInn
. ~ ".
~.
mol
m-1
m-2
m-2
m-3
m-4
m-s
m-6
m-6
m-7
m-7
m-8
"m-8
...... ..
. .
".
Sa A.-.I...
~I
Tnsb
ltecJdiaI
Cart ItcIn&e
.'
,
ARCHITECTURE
C.....~Dity
. .
m-8
m-8
m-8
m-9
.m-10
.m-10
.m-10
.m-ll
.m-12
.m-12
'. .
Scale......
JIuildiq, facade and root ....1.....
F- ....... .. . . . . . .
Ot_h-ds and awuJap
Materials and colon . .
M....h.n...... and utility equi~
Gutters, dowuspouts and ftIIts
IJcbtiaI . ... . . .. . . . . . . . . .
.
.".
'.
3-13
Tj.1I1.1r. OF CONTENTS
Sips . . . . . . . . . . . . . . . . . . . . . . . . . .- . . . . . . . . . . . . . . . . . . . .m..12
LANDSCAPING . . . . . . . . . . . . . . . . . . . . . . . . . . . . , ~ . . . . . . ... . . . . .m-13
INDUSTRIAL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-I
SITE PLANNING .......................................... IV-I
GI'd.t . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-I
c....\r~ ........................................ IV-3
....... "'''''''p ele- ". IV 3
~ -"II!III . ~-- .................................... -
~ pl. eo....,..! . . . . '.' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-3
V~""I.r ~ IIDII drrnlottlmt .' . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-4
SIte -~b . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-5
Paokh.c ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-S..
~"'-+iaa drrnl!ltlnn . . . . . . . . . . . . . . : . . . . . . : . . . . . . . . . . . . . IV-6
1.~ . . . . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-7
Walls IIDIIICI-~. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-'
TJ'IISb ............................................. IV-8
Rec:ydiag . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... _ IV-9
ARCHITECTURE ....... -".. '....... 0" ..... ... .. .... . ....,. ...... 1V-9:
'~';I...Ai'hiIity. . . . . . . . . . . . .- . . . . . . . . . :"'~'~~' ;~_ ",__."." ';;a,:';'~. >ft":::w' ,.".. . . . IV:.9
Scale . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-9
BuD.... facade and roof articuIatioa ....................... IV-IO
F- L..tiuu ......,................................. IV-IO
Materials and colon . , . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . .. IV-IO
M-h.n1cal and utility equiplL"'nl .......................... IV-ll
. I...,....... .'. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . '.' . . . . .. IV-13
Sips . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .'. : IV-13
~~G . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. IV-I~
SIGN DESIGN GUIDELINES ........................................ V-I
Sip c:oacept . . . . . . . . . . . . . . . . . . . . . . . . . .:. . . . . . . . . . . . . . . . V-I
C-pMlhWty .......................................... V-2
plM-'-''''Ii ........................................... V-2
Size and sbape ........................................ V-3
Copy.......................... . ...................... .V-3
Colors and DUJteriaJs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V-4
1 JIbtia . V A
.............................. " ....... .......; ....
3-14
1NTR000000N
THE DESIGN MANUAL
The Design Manua1 provides guid..1i...... to assist the city and the developmem conuwmity to achieve
a high quality of aestbetic and flmctional design. The guidelines are applied in conjunction with
dcve1o~ m"".rrJs in imp~." the city's design review PJ'Oo=$. Although these guid~li__ are
exp.;..tI:;d to be followed, tbcy are .eo:..4I and may be interpreted with some flexJ.bility in order to
encourage c:reaDvity on the pan of project tI-iJ7"""S.
Design review is i""""'ec:I to achieve orderly and attractive developmem, to proll:..1 and enh.~ the
city's UDiquc c:baractcr and users, and to ensure the stability and growth of public and private
investmcm in land and impro,,~...~.,I~. The purpose of tbese JlI.Ii"", is to promote developmcm
which respecb the physical and envuc-....-I c:baracteristic of the cnmmllDity and the site, and which
l"'t'Iects flmctional and attractive site pl.nni.". and high quality design.
The COIIIeDts of the MaDUaI are orpni7Pd into the following five sections:
· Small-Lot Single Family ResitL!nri.'
· Multiple Family R....idl!llti.'
· COIIIIDClCial
· IDdusttia1
· Signs
THE DESIGN REVIEW PROCESS
Design review involves a comprehensive ew:Iuation of the site plan, architectural and I.""scape design
components of development. Generally, all small-lot single family, multiple-family, commercial,
industrial, and instimtional development is subject to design review.
The primary participants in the process are the owner/developer, the project designer, the city design
review staff, and the Design Review Committee (DRC). The DRC is appointed by the City COUIICiI
and consists of five city residents with an interest in and sensitivity to design.
For more information refer to the Design Review Application and Procedural Guide which is available
from the city p'.nning department.
DEVELoPMENT STANDARDS
\
The Design Manual must be used in conjunction with the city's development staDdards. These include
building and fire codes, site and facility accessibility requirements for the disabled, zoning and pl.n""<l
community district regulations, grading and subdivision regulations and a separate J """<cape MaDUaI,
among others. There are also spccif"1c and precise plans, rcdcvelopmem plans, IIIId project spccif"1c
design guidelines which may supplement or supersede these guidelines or the otherwise: applicable
standards and regulations. The pl.nniT'lg department may be contacted regarding which if any of these
other plans, staDdards and guidelines may apply to a partic:uIar property.
Refcrcnccs are included in the text for guidelines which are closely associated with development
standards cont.il1ed in the Chu1a Vista Municipal Code (CYMC).
: 3-15
i
DESIGN GUIDELINES
Small-Lot Single Family
\
: 3-16
SMALL-LOT SINGLE FAMILY
Small-lot siDgIe family l'.ujeds - aeucWlY dae .,..".;.m,r of lots of less than S,OOO ~ feet - haw:
in recent years be:ome a sipIificaDt COuapODeD1 ofJDDSt pl."""" Q'bmnnn;n-, By ~oclug die -'at
of ~...-ed laDd per lot, die dcw:loper is, IIDOIII otber tbiup, able to offer a sinaJe family home at
a more afI'mdabIe pri:e.
AJtbouP tile lots are _n-, die """"'" are oftm1 as J.arae or Jaraer than tboIe fOIIDI 011 ttM~
siDgle fmWy loCI. The resultiDi loss of open area in relmOl1 to blln", area can II:Dd to result in
projects which appear crowded Qd 1IlODOIDIIOus, Qd which offer I1pifi....""y less yaM space Qd
privacy than traditional sm,Ie family cIeve1opmc:ob.
The I"i....li....., for ~1ot siDaIe family are i.db_""d to:
Encourage projects which rtspec:t die particular IIIIIlral Qd m."",,* cbaracter of tbeir
sites Qd 1IIU.......ntliI1p. Qd which tbereby p.i-4an ~ Qd ~ared overall
appearance wilen viewed.from ~ die .....ject """""'.ties;
Create visual iDrerest aDd variety, wbile m.itmoiniY1r a seme of harmcmy aDd P'''1'''(Qon
along iDrcrior aDd adjoiniDB street frcmrqes IDd otber portious of tile project ~ to
public view;
Provide for adeqwite usable open spa!:C areas and otbct cbaracteristics such as ample on-
street .piuking' ani:! privacy which are traditionally as~ with single family
devClqpn-
The city int.-.vl, to remain particularly flc:xJ.ble in responding to innovative approaches aDd alternate
"5Olutio....,fer sma1I-lot single family. Project specific staDdards aDd guide1iDcs shalIt3Ia: pi'" ~~
when in CODflict with tile followiq 1',w,li_, .
SITE PLANNING
GradiDc
DeVelopmem should relate to tile IIIIIlral SUD'OIIJIdiDp aDd minimi"., sradinr by following die 1IIIIlral.
comours as much as possible. Graded slopes should be rouDded aDd coutoured to blend with tile
existing terrain. Exicri"i lIIIdforms may be CODtoured as aer-nt')' to proVide a smooth aDd gradual
transition to graded slopes wbile prescrviJII die e's basic form. .
Grading should emphasize aDd ...........,.te scenic vistas aDd IIIIIlral lIIIdforms. SigDificant natural
vegetation and other unique features should be retaiDcd and iDcotp..lilted into die project.
Avoid large IIWIIlfactured slopes in favor of severa1_II~ slopes integrated throughout the project.
Smaller slopes are less obtrusive. more easily revegetated, aDd can be used to add visual interest,
preserve views. and provide physical buffers where DeC-~~ry.
Grading of individual pads must address draiDap of rear yard areas and bui.l"~ structures.
.~ ~-1 7
SMALL-IDI' SINGLE I'AMlLY
Streets
SiDgIe family deve1op...:ur is ......lI1y MqUired 10 be s;erVed by public radIr:r tban privu: streets.
Privarz: ..~...:t. may be ~ for .......n_ lJJIJJor self..co-n-t projects wbere die streets are DOt
required 10 serve Idjaceut {)l()poo1.1L=s or die &-.1 public.
'Ibe provision of two sepuate eatry poims, u far IeIDO'ftd from. ODe IIIOtber u possible, is eacuunged
in order 10 facilitate c:a-......y 1cceIS. F...-......"Y vebicle ICCeIS IDd 1UmIrouDds sbaII be u MqUired
by .dIe me prcVCDdon ~.
Sttect curves that seem. very sIiabt in I bird'... va are IadiIy pIIICeiwd by die driver IDd ~lupt
die 6De of sight. 'Ibe a.,._k"1icm of __.a will aIIO 1mI1O ftIduce ftbic1e vecls.
~-<' ,
..
- , . ~---...~.,,~,
It. is often desirable 10 provide opeuiDgs at die euds of cul-de-SICS in order to establish pedatriaD.
CODDCCtioos lJJIJJor view corridors. 'Ibe d-'gn of die opm" should provide security for adjoining
r-icJems. 'Ibe issue of COnr:...red m..imPrutrirP must also be 1ddIessed.
.
... "J \
.
~--
.... " . I"~
. fii--f\ -
I.~ L~
,- ) , I
(
VISion cIesrance sball be provided at street Ulra:5CCtioDS IDd driveway area (CVMC 12.12.120 IDd
12.12.130).
.
,
3-18
5MAuA.oT SINGLE FAMILY
Opea space
Open spICe em meet both a fnnrri"",,1 IDd visual Deed within small-lot projects, IDd may m.,~
"""""on u vn:Jl u pm. aras IDd fIot-m....... Tbe issue of Idequa8: open space is &~aJly addIessed.
at tile pl.nni", rathI:r than ckwI"I'''- stiIp: of project review, but it is ""''''1'liaJ:e to revisit \:be issue
wll:n repl.nni'll or resabcfividiug aras from IuJm' lot or """'"""'1 developmem to smaIl-lot siiJ&Ic
family. .
Small-lot single family projects are exper.ted to provide adequate usable outdoor aras for DDmIIl family
activities,such U lIeU for children to play off-street, aras for ourdoor family gatbcriDp and diniDg,
and areas for lawt-pUIg and Pf""ni'll' If.\:be yud area of \:be lot is iDSut'liciatt for tbese puIpOSeS,
tben suppl""""=,,I..1 c.uu.w..m usable opeDlIpIICe sbaaId be provided.
Each lot ..hnolId provide approximaJdy 7SO square feet of usable open spu:e for a ~ical three or four
be(hoo... dwelliDa. ei1:ber exclusi\lely in pm. yards, or in a combination of private yards, bl1vf"'"Vd .
frQut yuds audJor """""nn lIeU. . Tbe private usable fax:cd yud area sbaaId a--.-4Dy toca1 DOt less . .
than 15 pen:eIIt of \:be lot size with 110 di......mnn less than 10 feet.
Considclation may be liven to provide all or a portion of \:be common usable opeD space off-site in
. C9J1"....i~'>' I<X"ved and easily ~YlJc pub or public pub with acreage or amenities in
exm-s'of that required by code. Such facilities should generally be within 1/4 mile Wallcing cI.istmoc
of the project and acccssiblC without crossing a four-lane street. . 0 0'00""""
.'-.... -
. Common usable open space should be provided in l~, m....ni"'lful areas and DOt ~. orc:Omiit.
of "left over" land. It should be ceutrally 1000ated, easily accessible for tile majority of units, and
buffered but visible from SU%IOUIIIIing dwc1linp. Areas for both passive and active n:c:reation should
be provided, to include ameuities such as tables.and .".,jo:d seating areas, ~Ies. courtslDd tot lots.
Tbe Deed to provide visual open space is ~....r upon mmy factors, including tbC size and shape
of tile lots, tile size, design and pl..--..~ of tile dwtolli"l", and tile width and design of \:be streets.
These facton can best be judged on a project-by-project buis. But ~ally, tile ......,,"f and ua,rrower
!be lots, \:be IuJm' and less difl'toI~.4i.tM \:be bomes, IDd \:be IIUIOWeI' tile streetslDd .,.,.,.~, tile
greater is \:be Deed to use common opeD space(s) to .provide visual relief within \:be project.
Wb= provided and wbcre feasible, loc:aie common area adjoining entries or other loc:atious which
mnimi_ \:beir visual i"'P""'. Major slopes 1",..tM DeXt to common u;cas should be transi~ODed into
Isl1vf"'1IpiJla and usable area to mnimi_ tile effect of open space. .
A water drainage audJor nmoff system should be provided for all common outdoor activity areas.
Vegetated rather than concrete swales should be used wbeneve:r possible. Avoid water nmoff across
pedestrian walkways. Drainage elements which dissect paving should compl~ the paving d....;gn.
~ 1 g
y"
SM.UL-LOT SINGLE FAMILY
LoIs
MatiDg SOlD: lots wider than tile average can provide cfit'L..u11D1011Db of open area between strucIUres.
It also allows pi". ...n....d of diffQ..u1.h~ and sizes of ",,"", On IllaOW lots, a variation of only
a _ feet can maD a ~Ie cIifL~.
IDDovativc '""'Imiqva such u '~', 'z' and wide-sbaUow lots can ,ipfito"'nt\y ..mu....... tbc: street
scem:. The use of such _hmqqes in lieu of staDdard lot configurations will requUe flexibility in tbc:
.pplicatioD. of many of tbc: I',wln- """,,"i.-l bI::n:in. .
.
,'. ....-
..
,:.
BuD....'.... ALt..-..(
.'~. ~. '.
.... ,~
.-
.
The siting IDII "'-gn of strudures and 1".....~iDI should eDSUre tbat they blend into ~ 1errain IDII
not dnmm.m. tbc: landforin u seen from lower elevations. WhIm: feasible, locaI:r: buDdi....p to ccmceal
larger p'Ided slopes.
Bllil...i....g pl"........'""t should cousider the polloutial for tree IDII plaDt growth on each lot.
From IDII reuyud ICtbacts for dW"'IIi'1p should &......nlly be 15 feet. A mi.......mt . foot separation
should be provided between hoIDa. Sideyard setb"cIcJ should be a mi.......,"1 of tbIee feet; tbc: ~011
beiDg zero lot line or 11_,.""'<1 sm,Ie family develop-nt.
RCaryard and exterior sidcyud setbacks for dwellinp should be increased a mj,litnnm of five feet for
lots which bact ouro or side Duro stRetS.
.
From. exterior sideyud and street faciDI rearyard setbacks should be increased for two-stOIy bomes
or tbc: second story portion of two-stoIy homao
Varying tile distance of homes from tile street IDII between IdjlCellt bomc:s, or between hntDes IDII
feDces, creates diffia..u1 pattmIs of visible open space, avoids a l~ve appearmce, IDII results in
cliffe-..u1 types of yards and privati: patio.m:as. A variation of only a _ feet is perceivable.
. 3-20
."
SMU J -LOT SINGLE FAMILY
VNr- .ol'RCJN1' AND .. YARD IlETllAClCS
j,tnl"'-f siuale faDiily dweJliI1p can emphasize tile iDdividua1ity of UDits or can look like one large
home, dep-di.1a on bow tbey are tRmd. Atnl"'-f dwellliJp can yield ~ open areas bmteen
strW:IUres.
Zero lot line hnmf.s (flush to the side lot line) 1cnd tbMnseives well to the creation of courts and patios.
Considcril.tion: should be given ~ the use of both single.- and twacstdrY homes.. Single.-lcvct a"....,;"" ' 0"
or floor pIml Will ....h,I1"'" the visual iDtcrcist of the strcCt stcDe by providing VaxyingiidgdiDcs, alii' --
mass c:l-.Qb.
The use of single story homes OD corner lots can provide a feeling of ~, at imersectiODS. In tile
case of two-story homes, larger ~I"ks, setting back tbc second story or inI:roduciug single story,
elemems can achieve I similar n:suIt.
I
,
i~
-. ----
1Wo-elOoW, C;O.... LDT nEA1NIH1'
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SMAU.-LOT SINGLE FAMILY
Site .....
.
Dei::omive waIJs and/or """"-eel ........-Ping sbouId be used at public street eutties. Where private
streets'"ln: allowaI, emiI:bed paviDg, raised ......ti"n.c aDd pleway structuresshouJd also be COIISideraI.
ContiftllM m.:..J..--.....~ ~ .IIIIIIt be e:asured.
Project eutties should be punctuated by an open view of green space if,possible. HOIDeS.ICrOSI from
CIUry points should be plotted so that ,.""-Ping is die prwinmm.nt view from emry drives.
Pci Y..cy
:, ~.,..' ....." ,.'~ -'-': ':',~' :~:""~,:.,~~~. . ."' '-... .
,". The dcsign.-pIai::emeIJt.,aud oricntirtiQIi of buildings, yards', ~...,ing, ':intfcr"ping, flOOr pbQtbiJeODics
aDd windows is txpectt:d to promote privacy witbin die iDdividual dwelJiog WIita to die m.YinnUD.
feasible exteDt.
Garages aad )I8r'Idq
.'-......_,.,....
One-story garage eo'''"1'"'ttS soften tile i"'l""ct of d~l1;'T on a res~.1 street sc:eue aDd help c:reare
a feeling of CIp"...-s aDdln"".n scale within a Deigbbcnbood.. Garages should have a single stol)' mass
at die from of die ~ to provide an architecturaJ. tt:on.cttion on two-story bomes.
,
aNE-8TOR'f UMGE . -'1m'
Garage door sctbacJa chtv'ld allow driveway parkiDg that keeps die sidewalk clear of V"!hi,.,es. If a
garage is allowed to be sitcci less than 19~ feet from die bIcIc of sidcwaIIt, an automatic garage door
opcDCr should be provided. Sectional roU-Up doo~ should also be comidc;rcd in tbcsc exceptional cases.
, 3-22
SMAU..-I.OT SJlIrGU I'AMlLY
AIIglcd or ~f praps can be used to ImU up tile ~ay of all JU3F doors faciDa tile ItnIet.
Vary driveway 1"".tioDs ~ possible 10 Idd 'VIriety to die street ICCIIC.
The sron, of driveways -1100.\11 """...nnm-. 0IHtleet pIIkiDa. At 1east ODe 0IHtleet spu:e per lot sbouId ' ,
. be COIISidered die mmnn'llm. ODe space per lot should also be COIISideI1:d die nffnfrm"'1 in tile cue of
private 'b.,..:b with guest partUJ, bays. AdditiODll OJHtreetIpIeSt partUJ, above tile mmfrmnn is
ex1""-1ed to be provided for 111)' lot which features a shorreuwd driveway. '
The parking or storage of nailers, campers, motor homes, boats and other ICCIeatioual ""hid.... should
lie proln"bited from occurriDgon the street Dr within front or ~rior sidcyard areas as reflcctJ:dinthc
CC&R's. The~roVisioncif a separate storage area, adequately am aitracti~ SC11:CDed,with a .
gnubination 0' solid' walls aud 1,.""CC'lpm" CiID be Ij,tili7O'(j to pIOVide CODVC:Di.eDt RV storap on-site.
....~ '''.' ,~.
WIlDs IIIId feac:a
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Small~lot develol'wdIb Sliould submit a complete walVfeDcing progr.un to be iDcJ.uded in tile project
CC&R's. The program should iDcJ.ude all c:ommnuity as well as private walls' aud feDces. For projects
with IW homeowners association" community walls shou1d be located within adjoining open space
m"i.........~ districts when: applicable.
Decorative III8SODry shou1d be used for co.......mity walls. VIeW ~ of wrougbt iron or 1U1m1... steel
is also accq,tAble, although masomy may be rcquirecI for lIOise "-,,.rion. DecoIative masomy aDdIor
decorative wood feDces may be used for front aDd exterior side ylnls. Style. materials aud color should
comp~tbe~ect~. ,
Walls or 1\;~ which abut COIIIID.UIIity walls sbou1d ~_t tbem. at or below die cap level of tile
ccnnm'llftif:7 walIJpilaster. .Sideyard feDces shou1d hA._t at an equal or lower beiJht than rear aud
front, wallslfeuceslpi1asters.
DO THIS
3-73
NOT' THIS
SMAIL-LOT SINGLE rAMILY
Open, transpueDt 1'e1If;ml is eucouraaed on die face of all rearyard slopes which arc ezposcd to public
v1cw.
Walls l1JIJ/or view walls in die fIODtyard~" s~lld a-.uy not ~,,~ 3* feet in heigbt IDd
sbouId m.intllm a mimmllm five foot setb8ck from back of sidewalk. DependiDa on die project desip,
it may' be appropriate in some cues to t~iI.t waDs from frontyard area alw."Ib..., IDd in other c:ases
to allow an iDcrease in beipt to ClaIr: fmDtyard pado 11'CIS.
-
Lower walls at exterior sidcyards sbouId m.nm.m a m;mmllm five foot .,.""." from die back of
sidewalk; '= feet for walls over 3 * feet in ~
Hiab=r, umclli:ved walls IDd fCIII:cs arc in ",,,,,,i., particularly on an.ller lots. MJy combination of
~;n;"1 ~ aud freestM.d"'a waIlsIfCIII:cs sbou1d DOt ~ six feet in beiahL Parane1rer-inmg
waDs or a """;";111 wall aud fence sbou1d be offset by a min;mllm three foot wide clear pl..mng space.
Tzees, shrubs IDd vines sbou1d be used to 10= die appearm:e of fCIII:cs IDd walls. C""""",nity waDs
sbou1d be separated from adj~ str=ts by die required se1b8ek or a min;mllm 10 foot wide l.ntf_'IpC
buffer from back of sidewalk, wbicbever is pemr.
ARCHITECTURE
<<;Ompatibility ."
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'Ibcre is 110 prefel...d architec:tur2l "style" for raimonri.1 strucIUres. The focus should be on the
development of a high quality raic.l....ri,,1 enviroDiDent. The archi1ecture should consider compatibility
with SU1'I'OUDding c:haractcr, iDc1uding harmonious b\,tilding style, form, size, color, material, IDd
roofline. .
'. ---....
Scale
Dwellings IDd other improV"'......nts should be ippropriate in mass IDd scale. to die site on which they
are placed. The site and its relatiOnship to other sttucIIIres, scenic values, climate op.m.rion, and
ICCeSS should be factors in die desip IDd orientation of str'UctUIes on each site.
Form, proportion IDd scale should relate to die use of tile structure u a siDgle-family l8id~. The
scale of structures should be within a hllm.n scale 10 U DOt to' overwhelm or cWmiftll~ their
surrouudiup. SecoDd story rooms may be ood:etl iDro lQOf planes to mJli......in low profiles. Clipping
die lQOfs at tile sides and com:rs of buildinp can be used to lower apparent bei~
Varied ......,.
IDdividua1 dwellinglmits should relate in tenDS of mass IDd bulk but should bedistiDguisbable from ODe
auotber. A minimllm of three housing plans with three a1tcmative front IDd exposed rear elevations
per plan should be provided. A difference in tile massing and composition (DOt just finish materials)
of each adjaceut house sbou1d be aa:ompli~"""'. .
." 3-24
SM.UJ..LOT SINGLE FAMILY
~-....~~
AL1EIINA1M ELEVAT1ON8
The overall street sa:ue "hC1Wd be arraIJFd to convey a _ of o.dc.led variety. Que ele\'ation sbou1d
DOt be ......."ICOII more fzequeDdy dIaD ach .fourth house. WIIImMr till: same UIIit pia is p.~.
Idjacem or directly across from. IDDtber UDit, "altemIm eIevatioas" "hnuJd be qtili-d. "ReYened"
e1evaticms are DOt CODSidered altiet~ ~.
Facade ad roof arH-11IfI-
The arti"'''ldon of P"~ aDd till: m...ci'1l of structures gives them depth aDd substance. Uninterrupted
exterior walls aDd IDODOlitbic forms sbould be avoided on all structures. All front, exposed rear aDd
exterior sideyard walls sboald bave relief, offsels, .cm:rlwJp aDd lIeCeS&eS in ordCr to create an
~~ b1cDd with l1Ind-riDg, strw:1UR:S, am!. die ....m'1l of shadows. The iDregration of varied
textIm:, relief,_ and design ......-., OD ml~dillg waIls softens the axchill:ctuIc~.,.
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NII1CULA1DI
For sloped roofs, both vertical aDd horizolllal articulation is eucouraged. Roof 1iDes should be
reprcsemativeof die design aDd scale of tbI: units under them. Roof ~on may be achieved by
changes in plaDe and/or tbI: use of traditional roof fcmns such IS gables, bips, aDd dormers. Flat roofs
and A-frame type roofs are discouraged unless '"t'1'.Ol'dare to till: arcbi.1I:ctural style. Roof d-il7' must
prevent water runoff onto adjacent lots.
All elevations should be arcbi.1I:cturaly treated. l\nildi'1g elevations which back or side onto -stteets,
open spaces or lOps of slope should be stroDgly artic:uJatcd aloug die visible facade. El'""'""1l:S such as
overbangs, projec:tiODS and r-~,.es of stories, pon:hes, balconies, reveals. and awniDgs are eucouraged.
Dwelling entries should be a~"nl,,1Pd through massing treatment and/or should iDcorporare detailed
design e1~&'Ib.
'3-?'}
SI\fAlL.LOT SINGLE I'AMILY
The articnl.UOD of two-story el~ wba1 visible from die gr=arer to........n~ is partic:uJarly critical.
Wherever possible, one-story "'.c~ sbauld be iIIcoipo..ucd inro visible rear elevations. ~re t\n'""
story "'!I.- do occur on the view edge, one or II10Ie of the foUowina measures chnl.1ld be employed
to soften the visual impIct: iDcoqJotation of a variety ofJdp aad gable roofs, ~..tn..non of aellises
aad sbade structures, use of serODd floor balconies, c:antileveriDc of ~ floor ..I..........I~. aad st&.ppiug
baclc plan "'"",",,, .12 to vazy -""<:t and c:ratIe shadow patIaDs.
A~h" n.nm.
.4""",,,-, . single family dwelliDp sbou1d ~.pw._ the same ..1.........\,. u siD&le-family d_11ed
boasiJIs. One-story ..I........ are ....di;..ble on street ~, eud-unit CODdidoos aud on higbly
visible rear elevations. .4ft!1to'-l dweUin& 1IIIits should "'an.a individna!ity tbrough careful massiDg,
from and rear oft'sets. aad c:1early ideDtifiable ~~ aad priva1I: outdoor ~.
, I .
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Garages should have a single-story appearance at tile from of die buildi"'g to allow a "'i'~-back
arcbitecturaJ. transition for two-story~. The viIua1 ~ of prap doon can be rMnced by
varyina tbeir orienI:ation, recessina diem within die structure, audlor u.sm, multiple siD&le doon.
Garages must be set baclc from die S1rcet suf'fU!il'!nt1y to ailow driveway parIdDa witbout ~
die sidewalk.
Addltlnn,
I
The allowable extent of aud design parameters for patio coven aud otber additioDS aud a1tendoDS
should be addressed with tbe iDitia1 project design aad incorpontI:d inro die project CC&:R.'s. Structural
!Idd;tiODS or alt=atioos should.be ~aIed inro aad c:uufonn with die form, characu:r, materials,
colon, aad deblml1g of the ~ dwe1liIJI.
Balconies, porches aad patios, as well as m:i11ary structures such as gazebos, ""h."",., aud storage
sheds, should be compatible with tile design aad materials of the dwelliDg. No strudIm: should extcDd
or be built over slope areas unless tile building design is appropriately inregrated inro tile slope. .
3-26
SM,&U..t.oT SINGLE FAMILY
Colors ami lIIatIoaials
The choice mI mix of mm:riaJs on tile ~- of strucIUres mI JII'IP doom is iwpw.tAul in providiug
an attnctive 1ivinc. eI1'Ih.o....~." ~ .......1Id be ."..,.;-Iy applied mI doc:Iuld be clInsm to work
banDoniously with IdjlCellt materials. ~l f!ftIho.lI~ mI h(uem cbaqes in IIIIIeriaIs
ohroW be avoided. MaD:rials 1r:Dd to appear onhot.onti,,1 mI ~aI wben IIIItI:riaJ. cbaqes OCCIII' It
c:banaes in plme.
DO THIS
NOT THIS
Colors can be used in combination with design to distinguish ODe home from amtbet. Walls IIId other
1argc ~"'SeS sbould generally be Iiaht in color. with eJ""'eIID such IS doors. window framing.
cltimllP.}'S. trim. ram"K'. awnings mlliaht fixtures in a c:onttastiD& color to Idd ~Q11I1d variety.
Subdued color combinatioDs are CIICOUlaged.
. Extcnor :rep=oinring. ICSUIfacing or ICI'OOfing.of any dwelling or st:ructmc $oUld.bc in compliance: ~,.:,
approved standatds incIudI:d in theprojcct CC&R's. . .... ".,... ."
Graffiti dett...~proJec:tion sbould be c:ousidcraI in tile ....Jecti.on of bnjJdi11l materials, paints, IIId
otber l'l~tive CNI"T (CVMC 9.20.(55).
Feaestratioa
The pl"'"'""1eDI: IIId relationship of wiDdows, doors and otber bnildi11l opeDiDgs plays a sipffi<:ant role
in achieving a unified b!,;{d;ng euwpWition. Wbere possible, window sizes should be coordinated
vertically IS wen IS horizomaIly, and window design sbould be coosistcm in terms of style and geuc:raI
arrangement on an sides of tile bl,Jilding. .
The plac~~J1I: and design of windows should cousider floor plans, yards and setbacks of adjacent homes
to promote iDterior privacy to tile degree possible.
Garaae doors
Garage doom are ofll:n a major viSuaJ. element of a home. When tbey are, tbey should appear to be set
into tile walls ratber than flush with tile exterior wall. The use of two doom on a two-<:ar or three doors
on a tbree-car garage can significantly ~""" tile street sceue and is encouraged.
A munber of compatible designs sbould be used throughout a project to eDsure variety. The design of
tile garage door sbould relate to tile particular architectural style selected, and sbould reflect a
substuJdaI, weU-c:ousaw:ted quality.
3-27
SMAU.-LOT SINGLE FAMILY
Gatten, dowDspoats md Yeats
Gutters and doWJlSlk)ub should be OO~-I"" UDless tlHip U ID architecturaJ. featuze. _ ~
~ and downspouts DOt used U um""":11aal feaD1fts dvw11d be coloml to coordiDate with the
surface to which they are ._J-f , RIJof veurs should be colored to coonIiDatc with roofiDg maJeriaI..
Eqnf.-~_.. 1CkA-......
AJ:1y equipmeut, wbetber on the roof, side of a structure, or on the JroUDd, sbaD be p......,tly saee...d
(CVMC 15.16.030). Tbe method of sc:r-ni", .hnolld be archia:cIunny c:onw-tible with the dwelling
in terms of materials, color, sbap::, and size, IIId dvwtld bleud with the bqildil1g "-'p.- Utility 1IIdQ..
and equipment may be placed in locatioas which are DOt ~ to view from the str=t in lieu of
lCI~ni~g.
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Ml!GlllATED 8CILAII PAP- · .
Solar panels iDstalled on the roof 'should be parallel to and ratiDa on the roof slope. Frames should
be colored to coordinate viirh roof colors. '
I..ANDSCAPING
Refer to the , JlIVI~ Mauua1 for the city's complete I.IVI~ plammg and irrigation staadards.
It may be appropriate in some cues to have front and extI:rior sideyard I.IVI~ iastal1ed by the.
developer and mai.....i-.t by the IJoaJcowaen lSIOCiatioa. If I.M~ is iastal1ed by individual
homeowners, the CC&:R.'s should requirI: iastaUation of front and exJerior sidcyard 1.IVI....aping within
six moatbs of occupaacy.
Standards for front IIId exJerior sideyard 1.II(j~iDg and lI'lalVl~apiDa shoa1d be included in the
CC&:R.'s. Drought tolerant planting should be emphasized in aa:ordance with the requi.~..~..I. of the
city , ..M....~ M.m,'I1. Tbe CC&:R.'s sbouId also requirI: that laM....~ be pctma"""tly maintain..t
in a bca1thy and thriving condition, free from weeds, trash and debris.
, JlM"""'Ping in and around eatrau:es and drives must be tf_i~ to m.in"';n sight distaDces (CVMC
12.12.120 and 12.12.130). - . .
: 3-28
DESIGN GUIDELINES
Multiple Family
". ,~.-"","':';""~' - .
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: 3-29
_. ....-..,.'.....-. ....".~.,--;;.,.,~>-
MULTIPLE FAMILY
Multiple family ~..I izr1l"'- .....~..I~. mndnmmimn.. IDd ~; _, ..1:.11y mytbjng
otber tban single family. These !"uj.;ds, reprd]as of tbdr fmm of owur:nbip, are cbuacII:rizcd by
higber deusity _..'-f units, IDd sbared fa/!11m- IDCh as parking, opc:n space, IDd R:Cr\'!JI~ion These
cbaracteristics Ih I ~m 1D1ique "-'pi issues.
Multiple family !"ujcc;ts iDvolYl: IarFr strudUreS, IDd ad to aeu=m Iaqe parking areas IDd limit..!
privall: opc:n space. If DOt 1'1.......11 "-i". bo.ildil1p i:ID dnmi",,~ tbdr 1Un'OUIIdiDp, parking IDd .
cin:uIation areas can dnmimo~ tile site, IDd opc:n spICeS may be reIepted to left over areas, DOt related
to tile structures or tile people who IiYl: tbae. .
Tb= guideliDes for multiple family resw.ntitol are ~ to:
P......oun.p: devc1opm...mo which are SCDSitiYl: to tile cbanctcr IIDII scaJe of 1IImJUDdiDg
devt:1opmeDt, with particular .-..rim:!. to transition areas ~ multiple family projc:ds
IIDII single family dWl!1Ii1lp may coexist for yean or even "-"-';
Promote an attractive IDd fImctioDaI arrmgemeItt of bllildmp IDd I1Dple opc:n spaces
which are seusitive to tile physical cbaraderistic:s of tile siIe, IDd which provide I high
standard of visual quality IDd IiYl:lbility for tile resldeDr8; ..
Im:oipoIati: wirbin tbcproject art'hitfot1ltre a SCDSe of harmony and OIlM"n sca1e~ while
providing for visual interest and indiViduaIunit identity. as well as privacy aDd security.
for each rc:sidcut and the project as a wb01c..
Project specific: -"""Ms IDd guideliD:s sbaII take ~e"m:e when in CODt1ict with. tile follOWing
guidelineS. . AD projects must be designed to be accessible for persons with disabilities in-aa:ordau:e
with c:urrcm:ly applicable requia"nA7dl5.
SITE PLANNING
Gradiq and draiDace
Development should relate to tile D&tUraI surroundings IDd minimi.,.,. grading by fonowing tile D&tUraI
contaars as much as possible. Graded slopes should be rouuded IDd COIItOUrI:d to blend with tile
existing terrain. Existing 1audfonns may be CODtDurI:d as JJe('--"ry to provide a smooth &lid gmduaI
transition to Jnded slopes while preserving tile siIe's basic form. .
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DO TII8.
NOT 1NI
3-30
MtJL11PI.I: FAMILY
GrIdiDg sbouId empbasjze IDd ......,.fIo sceDic vistas aDd IIItUrIllaDdforms. Sil"~ DBtural
YCJCIation IDd otbcr UDique fanues sbauId be ,...mn-t aDd iDco.l"'tated iDto the project wbeaever
possible.
Avoid 1arge IIIII11Ilfactwe slopes in, favor of several ..m.,,"t' slopes iDr.egratcd throughout the project.
Sm.11er slopes lie less obtrusive, more easily ~ aDd can be used to add visual ~..g,
pt(XL WI views, IDd provide physical buffers where --~l)'.
DraiDage should respoJld to the natura1 drainage ~.. of each site. Provide a water chainage au:l
nmoff sy~for aD ,outdOor. activity areas. Use vegetated rather than COnaell: swales. whenever
.. possible. . . ,'.;' .' "
Avoid water nmoff thmup plamer areas or across pedestrian walkways. Dn.iDage e'- which
d;-..- paviDg """"id comp'''W'IIt the paviq design.
C_p..ubiJity ,
Tbe maDgeIDeItt of ~. parlci11g aDd ciicu1ation mas, aDd open spaces should recognize the
particular chanctr:ristics of the site aDd chnnld reIatI: 10 the IUIIOIIIIdUIs built m.i.u.......u1 in ~...
fuDction, scale, chancrer aDd materiaLs. In deveIoped areas, DeW projects sbouId meet or ~ the
--ods of quality which have beeD set by 1IJIIOIUIdiDa.~.~"r
EXISTING
NEW BUILDING
EXISTING
WIlen an existing single family UDit is to remain on the site wbere DeW multiple family UDits lie to be
constructed, the DeW Units sbou1d be desigued to be compatible with the existing UDit.
3-31
MUL'I'IPLE FAMILY
CIasteriq
ClusteriDg of IIIIlIti-famiIy units ......1Id be a .......;- sUI: pi....., eol_, Large projects ~ be
broken up iDro poups of struI:tUIeS. CombiDiDg eI-..14 of varying beip in building clusters is
eucourqed.
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The siting and rl~p of struI:tUIeS and lantlcraping should eDsure that tbey bleDd into the terrain and
DOt dominate the landform as seen from lOwer elevations. Wbele feasible, Ioc:m builcliDgs to 'c:onccal
1arF graded slopes.
Opea space
Common aDd private usable open space is rtquircd for all multiple family projc:c:ls (CYMC 19.28.090).
The design and oricmation of tbesc areas should take advamagc of available sunlight and be sbeltered
from the noise and traffic of adjacent streets or otbcr iDcompatible uses. The visual impact of common
areas sbou1d be mnimi,"""
,
.
.J'RQ.ECT ENTRY
::!-::!?
MVLTIPIZ J'AMlLY
Requiied cnmnlQll open space IDd recreation areas are expected to be c:emraIly and convenientl~' 1''IC:uN
for all of tile residents. Privati: open spaces shou1d be contiguous to tile units they serve IDd scR:eDCd
from public view. Projects should bave secure open spaces IDd childreus' play areas tbat are visible
from tile 1DIiU. .
Co'.....nn opeD space dIoWd be provided in large, ......."iT1J areas IDd DOt tra.,.....,- or c:cmsist of
"left over" laod. Laqe areas can be im..g;....tively developed IDd economically m..i""'i-d. W"1tbout
sufticiem area, """""QU. open space c:aDDOt serve the purpose for which it is inl'lond-'. Major slopes
l""'IIted DCXt to recreation areas should be traDsiticmed iDro '''''''_ping IDd usable areas to mnimi_
tile effect of opeDlIpIICe.
.'
AJ:J.y portion of a lot which is relatively level (mnimiun five percent grade), developed for recreatiooal .
or leisure use, IDd which contains 60 square feet with 110 dm...nlioD less than six feet, is CODSidered
open space (CVMC 19.28.090). Roof decks IDd recreation rooms should generlny COUJIt for 110 more
than 2S percent of required common opeD space. Front IDd exterior sideyard setback areas may
constitute up to SO percem of required commOD open space, provided they are developed in a usable
IDd auractive m_. .
CommOD opeD space .areas shou1d include both passive IDd active recreation ..m....ities such as tables,
~"'~, Pools, barbecues, courts IDd tot lots. A focal pom should be provided such as a fountain,
kiosk, specimen tree or tree grouping, or otber sculptural feature. Features IDd 1iImiture should bewe1l
CODStructed, durable, IDd comp'-'- the overall '.M.... "-i!P'
Play areas for children should be provided wllcDever possible, and are expected to be incorporated into
any larger project with a significant I1IDDber of two bedroom units. Tot lots should feature a soft
ground surface, ~h.<led .....til1g areas, and defining edges lDdIor open fencina .of wrought iron or tubular
steel. The tot lot should be we1l separated and bIdIIa..d but visible from adjacent dwellings.
PrivatI: open space may take the form of patios, balcollies or courtyards. Studio, ODC-bedroom IDd all
otbcr IDIiU above the first story should provide 60 square feet of open space. Two- IDd three-bedroom
ground floor units should provide 80 square feet IDd 100 square feet of open space, I'esJlC'tively.
, 3-33
...
.~. .
.,,-.
Patio feDciDg and bak:cmy scz-nir1r should be an ap part of tile overall blllildir1r arc:hitecture.
MULTIPLE I'AI\OLY
Acceis to balconies and patios which are to be cnlllnflo(f toward required private open space Ihnu1d be
acbieved from. """"""'1 floor space areas such IS 1iviDc or diDiDg rooms, hallways, kitcbeus, etc.
Ba1""n~ dvw'!d be amnged to pi r~re tile privacy of odJer private areas within tile site and adjlCellt
parcels.
v............. ~ md drrnllltlftn .
Cominuous circulation should be provided wbcuever possible. Tumarouuds sbou1d be provided
wherever cfead-eDd dmeways or pIlk:iDg aisles CIDIIOt be avoided. Eux:.......j vehicle access and
turnarouDds shall meet tile reqt<h.....~..I~ of tile city fire: preveation bureau.
The mnn'-; of v~i<:nl... access poiDrs should be minimi'"eCf and loated IS far IS possible from stn:et
iDrersections. Whcuever possible, provide at leut two separate entry poiDrs, IS far rm1ovedfrom one .'
IDOtber IS possible, in order to facilitate eme.........y access. The use of common or shared driveways
which provide access to more tban ODe sit!: is eucouragcd.
Primary ci:rcuIation drives should wbm:ver possible ~ separate from parking.areas and provide DO
direct "ccess to puking spaces. On larger projects, Clll'ViIinear driveways whicb imemJpt the liDe of .
site are preferred over long, straight drives.
~ . ~.~
'. Site access arid1ntemal ciit:U1ation should promotr: safety, cfficicm:y, imd coIIVeDiencc:. Avoid coot1icIs
. betWeen vehiCles and pdestriaDs, minimi7" dead-eDd driveways, and provide adequarc areas for
maneuvering, st1Idnng and accommodating emc.......j vehicles.
Driveway throats adequate to stack at leut ODe vehicle behind tile sidewaJk should be provided at aU
access points.
. Vision clearance shall be provided at street iDreIsections and driveway areas (cYMC 12.12.120 and
12.12.130).
Site entries
Principal vehicular access into a multiple family project should be through an entry .drive rather than
a parking aisle. \
Project entty areas should be ~M""ed and obvious to tile resident aDd visitor. r ....1VI.,.~ """"i,,"o:,
enriched paving, decorative l.ntI"'aped entry walls and gateWay structures are eucouraged. .
ParIdaa
In multiple family projects, parking is accommod"t"<l in iDdividual open parking spaces, parIdng courts,
CIlports IUId garages. Parking by whatever meam should be located so IS to minimi_ its visual impact.
Parking on circulation drives or in large, Wldivided parking lots is DOt desimi.Whe.n parking cannot
be incorporated within residential structwi;s, sUutll dispersed parking courts arc tile desired alternative.
3-34
"",". or'
..' ..",.........-
MVLTIPLI: J'AMlLY
Parking ~ should be treated as "''''''''''"''PC plazas," with .HPnt:i1Jll to Iwd~ surfaces, softelm
edges, shade, and arti.."'.ted pedestrianlvehicular cUculadon. ParkiDg COUrts should be separated from
one IDIJtber by structures or R1gT1ffi".nt ,.""....Ipcd buffers. IDttodw:e decoradve piviq, '.tvI~
plaDlr:rS, and CIDDpy trees to add viSual ~t and softmJ. die appearm:e of UII1'e1ieved paviq.
P&rkmg should be J"".t.ed close to and wbcrever possible visible from die ~d~.'11Dits which use
tbem. Convenient, uoobstruc:tcd and clearly id..mii'ied peclestrian ICCeSS which minnni_ die Deed to
cross circulation drives,.parlcingaisles uKii"riIt'a ~ ar:eas should be provided to building euttaDces.
~ .' Geni:ral~y. thereshtm1d he no. more than 10 spaces' of uninrcnupteci p;uicing,' whctbcr:ingarages..
CIIpOrts, or open parlcing UCIIS. T JI""oraped buIha,..w; ~~ ~?:Iswa.'lwith '''''''"""'Iping and/or
architedura1 cJ~f'!Qts such as trellis snucturcs can be used to pI'OYide this separation.
Parking whiql is visible from!.tJ.e street or other areas ~ to public view must be saceQcd mf
softeIJcd by '''''''raping, earth berms, low screen walls, or a combiDation tbcreof (CYMC 19.62.080).
Parldng areas must be '."",,"aped, receiving imerior as wen as perimctI:r trcatmeDt in accordm:e with
die city T JI""S('~ Manual (CYMC 19.62.(90).
Parldng incozporated within resieJ....,;,,' structures sbould be -1"1ed ....hi"" prage doors. Guages
with parking aprous less than 19'1.z feet in leqth should be provided with automatic prage door
opeD:I'S. Sectionall'OlI-up doors arc eocouraged'.
. .
,
Carports may be mcorporatcd into die imerior of a project subject to die same-dispersal criteria DOted
above for parking courts. The plac'"W~ of carports adjacent to streets, elevatl:d slopes or other bishlY
exposed areas is strongly discouraged.
Pedc;ta laD dn:uIatioa
Pedestrian walkways should be provided to liDk dwelling units with common open space areas,
recreational and support facilities, parldng areas, mf tbc street. Appropriate paving should be used
wheIe pedestrians arc likely to cross ,.tvI"'.ped areas. A pedestrian circulation plan is apected to be
submitted for each project.
3-35
MtJL'11PLB 'AMlLY
Walkways should be scpararcd from circulation drives to tile m.",;.",,," feasible~ CuniIiDear
patbs provide a more iuvitiDg IIId ~..atiug experim:e IIId are Fo-.dIy I'ud"......d over 10lIl. stmight
..I\pm_. Patbs which traverse opeD. spaces are sttaaaIy .....~~
A mi";...urn tm:.foot wide rdatively smooth, DOD-Slip WIIkiDa ....fa.... sbouJd be provided (add two feet
for walIcWays which also serve as wbeeI stops). 1'he 1111: of brick, imI=rioc:Idq pavers, _h..... ed
....ue.....1I: or other .imit..r surface is eucouraaed. At I m;..:........ , decorative paviq should be used to
d..li......tfo crossi,... It circulation drives IIId P-rIri11r aisles.
WaDs ad feaces
Walls IDd feaces are used to define project ...&;.... IIId hnonvluies, provide security. privacY IDII DOise
..-...,..rion, IIId sc:r=n views of parIdDg, storaae mI eq\Iq....~.d m:as. 'I'bey are also an ~1Au1
design c;o~. Matr:rials, style IIId color are expec;ted to compl......- the projec;t architectuR=.
Decorative masonry waIls are prcfencd for m:as ~ to public view, such as streets, open space . .
areas IDd elevated slopes. Pilasters, pl..nri11g offsets, wrought iron in view circumstm:es. IDd other
vertical. el........,..... should be used to interrupt tile horizoDIallDOllOtODy of loqer waIls IDII feaces.
Jl', ::'J 'f. ~
,-~ ~
S()UND 1 SCREEN WALL
"
VIEW FENCE
~, r.
. . ~ .>> ~~
LOW'PROFILE DECORATIVE WALL
ENHANCED WOOD FENCE
Trees. shrubs IDd vines should be usi:d to soften the appeII'IDCe of feDCes IDd walls IDd to deter graffiti
(CVMC 9.20.05S). Perimeter waIls IDd feDces should be separated from adjoining streets by the
required setback or a .minimum 10 foot wide J"1V'Icr~ buffer from back of sidewalk, whichever is
greater. ;
Except for uimsua1 circumstallces. ~~ wood, mesh or chain link feDcing, IDd precision cut
concrete block walls are generally coDSidercd inappropriate IDd are strongly discouraged.
Ancillary structures
Am:iIIaIy structures such as laund%y facilities, recreation buildings and sa1es/1ease offices should be
consistent in architectural design IDd fotm with tile rest of tile complex.
3-36 .
MVL'11PLE rAMILY
~ly.cy
The design. pl..,....,.,"'tt and ori-tioo. of bnildi.ws. yards. ~. lam"'"'TiDg. floor plaus, baIcomes
and windows is ~.a:I to promo1:c privacy witbin tbr: iDdividual dwelIiDg IUIirs to tbr: m....m..1II1
- feasible exteDt. Cousider tbr: use of trees to ~ private first floor areas and windows from. second
story 1UIirs. Stagger -'-b to IdjaceDt uuit ~___.
~itl ad IiIhtiDt
Multi-famjJy projects sbou1d be desigDcd to provide tbr: m....irnnm ID10UDt of security for ~ and
visitors. BuiIdiDaIuuit .,.&;.... paddng areas. waJkways and con....on areas sbou1d be ......ul'.ia1e1y lit
with fixtures to compJ- project ~bi.tecture. All ~~. Iigtm." shall be selective and .hi"LIed
to confine light witbin tile site and JIMVeDt,we- onto adjlCellt "'''I'''&des or streets (CVMC 19.66.100).
'.igJm1ll may also be used to derer JlIfliti (CVMC 9.20.055).
p.,rIriiIg areas sbouJd be I......~ so u to be visible from. ~itLonti", units.- '..m~iDg ibouId be
pla"""(f and mai""'i~ to provide views imoopen space areas. and to avoid creatiDg "bicfiua places"
for ~ibJe crimi..., activity.
,
Addresses should be clearly visible and readily jrl~ntifiable in order to facilitate CIDf:l'gCICy ,R:SjKm!ic. '._
" ~. .'
...'. ....~f""~'..~:"-..!;.::,. .~. .
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,- -
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. -::<;.
"""-'.
Trash storage must be fully enclosed and incorporated witIUn tile main struI:turcs or separate
freestami'1g euclosures (CVMC 19.58.340). Where practical., storage at each UDit is prefened over _
common enclosures. Trash storage CIIIIIOt be plaCed UDder stairways. _
Small projects of four units or Jess may group iDdividual containers iDto common enclosures. Common
enclosed storage for projects of five or more units shou1d be provided in euclosed dumpsters at tbr:
recomm""1ded rate of, ODe mllvt"rd dumpster for every 12 units or iDC&.....egt ~.
~~
tJ'1
:
MtIL'l1PU!: J'AM!LY
Euc10sures sbou1d be J....-rl in conveuieuI: but unobtrusive areas, weII screcoed with 1"""~ina and
positioDed 10 IS to puAla.t adjac:em uses from lIOise mI odors. Rer;o.....~._iM locations iDc1ude imide
parIdDg courts It tile end !>f parking bays. LocatIons shou1d be conveni"'1l:ly accessible for IrISh
collection but DOt block circulation drives during '''''''RIg operations.
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Sfffi'ii"gefoi: indiVidual containers, either at the unit or in cOmmon encloS1ii'cS, shbuId:bep.rovided fcx'"
two standard 30 gallon contai~ (2 ft. x 4 ft.) or for ODe large 90 gallon container (3 ft. x 3 ft.), by
4 ft. high for a common enclosure. Storage within a garage or patio'should be in addition to die
mini1Yll.JDl.:uca,,' IM-- . ":''qI'pri\'lieiJpeD space.
", :-.~~"..
&closures should provide a c:oo::me surface mI be of steel reinfon:ed masoliry coostruction with frame
and face doors of heavy gauge metal ~nic~ to cmnplemem the project architecture aDd materials.
Dumpster enclosures should provide clear interior di.......cions of 6 ft. x 9 ft. by 5 ft. high with metal
wheel guides or interior curbina, mI fronted by a 12 ft. wide CODCrete apron of adequate th.il."n-~ to
protect asphalt pavinc.
Plans and specifications should be reviewed with tilt: city's Conservation Coordinator in order to ensure
compatibility with current refuse and recyclina collection practices and to ensure compliance with
applicable waste management requirements. ~
Rec:ycliac
Recyclina collection IUId loading areas should be fully enclosed and designed to accept tilt: number mI
size of containers rI"'"IDed adequate to serve the project in accordm:e with tile staDdards of the local
recycling collection company.
Whenever feasible, locate recycling areas adjacent to trash collection areas. Use signs to clearly
distinguish between recycling mI trash contai~ mI tile materials which can be placed within them.
Enclosures. or conr..i.-, shouId be desigDed to protect recyclables from the elements.
: 3-38
MULTIPLE FAMILY
EDc10sures should be tI-ipod to CODIpI~ tile project II"hi-m: IDd matcriaJs, IDd be 10<:lled in
COJM:DieDt IDd !II'NOflible but unobtrusive areas well scree.a1 with l.ntI~. Promc.t -V1CeIIt uses
from lIOise IDd odors.
Plans IDd specificatious should be !%Viewed with tile city's Ccmscrvation Coordinator in order to eusure
. '........,..ability with curreut refuse mi recycling collection pP~ IDd to eusure CODIpWmce with
applicable waste "u".,,~ ~~..~...~.
~...,.........
Wb:re CCJIIUI10D mailboxes are provided, they should be l"""fIod close to tile project emy or near
n:creational {:b!i1iti",. The arcbitectura1 cbaractr:r sbou1d be ..imil.r in form, matcriaJs, IDd colors to
tile surrowJding lJo'i14"'p. Mailbox locations must be Iipprovect by tile U.S. PosIaJ. Service.
.
ARCHITECTURE
C-p-tlhDity
There is 110 partic:u1ar arcbitectura1 "style" proposed. for multiplC family resw..rm.1 structures. High
quality, inDOvative and i.....gj...tive architecture is encouraged.
,The foCus is expected to be on the devclopmcm of ahigh~it.Y I'e!'jd..;"iiilt,.~; . The
, . arcbitec1:uIc' shOUldeonsidet coinpatibiIitY with siuroUndiug Cbariu:tcr, including lwmoDious' bniltli'lg
stYle, form; size, color, mareriallDd roofline. In developed areas, DeW projects should mr:et or exceed
tile staDdards of quality which have been set by suntJUDdiDg development.
-.,.
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~I""
, INC;Od'A1B.E ~..ACTEII
~OMPATIB!-E 'CItAMCI&
.' 3-39
MtIL'I'IPUt FAMILY
All major and minor structures sbouIdsbaIe a CODJmOI1 uclIit-uraJ tbcmc and 11","1" c:baracteristic
to provide an arcbitectural unity for the total project. . The "-ip"" is ~1:td to employ variations
in form, bnilll~ detaiI5 and siting in order to c:reatI: visual ~gl, In all cases, die clIosen
m:hitectura1 style shauId be employed on all bui1ifB11 elevations.
Scale
The scale of multiple family projects shauId be c:onsidered within tile C"""'~ of their IIIUI'OUDdiugs.
Larger projects shou1d be broken up iDro groUps of !mu.lt_ structures, and ta11cr structures sbou1d
provide iD:reased setbacks so as DOt to c,lnm;""... and ;........,.. on surrouuding uses and tile cbaractcr of
tile ncighboIhood.
Second story rooms may be fI"'~ iDro. roof plaDes to m..inboin low profiles.
sides and comers of bllildi"l'l can be used to lower appan:IIt heigbt.
Clipping die roofs at tile
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Combinations of one, one aDd one b.i1f, and two story massing will create variation and visual interest.
BuDdiDc, facade and roof artfrwdlriinn
Long, unbroken "(,1des and box-1iItc forms shou1d be avoided. Laqc, ume1icved expanses of wall can
also encourage graffiti (CYMC 9.20.055). &Iillli"l bcights shouId be varied and buildi"l fsI,.,,,t~
should provide relief and offsets to give die appcaraIICC of a collt:ction of""''' Iter structures.
,
YER11CA1. HCfIIZOHTAL AND ROOF MTDI.ATION
'. 3-40
MtlLTIPU I'AMlLY
To tile c:xtem p""',ible, each of tile dwelliD& UDits should be iDdividuaIly 1'CCOIDizable. This can be
ljX()w9lisbed with tile use of roof 1iD=s, setbIcb, projcctioos IDd balCODies which be1p articuIare
iDdividua1 dwelliDg UDits or C011ccticms of UDits,.1Dd by tile pa=n IDd rhytbm of wUxIows IDd doors.
Sf:paraQons, "h"'1V" in"p1ane and height, BIJd the iDclusion of ~1,,",'"Pts such as balconies, porches,
. arcades, dormers, and. crOSs gablesx;mt:igatcthe barracJcs,:.like quality of flat ~ and roofs of eicessive-
length.
.,
"-.0
Hipped or gabled roofs coveriDgtbi: eatire mass of a blliJding an: preferable to m"",qrd roofs or
~ of pitched roof applied at the strIICtUIe's cdp.
-,~-
CtIO CPO tltlE!
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\
DO THIS
NOT THIS .
The following design _h,,;ques should be impl""""""" wblmcver possible: varyiDg froot -"'orh mI
beights within the same structure; staggered IDd joacc1 unit plm:s; use of rcvenc building plans to add
variety; m.....imum of two adjacent UDits with id....nr__1 walIlDd roofliDcs; aDd, a variety of orientations
to aVoid the DlODOtoIIy of garage door corridors.
3-41
MULTIPLE PAMlLy
Materials and colon
Colors and marmiaIs .""'11d be compl""""""~ to tile "h""'"D. architectma1 style iDd compattble with tile
cbaiacU:r of SIIIIOUIIIIiDg developmalL -
MatI:ria1s for mllltip\e family projects should be durable Ind requin: low m.imPruo~. They shou1d be
consisteDdy applied and work barmo~ with IdjlCeJlt materials. Pi<<~n.....1 t:IJ1bt-lli.~ IIId
frequent changes in IiJateriaIs should be avoided. Materia1s teDd to appear substaDtia1 and imegraI when
material changes occur at cbaDges in plane.
Color is often UJJderestimated IS a ~nent of project design. Tbe color palette should be ~Iected
carefully. Variations in shade or toile can be used to '""'h.....c form and heigbten imerest.. -
Graffiti dete........:I~utection .""'1Id be .........id""'eCf in the si:lection of building materials, paints IIId
otbcr p.ulec;tiye """rings (CYMC 9.20.(55).
BuDdiDc .....b.b
Entrances identify IIId articulate individual units. Distinctive architectural el~eJJts, materia1s IIId
colors should be used to denote promin"'1f entries. Recessed entries or porches provide articulation as
well as protection from the clements ami arc encouraged.
;".~~..
...,..-';:'-....'"'..c,... . '. "0 .'_.
- - The entry rl-igJ1 shoulit also promote security and privacy.- To tile exu:m powblc, the cntraDces to
individual units shou1d be p1aiDly visible from DCUbyparldna areas, street frontages, or common open
space areas. Privacy can be ....h......ed by the use of patios -or courtyuds at individual entries.
Long, monotonous-m:ess balconies and corridors which provi&: access to five or mote units shoIi1itbe
avoided. AccesS pam should be 'clustered in groups of four or less. Separate entries for each unit are
preferred where possible.
Fenestration
The placement IIId relatiODShip of windows, doors and other building openings plays a sigJiificam role
in achieving a unified building composition. Wbere possible, window sizes should be coordinated
vel1i.cally IS wen as horizontally, IIId window design should be consistent in terms of style IDd general
arrangement on an sides of the building. - ~
3-42
MULTIPLE FAMILY
Carports, praaes aad .. { ! mry structures
Carpons, det:o"~ JIlIFS, and 'I<:t:eSSOIy structures sbouJd be desigDed as In 1m.graI part of die
an:hita:ture of projects. They sbouId be similar in materials, color, and detail.to die pti...ipal structures
of a deve1opm....4. Cuport roofs visible from. bllildil1p or streets sbou1d iDcocpulitc: roof slope and
II!Aterials to match adjlceat buiJdi'lp ,
When: prages lie un'i""'. doon should appear set into walls rather !ban flush with tile exterior wall.
Their design should be simple and UJIIIdom:d. .A-'-' prages sbouId provide a massiDg and
architectural tr:on.irinu. from die priDcipal structure; partial siDg1e stmy mass projc:ctious, archi1l:cllual
"-oil. and wiDdows lie eacouzapd in dUs reprd.
Balconies, pordles aad patios
The incOrpoI3~ori ofbaIcODies. poicbcs'andpatios within multi-family~ is strong1y.~~..
.. fgr both ~ and ;u:sthctic ViIIuc. Tbesc "'''''W''111>> sliou1d be iureparcd into the architI:cture to bleak
up large wall m......, offset floor setbIcb, and Idd hllm..n scale to structures. .
Common exterior balconies and corridon that provide access to UDits should not require c:ixculation past
adjlCCllt 1IIIit windows and eunies.
SiLa W-l-
Stairways lie expeaed to be imqrat&:d iDto and comp~ die architectura1 m...q,g and fom1 of die
structure. Simple, clem, bold projections m: eacouraged. Thin-1ootiDc, opCn meral, )m:fabricab:d
S(airs m: to be avoided. The width of srairways should 5~lIlly be peater tban die mininn"D, required
by code.
,
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NI1iGRA11!D STAIRWAY
UlII:overed stairwells should be precluded from general ~t&"",b.;ape view through die use of wing walls,
...tvI"""PiDg or other ............
. .3-43
.
MtIL'I'IPLB I'AMIL Y
Gutters, dcnraspouts aad ftIItI
Gutters and downspouts should be ccmcealc:d unless desigDc:d as an m:hitectural feature. Exposed
gutters and downspouts DOt used as axdIr-unI features should be colored to coordinate with die
surface to which tbcy are -~bM. Roof vcms should be colored to coordinate with roofiDg 1IWI:rial.
M~h..nICIJI aad utility equipmeat .
All ml"f'h.n;",,\ cquipmcDt wbctbcr I1"nomll!!d on the roof, side of a structmc, or on the ground shall be
sr;ICeDed from view (CVMC 15.16.030).. Utility meters m:I cquipmeDt should be placed in locations
which are DOt exposed to view from ~ street or be suitably saecu.d. All IC;1=..h,g devices are to be
compatible with the arcbitecturc, material m:I color of IdjlCellt structures.
. .
.: "-;,;,.;:..
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Allncw projects are requircdto be pre-wired to accommodate cable reception (CVMC 15.32.050).
Satellite dish .nr""n.~ are spccifical1y prohibited on roofs m:I should be considered early in the d-ign
process in tenDS of location m:I any required screening (CVMC 19.22.030).
Solar panels should be integrated into the roof design. Solar panels placed on sloped roofs should be
parallel to and resting on the roof slope. Frames should coordinate with roof colors.
LANDSCAPING
\
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Refer to the T ..ntlerapc Manual for the city's c~lctc la1Ylerape' pl.nring m:I irrigation standards.
All areas DOt covcrcdby stJ:UCIUICS, drives, puking or bardscapc should be appropriately m:I
professionally 1.1YI.,..p:d. T ..ntI""aping should gcncraI1y constitute 'no less than 15 pcrcent of the gross
site area, and a minimum of 10 pcrccDt of parlcing areas. Drought tolerant ph.nring should be
emphasized in accordance with the requirements of the city {..1YI..,.~ Manual.
3-44
--... ._~
MfJLTIPLI FAMILY
, Jltv!"""'V' pl"~g is to be used to frame, soften, mI .....""11i.h tile quality of tile envi..........-. to
bu1fer UDits from noise or undairable views, to bleat up Iaqe e~- of paddua, mI to separate
fromage roads within a project from. public streets. To accomplish da: design objectives, I.tv!...
el.......,m Deed wrtical cIimeDsiou. Trees mI tall shrubs are -'eel in addition to grass mi.
grouDdcover. Trees em also be used to provide .h""i'1l mI dimJltk cooq.
. . E ..Ii YEW
).
.T AT 1CP 01' ILOPE
!K. 1....'.7'-~P\ E View ",
_!~'::'\'""'-'-~"".-.'
'....,
. .
...
, Jltv!et"'PiDg should be in scale with adjaceot strUctUres mI be: of app.up._ size at uwurity to
accomplish its intPntleel pwpose. Use larger ..~h..en trees at major euttaDces, alODg street floatages
mI in larger open space areas. Flowering mI multi-truDk species are encouraged.
Variable I"tv!~ setbacks should be: provided wbcrever posslDle.
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DO'M8
NOT 'M8
3-45
MtJL'I'II'LE I'.um. y
T "'........'4piug in and around eottances and drives must be designed to m,,;nnoin sight distances (CVMC
12.12.120 m112.12.130). .
T "'........"Iping Il'OUDd die base of buildings is TM'nmmf'lllled to soften tile edge between pavement and
the structure. Emrm:es should be ICr..nted to provide focus. Trees should be located throughout the
parkiDg lot aDd DOt simply at tile ends of parking aisles.
Tree planri11g should consist of "-ipatM species where applicable in aa:ordm:e with PC district or
other regulatiOllS, including ckmtinant. Icceut m1 shade trees. CoDsidcr tile 1I.se of deciduous trees for
open space areas used for passive or active recreation.
T "'nd"'''ping should be protected from vehicular and pedestrian eDI:rOIIclnn"'1t by raised planting
surfaces, depressed walks, or the use of curbs. Appropriate paving should be used where pedestrians
are likely to cross Jand...aped areas. CoDsidcr the use of "n...footuuC' for areas used exclusively for
aDe1&etICy vehicle tumarouDds.
Vines and climbing plants ~.ted upon buildings, trelJiscs, and perimeter garden walls can be
effective in softening the appearm:e of structures aud in detening graffiti aud are encouraged wbele
appropriate (CYMC 9.20.055).
_..""s='o-n__
,.
,
3-46
DESIGN GUIDELINES
Commercial
,
. :3 47
COMMERCIAL
A . ,.... . . -- . 1M -..... . cial..:.....:- _......~ 04_. .
City s ll~d&.lt IS Uir.QI .,.,.... Willi tts Q).....or::. WKI&OIA: an """WIISU WUWIllUW.u; tts ~or
shoppiDg cent.....; tile stores, Sbops IDd otf'x:es wbich IiDe its c:ommercial tborougbfues; IDd tile
conveuieDce c:entIod which scm: its III'!igJIhorlJoods. T.bcse areas ~ It tile most prnm~ locatioas
in tile city IDd c:onvey its stroDgest visual image. They a1'fect tile way ~ aDd visitors feellbout
a COIIIIDUIIity, IDd tile aaemion paid to tbeir dcve1opdkoUt reflects a city's pride in itself IDd its economic
vitality .
C..ml....rda1 projecrs are more diverse than lID)' otber CI1I:gory of dcve1opm-t ~ are ~ Iud
small, 10C'.1'Pd on major thcmJu&bf'ara IDd rc:sitLonti., collector streeIs, IDd !:bey can be ~Iy active
or relatively passive. TIle puticular DID1Ie IDd ,,,,.,,tion of each cIeve10pmem wm have much to do with
spet'iA", dcsip SOlutiODS. TIle foJlowiq ...;m,'~, however, are ._.aDy IppIicabJe to all categories
of ""........,.cial dcve1"I'''~''' .41t11N1gto public, quasi-pubUc IDd iDstitutiona1lU~ oftm p&--.d.
unique tt..,ign issues which require flexible solutiODS, tbey wm also aw-.ny be evaluated based upon
tbeir compliaDce with tbesc C<n"',~,..w I",i....'m.....
. TIle guide_ for "......~.... devc10pmaIt are i1morvIec:t to:
E.Ix:ounp,4ad'1...~..I~ which are unique IDd creative yetresp-l. tile scale. IUUPUam
aDd basic' c:barac1er of tbeir surroundinp, with particular aaemion to projecb within
pedestrian oriented areas, 'and sites which adjoin rc:sillMlti.' neighborhoods or otber uses
which may hi: partic$rly sc:nsitiveto the scale. design and impacts Of co~ci:I1
devcl~ . .
..."...:;
Promote an attractive, invitiDg, im",;""'tive IDd fimctiOllll arrangemem of bllilllings IDd
parking areas, and a high quality of architectun11Dd '.ntI..,.~pe desip. which provides
for i'&UI"'l cnmm"tCial access, visibility and idcDiity, but.WhiCh discourageS ~
approacbcs to commercial site r'.nn"" and desip; -. -
RecogDize tile importm:e of parkiq IDd circulation to tile sucx:ess or failure of
c:ommercial eme.p.i.ses in tt:rms of iDpess IDd egress IDd potI;uI:ial CODtlids with street
traffic, on-sUe circulation IDd potetItial CODtlids between cirs, pedesttiaDs and service
vehicles, IDd tile overa1lccmfi&uration, ~ and IppCIrIIICe of putiIig areas IDd
cizculation drives.
Project specific standards m:i ,nill..'i""" sbalI take pR(etI~ wben ~ cODflict with tile following
guidc1.incs. All projects must be desigD:d to be accessible for.persom Wirb. disabilities in accordance
with currently applicable requirements.
SITE PLANNING
Gradinc
Development should relate to tile natural SUIIOUDdiiJgs and minimi".. grading by following tile natural
contours as much as posslble. Graded slopes should be IOUDded aDd COIItOIln:d to bleDd with tile
existing terrain. Grading should empbasize and .,.,.-,.,.. scenic vistaS IDd natural1lDdforms.
: 3-48
COMMERCLU.
Significam uatura1 vegetation mI. otber UDique features shou1d. be ~i.-l mI. iDcorporated into the
project wbeDever possible. .
Avoid large m.nll"'dIm:d slopes in favor of several "",.II<er slopes iDregIaIed tbroughout the p.ujcct.
~m.n~ slopes lie less obtrusive, mon: euily mI"5~' mI. can be used to add visuaI dI.....4,
pc mve views, mI. provide physical bu1fen wbere D'" _ury.
r....patlhWty
'Ibe III'IDpIDeJIt of structures, parlri11r mI. c:ircuJatiOQ areas, mI. open spaces shou1d ~ tile .
particu1ar c:huacII:ristic of the si1I: mI. shou1d relate to the SUlI'OIIIIIIiua built eaviroDmeat in pattI:m,
fh""'ion.. scale, cbuIctI:r mI. materials. In developed areas, DI:W projccu sbou1d meet or --ed the
staDdards of quality wbich have been set by IUI:rOUIIdiDI dcvelop..~ut .
.....,.... ~ &..~I' .
PI.,......"'1t of structures should coDSider the existing built COItteXt of tbe cOlJimerc:ial. area, the ''''"''don
of incompatible IaDI uses, the location of major tra1!ic generators, as well as an maIysis of I siIe's
characteristics and puticuJar infIueDccs.
The siting and design of strtu:tun:s and ",niI~ping should CIISUIC that they b1em1 into the tcmIin ami
not domi""", tIi.C landfOIDl as scerifroril loWer elevationS. When: feasible, locate buildiTtO com;c3I
.Iarger ~ slOpes.
. .
Structures shou1d be sited in I m......... that will compl~ adjacent structures. Sites shou1d be
deVeloped in a coordinated m......... to provide ordered diversity mI. to avoid ~1ed confUsion.
Whenever possible, DeW structures shou1d be clusteRd. This creaIes plazas mI. pedestrian n:ians IDd
prevents loog .barracks-like. rows of structures. When clustcriog is impractical, I visualliDk: between
sepanrc structures sbou1d be establishr:d. This IiDk: can be ICC"wvlishr:d through tile use of an arcade
sysll:m, trellis, or otber open structIJM.
I !Ill I
DO THI8
NOT THI8
3-49
mMMI:RCW..
RccogDize tbc Aupw,1:IUIce of spaces between SI1'1JdIDeS u "nntrf"Qt' roams" on tbc site. Outdoor spaces
sbouJd have ck:ar. =op1nhl.e ~ till! R:fIect cmful pi.."""" iDd axe DOt simply "left over" ueu
b.:t....cA strucIIm:s, Such spaces _hnoll.cl provide ~iaD _,,;,~ such u sbade Jv.nrt- IIDd
ftwmb""" .
JlniJd"" setbIcb sbou1d be . JUupO..:imuolO! to tbc scale of tbc structun:s IDd c:onsidc:rate of existiDg .
deveIuv......,..r LIqer strudID'eS -hnoJl.cI RqIIire mme -'-Ie Ilea for hilI"...... of scale IDd so u DOt to
. -:..........:..8
...'-oIC on ~&... ~,;
Frec'-mmg, singular cOllllllelCial strudJJR:S should be ori..ub:d with tbcir major entry toward tbc itteet'
wb:re access is provided. PrimaIy structun:s ........Id, DOt be obsc...o;d by secondary or.1DCilIary
strw:tures. In tbc case of Cu~ ~4. pili bQildi11p should &.......ny COIIStitu1c DO man: than
2S pcrc:em of a JUuject's sta=et ~I"',
..~
.;J ..
i IInIJ~IIIiI1I
,~I~.'
l""'''tpo structIUes IDd on-site circulation systems to minimi_ pedestrian/vehiclc cont1icts. Link '
structures to tbc public sidewalk wb:re possible with Wlltways, textured paviDg. I"nd"'''ping. IIDd
trellises. .
\
Veblc:uJar '"<Cell IIIId cin:uIadoD
Site access IDd iDtema1 circulation sbou1d promOCl:: safety, efficieDcy IDd convenience. Avoid coDflicts
between V\!!hi.,tes IDd pedestriaDs, mmimift! dcad-eud driveways, IDd provide adequate Ileal for
maneu,veriDg, ~,.Iri"i, truck staging IDd IfUIlfil1g. IDd accommtvf"til1g emetlsCJLY .,.,hi,.tes. .
ContiDuous clrcu1ation should be provided wbeDcvei possible. Tumarounds should be provided
wb:rever dead-eud driveways or parking aisles CIDDOt be avoided. Emergency vehicle access IIDd
tumarouDds sball meettbc requ4c"."oN of tbc city fire prevention bureau.
: 3-50
.~_......, .-
T................~........ ".
Q>>An'D""U
Tbe IIIDJ1ber of sm: access pam sbou1d be mmitni7Nf m! ,.....It.ed as far as possible from street
iDII:necticms. Wheuever possible, provide at least two separate cmry paims, IS far removed from ODe
IIIOtber as possible, in order to fioct1inmo eme.._y 1CCeSS.
e...
':
~..
. .
, .. ~. ,- ,
. The use. of common or shared driVeways wl1ich proyWe access to more than 9DC site is~ed aDd
inay in some. cases be rcquiJed. ... ....
Primary circu1ation drives shouIdwbm:ver possible be separate from pIrIdng areas m! provide Do
direct access to parIciq ~. .
. . .
La!,rli", m! service areas should be provided with separate access m! circulation wheDever possible.
On larger projects, curvilinear driveways which iDtmupt dIe"line of sight are 1'..:n.....d over long,
straigItt drives, provided adequate sight dP- is l'IUIinbli-.f, Decorative paving dlnnl(/ be used It
pedestri.an crossing pam.
Whenever possible, locate sUI: emries on side streets in order to minimi_ pcdestriau!vehic:uIar coDf1icts.
Avoid designs which c:ucourage !he use of public: streets.for "iDrema1" circulation.
Driveway throats adequate to stack at least ODe vehicle ""him die sidewalk sbou1d be providcd at all
access poiDrs. With larger projects m! ~j, sisDificant1y more -'"'11 area may be required.
VISion c1earm:e sball be provided at street iDreIseaioDS m! driveway areas (CVMC 12.12.120 m!
12.12.130).
Site ....to it..
PJ.-.ipal vebicu1ar access into a c:ommr:rcial project should be through au entty drive ratbcr tban a
parIciq aisle. Project cmry areas sbou1d be ~h,,"""'" m! obvious to customers. J "'''''_peel lIIt"tfi""".
emicbed pavirJg, deccnative I"MlC:aped emry ~.m! low profile mo~ sj,gns are encouraged.
3-51
OOl\Oft'D(1,U.
I'8rkiat
Parldng shou1d not be the dl;wnin..nt visual elc:mem of the site. Parldng ~ which 1CC(>I'IItftIw4.... a
significant munber of vehicles should be divided into a series of collDCCted smaller lots. ''''I1II''<"'qIiDg
. and offsetting portions of the lot are effective in rM1Jl"i71g the visual impact of .large parking aieas.
Introduce deCorative paving and canopy tices to add \>isuid interest.. . .. .
Parlcing which is visib1c l'romtlle street or other areas exposed to public view must be. scn:eued aDd
softened by '''''''-aping, earth benDs, low screen walls, or a combination tbcreof (CYMe 19.62.080).
Vl'!l:1it'l.l..r circulation aDd parldng pattems between CO...-:1I::d plnYing areas IIId within iDdividua1
parkiDg lots should be coordinated 10 minm.i7P traffic CODflicts.
The parking area should be desigued in a m..""'T which IiDts the strw:tures to tile street sidewalk
system as an exteDsion of tile pedestrian enviroumem. This can be accomplished by using design
features such as walkways with I'!nh""'"ed. paviDg, ~llis strw:tures, aDd special '''''''-aping tlatment
'!-!'i?
c::oMMII:JICAL
Desig:i1 parking areas so that pedcstriaIIs walk paraJ1eI to moviDg cars. The III:Cd for pedesttiaDs to
cross parIdng aisles and 1,...,,~ areas should be minimm.f.
. .~".'
.
~
IttHHfHtHtHtHI
8HHtHtHtHHttI
DO THIS
NOT THIS
ParIdq areas should be separated from stJ1IdUreS by a 1".......~ped strip and raised ~~ walkway.
ComiDuous COIIClete curbs deli......m,g walkways or 1".......lIpe planters may be used in lim of wbl:el
stops. "
Parlcingareas m1ist be l"ntf~~, receiving imerior as well as ~ ,t/'P;"""""t in acConi3nce with
tfie~~-Manual (CVMC.19.62.090); '. .' '. . .., - ~; ".<
.
"~.~-:""">
Pedestriaa c:ircuIatioa
SeparaIe vehicular and pedestrian CirculatiOD systaDS should be provided whenever possible. Pedestrian
.~.... between uses in crimmo:rcial dc\~ should be emphasized, iDcludiDg disri""" pedestri8II.
access from ~.street and parking areas in larpr COIDUlel'CW developments, such as sboppiDg centI;D.
A pedestrian circulation plan is ~tcd to be submitted for each project. "
Use raised pathways, 1".......l.pe pl"nrinrl1JlJJor boUuds to separate pedestrian walkways from vebic1e
circulation drives and parIdq aisles to tbr: mnirnnm 1'eas11Jle exIeDt. Appropria1e paviDa shouJd be
used wbere pc:destriaDs an: likely to cross l"ntt...,,1"'" areas. Walkways should be weD lit.
A minimum five-foot wide n:latively smooth. DOD-Slip waUciDg surface should be provided (add two feet
for walkways which also serve as wbeel stops). 1be usi: of bricIc:, interloCking pavers, ~""nr'!:d
co.....~ or other ~imjJ.... surface is eJICOUI8Fd. . At a minimulft., decorative paviDg should be used to .
d..li......tp crossings at circulatiOD drives and padciq aisles.
Amenities such as sidewalk cafes, .....ring areas and sbcltcrs should be incorporated into tbr: pedestrian
system wberever pos511Jle. AUow for visual and physical sepuation between active and passive use
areas Ihrough the use of l"ntt"",1.pe planters, low wrought iron feDCes or similar devices.
Sc:Reuiuc
WaDs should be kept to a minimuM and as low as possible while performing tbr:ir screening and security
functions. . .
.. 3-53
COMMI:RaAL
Where waDs are used at p1"i'""tj fnmta&es, or scn:cn walls are used at parking ~ or-to c:cmceaJ
storage IUd eq1.1~ areas, tbey sbould be ,t-i.,-t to b1cDd with cbe .'s arclI~. Both" sides
of aIl1""'~ walls or fcDces ohrwJJd be ucbm:cIuraI1y 1Iaied. T ..""~ sIJaa]d be used to sotII:o.
cbe ................. of fcDces IUd walls IUd to deIer pftiti (CVMC 9'.20.(55).
When security ~ is required, it should be I combiDadon of solid walls with pilas1ers IDd
decorative vieW se.,-..I~, or sbort solid wan IDd WiuuIbt iron Jrill worlI: combiDaticms. Chain UDk
or barbedlnzor wire ~;"i is gc..-raIly...... {~Ie. I..oDg ~...... ofWlJl....~ sbou1d be offset
IDd ucbm:cIuraI1y ~ to pR'IeIIt ~uj. T """_~ pockets ohtwJld be provided.
Where ... =..:,. is required, I combiDIticm of ..I_..I~ oItoo1d be used ;.",hut"" solid ma""'Vy walls,
benDs, IUd la""..-"m,. 1be.bcipt shoWd be cIetermiDaI by cbe beiIItt of the marerial or Cquipmem
beini screcDed. Chain UDk ~ witb. redwood or DeUtrIl colored .Iatti"i is ID ICCeptIbIe ICL=n:..g
materlaJ. for areas DOt visible from. public view. Exterior storage ohtw.1d be C(I..fi.~f to portions of the
sire least vWb1e to public view.
. .
. AzJy 'OUtdoor equipment, wbetber on I roof, side of I structure, or on the grouud, sbouId be
appropriately SCl"eCIIed from. view. 1be method of scr...."i'1g should be architectura11y inb:grated with
adjacent structures in tmDs of matcriaJs, color, shape and size. Where iDdividual freeIb.....;.,g
equipment is provided, a coDlimwus screen is desirable. .
; Loading
... ....- ~
L"'''f~ arid service areas should beloc..ted mi,t..qr to min;mi".. visibility, cirCulation rnnfl;,.""
IDd potentilhdvcrse noise impacts to die mnUnnm fcasiblc extent. Location at die rear of tile site
with seplI3.te access and circulation is p...r~u..d wherever posslble.
..:....-: ~:-
Screen INltfi"i areas with portiOlls of the bniltf;.,g, architectural wing walls, frccstantf;,'g walls and
lantf"'apc planri'1g. Ensure adequate noise ._nnation for adjlCCDt iDcOlllp"tJ"JJ1e land uses.
Tnsb
Trash storaae must be iuny' enclosed IDd iDcorponted within tile main structures or separate
fn;cstsntf;"i enclosures (CVMC 19.58.340). LocatioDs should be unobtrusive IDd convcnicmIy
accessiblc far trash colleCtion but DOt block circulation drives duriDg l""tf;'11 operations. Reco.....~.ud~
placcmcm is to die rear of structures within service IDdl000tfi'1g areas sctccDed from. public view aud
positioned. so as to protect adjacent uses from. noise IDd odors. . .
Enclosures should provide a tu.....dIo surface IDd be of steel rcinforccd masonry construction with frame
and face doors of heavy gauge metal jin;o'-l to .compl~ tile-project architecture and materials.
Enclosures should provide clear inierior dm.......ions of 6 ft. x 9 ft. x 5 ft. high with metal wbec1 guides
or interior curbing, IDd fronted by a 12 ft. wide CODCld1o apron of adequate thir1r-ss to protect asphalt
paving. All frlxstaDding encloSUres visible to tile public should be wcll scn:cncd with la1l(j"'aping.
Plans and specifications should be reviewed with tile city's Conservation Coordinator in order to CDSUrC
colDpanbility with current refuse IDd R9'C1iDg collection practic:cs and to ensure compliance with
applicablc waste management requirementS.
: 3-54
COMMERCIAL
Rec1dIIII
Recycling collection mi '''''''i11( ueas ....."d be fb.Ily -.-loseid 8Dd .t-i~ to accept tile m....t- 8Dd
size of c:onraiDm d r""\Ied Idequab: to serve tile project in accord.m:c with tbe standards of tile local
rec:ycJjng collection CODIpIDy.
WheDever feasible, 10Clll: rec:ycJjng ueas IdjaceDt to trash collection ueas. Use sips to clearly
distiDpish between n:cycliDa 8Dd trash couraiDI:n 8Dd tbe mataiaJs wbicb. can be placed within tbem..
. EDclosuza or c:omaiDa's should be tf-i~ to p..~t m:yc]abks from tbe ..1_..'''_
):~I.osures sbould be desigDed to camp'- tbe project .,.,h;to. tIUe 8Dd marerials, IDd be ,....,,~ in
c:mm:aieDt IDd --.,ible but UIIObtnJsive ueas well sc:m:u:d with 11I1VI".piDg. Pro1I:c;t IdjlCellt uses
from DOiSe IDd odms.
~ 8Dd speclfications should be reviewed with die city's CoIIservItion CoordiDator in order to eosure
ctm'l"'h"hility with c:urratt refuse 8Dd RCyCq collection pnoroti~ 8Dd to eusure compliauce with
appliCable waste m.lUIl~ requi.."..,......,nt..
Cart stonae
~.... ;.."..,
Shopping cart storage, where applicable, sbou41 be, incoIporated into the initial project design.
Recommended locations are withiD the main structIircs and/or within srDaII,~v"lli'-1yloc;ill:d
enClosures designedaod binrl....aped to COIiIplemeilt the No);,....... of the project: Large, fn:estaDdiDc
eoc1osuza or UJJSCreeDed .cart conaIs. _lIe fJeacraIly comideRd u........."rable.
ARCHITECTURE
Complltl"biUty
TheIe is no particular archill:etUral .style" plu1"'d forCODlDlelCial structures. mgh quality, innovative
8Dd inuogilUlrive architecture is eucouraged. Tbeusc of samdardized "CO%pOraII:. Iirchitedura1 styles
associated with c:bain-type &clli1i", is acCeptable provided tile d-ipcomp1ies fb.Ily with these
guidelines. 'Ibe-tfC'-i1J-' is exp.;..1I:d to -employ variatioas in form, buiJdi11( details 8Dd siting in order -
to create visual interest. In all cases, die chosen archiII:etUral style should be employed on all "'liMing
elevatioas.
I
.
'I'be focus is expeaed tQ be on thedevclopmem of a hip. quality com.....,ial em;....11InI'!IJt 'I'be
architecture should coasider compatibility with surrounding c:haracter, iDc1udinc barmoDious buildi11g
style, form, size, color, material. 8Dd rooftine. In developed areas, DeW projects should meet or exceed
die staDdards of quality wbicb. have been set by surrounding developmeut.
Scale
Tbe scale of DeW deve10pmeut is expected to be compatible with that of its SUl'I'OUDdings; This applies
not oll1y to die relatioaship between structures, but also to tile teIatioDSbip between structures 8Dd open
spaces and pedestrian ueas such as plazas, ~ and sidewalks.
-- 3-55
CDIMI:RaAL
At a mimnn...., tile bI:ipt of D:W clevdopmellt dvwUd "traDsitiou" from. tile heiJItt of adjacem
dcvcJ.<>p.......t. Also, varying tile beilbt of a bui1d, 10 tIW it appears to be divided iDto dioriw-t
massiDI"I-.....I" U1dIor ~1I"m,1 tile buildir1. facade by JM),~ubd. a vertical offsets in walI plaucs
can raIuce 1mi1d, bulk a is stroDgly eDCCJUraFd.
Slliltli"l scale can also be Iddressed through tile 91"l"'1 use of wiDdow pattems, roof overhanp,
awnings, ~, walI materials, colon, moldinp, fixbm:s a otber arcbiD:cturaIorna-rina., u
well u tbroagh tile use of increased setbacb a b.......~ pl"nriI1a, Build, uti,."l..tiOU a
arclI~ "-ili1Ig are particularly ~Lta4t in c:reatiQg an iJivitiq a In......" ICale It tile pouud
:. level of strudUIa. .
.. ",". .,....
Repetitive anduniform building pl"t"f'tI1"Ot and massing acates an ~g aDd IlllilPtitiBgsilc plan' '.
andstrcet SCCIIC. Clustcrbuildings~and vazy. their orieoJation in order to Create. Visual. iDtctC$t-and .
inviting spaces. The use of~, trellises aDd otber open strw:turci can be intrtvb........ to' provide
a visual aDd physical link between individual baildiJJp.
In commercial centIors, ~auchor" or major tcDaDt. bI,1~iT sboulci. be used to create hili..""", r.Itber tban
overwhelm minor teDaDt structures. Use mUb'1g, facade aiti""IUiou and ~hitooctural d-ili.. to
integrate the scale of all strw:tura within tile center. VerticallIChilcCtllral e'~~ can be used as
focal points to id....nfy ~jor """'nt!I. .
BuDdioc. faaule aad roof .......1........
Heights aDd setbacks within the same bllildi11gsbould be varied, awalI plm:s should be staggered
both horizonrally and vertically in order to proVide: visual relief from monotonous, lIDintetruptcd
expaDseS ofwalI. Large, unrelieved expIDSeS of walI can also ~ graffiti (CYMe 9.2O.05S).
B1lilding entries shou1d be readily ideDtitiable. Use ~ses, projectiODS, columns a other distinctive
1IChitec:tura1 ,,1"IDents, as well as materials and colon, to uti,."I..,.. entries.
."
:" .
y
.
COMMDta.U.
Nearly vertical, m."....rd or pitched roofs applied at tile structure's edge sbou1d be avoided. Flat roofs,
wilen combined with sIopiDc roofs, should be .....atIid imo tile structura.IlI-ip aDd sbou1d be of a
scale aDd p1"i"'" tioD. so as DOt to appear as an aftenbought or appe..daae. Roof maII:ria1s to be avoided
~bvLo c:oaugated metal or biJhly reflective ...~.
FelU h.dda
.
Building &.....b...don refers to tile arrIDFJIIeDt aDd "-ip of windoWs, doors aDd otber Clp""iI1gt on a
bo,ildil1"S surface. The size of windows aDd doors aDd usnriJOted structural tLonoili", should be
c:oordinared aDd reIab: to tile scale of tile eJcvaticm on which tbey ~.
Overheads auci aWDiDgs
, ...
AIcadcs,caoopies, tn:1lises aDd aWDings are ~Pd ~or fuuctional as well asllCSddic reasoDS.
,.,
.-
,
.
The use of awnings along a row of contiguous sttudiues should be. n:strided to awnings c:oordirJamd .
with regard to location, fonn and color. Signs on awnings should be painted on aDd be limib!ft to tile
awning's flap (VJlhl1,,.c) or to tile end panels of .",Ied, curved, or box awnings.
~ aDd colan
Colors aDd materials should be consistent with tile cbosen architcctura1 style aDd compab."1e with tile
cbaracter of sutroUJIdiDg development. An exception is where tile colors of adjacent structures diverge
. aprifito.'l1ltly from tbese JlUIl..li-,.
3-57
co...--cw..
Materials for """""-cial projects d1nuJd be durable IIId require low m"i..-.".".... '!bey sbou1cf be
CODSisteDtly applil:d IIId work lwmoDiously with Idjaccm materials. Pi<<"""'Il M'lhialliahm"'1tS, IIId
frequem c:IIaJJFS in materials sbauld be avoided. MatI:ria1s tend to appear p,hmonti..11IId inrca.<al wbl:n
mmriaJ. c:IIaJJFS occur at c:baups in plmte.
The color palette shou1d be se1ected c:aretblly. Suhtlued color c:ombinatious. conn.m.g of a limit.od
DIIIIIbcr of colors are encouraged. Larp areas of nm.n~ white color IIId vibrant compositious shou1d
be avoided. VIriatious In &bade or toDI: can be used to I!'!IIh......c form IIId heighrcu. i.4...~
Colors should be used to art,i.......too emries or otber uchit=Iural features. The use of color OJ' color
c:ombinatious to ~ tile bll;Jd"" or lIlY of iD ~...........I. into a sip, such IS "coq.u.m: color
stripiDa", is stroDgly discouraged.
Graffiti ch.~'~}A...lG..tion should be COIISidered in tile sc1ection of blli1dn,g maIeria1s, paims IIId
otber I'Iutla.tive """tiftII' (CYMC 9.20;055).
. M'_h..~ and utility tliuiy..-..t
All ",...,h"nitoa! equtpm..m wbetbcr mOUDtl:d on tbc roof, side of a struI:ture or on tbe ground sbaII be
screened from. view (CYMC IS.16.~0). Utility meters IIId equipment sjaouId 'be placed in loCations
. which arc not exposed to view from the stJ:eet Or be suitably sc~_ All SClCCDing. devices should
. be compatible with the architecturc~ materiallind ~10J' Qf the adj~shuct1ucS.
The scr-n;", of roof-mounted equipment is ~ to be incorporated into tbe design of the roof.
Full parapets, slopiDa roofs and low parapets with suppl~1 screens may be used to screen roof
equipment provided that roof-inOUDted screen walls are fully inregratcd with the buiJdi'1gs architecture;
"fenc;e-rype" screening is generally considered unac:ceptable. ~
M"",h2ftical equipment is expected to be lOcated below tbe roofliDe. Equipmem visible from the upper
floors of adjacent building~ or other elevated locatiollS should be iDsta11ed in an orderly, compact
m..rmoor and should be colored to coordinate with the color of the roof suiface on which it is placed.
Noise atteDuation should be considered in the case of adjacent incompAtible uses.
Satellite dish antcmJas are f'requem1y used for commercial ctm1ml1ni{"ltions and should be .considered
early in the design process in terms of locad~ and required screening (CYMC 19.30.040).
3-58
.,
-_.""" -..
COMMntCIAL
-
Solar panels should be ~..aa:d iDrD die roof "-ip.. Solar pauels placed on sloped roofs sbouId be
pmJlel to and resting on die roOf slope. Frames. sbouId coordiDate with roof colors.
Sloped and racked collectors may be used on flat roof areas if collecton are JQ("-'II~ in die interior
. portion of the roOf; weI1 away from the pc:rimeII:f, and die neb are enclosed on die slopiDg aud back
sides and colored to coordinate with roof colors.
Gotten, dowaspoats ..... ftIIts
Gutters and doWDlpOUtS sbouId be coacea1ed UDless "-i8""" u an architecttuaJ. feature. Exposed
JUttcn and doWDlpOUtS DOt used u U"'hitJi.OtmaI !eaIures UvwJId be colored to coordinate with die
surface.to whichtbey are cfto..1)M. Roofvems chrmld be coloRd to coordinate widiroofiDa 1IIIferial.
'~I
T .tVrilll should be used to provide U1"m;-rinIJ, for die security and safety of on-me areas such u
cntrics, parldDg, Incdn,g, sbippiDg and ra:eMq, palhways aud worIdDI areas. , ~P'"1I can also be
used to deter graffiti (CVMC 9.20.05S). The d-iJ1' of light fixtures aud dleir struc1I1ral support should
be architec1ura11y CO'I.Ja..n"h1e with die main strucb1ra. .
Building illllmination and ~tccturaI. IigIttiDg should be -indirect uid "O~cd from view. -. ~iIcct
waIl ligIttiDg,wall "wa~hi-.,g" froIilconcca1cd fixtureS, andlavd'il"ape lighting is CIIICOUIag1:dprovidcd
it is subtle and not overly brigbL' .. . ....
. An exterior liJI'ri111 sbaIl be selective and shielded to confiDe light within the site and preVCltt glare 0Dt0
adjacent propoatics or ItI:eCU(CVMC 19.66.100). .
Sips
See also the Sign Design Guidelines in this Manual. For allowable sign types and sizes refer to tbc sign
provisioDS in Cbapter19 of the MwUcipaI Code.
Every structure and c:ommercial Complex sbould be desigDed with a precise CODCCpt for adequate
signiug. Provisions for sign placement. sip scale in relationship with die site and buildiDg, aud sign
readability are CXlJC'r= to be considered in developing the project design IDd signiug COJIC!:Pt. All
siguing should be highly compatible with the bllildillllDd site d..,ign relative tb size, color, 1IIIferial,
aud plac-.ot.
Signs should be charactcrized by restraint IDd desigDcd u supportive e1"tU1:Dts to IIDd use. They are
inb:Dded to "j,ll'!ntify" businesses aud DOt to advertise products or display iDfonuation DOt part of tbc
IIIIIDC of the bus;.......s. .
Low-profile monnment signs and mdividually cut (I'MnnI'!Q letter signs are die preferred altemative for
busiDcss id""rific:ation wb:ncver possible. Fm:sblnding pole aud pylon signs are strongly discouraged.
3-59
-
'.
CQaIUII'II<UL
Where sc:vera1 .,"",,"" ~i tbc same site, iDdividual wall IIIOUIIted sips 1ft appropriate in
combination with a IDQIIIJ_ sip id=tifyiDg _ devclopmedt,pnd.Iddress.
Roof sips qr wall sips which ertf!nd above tbc roofliDe 1ft .......aIly prohibited. StaDdardized
.corporate. sips 1ft 1ICCeptIb1e oaIy if they comply with these I'Jid..li....... PaiDb:d waIl sigDs m1
expoeed sign .caDS. which 1ft DOt incOIporated into tbc structure oftbc buU""" or a J1'OUDII mOm--
ue ~ ~ IIft~ ~~Ie.
iI1Ln~
BII. < ....1-;-1
I
DO THIS
NOT THIS
LANDSCAPING
Refer to the T "ntI.,."pe Mauuai for the city's complete I~""'.,."pe pl"ntil\g and irrigation standards.
. All areaS not cove:=! by strucIlircs, drives, pazkingor paving should be appropriately arid piofessionally.
. b""''''~, Drought tolerant planting sho1i1dbC:~ emphasized.in ai:cOrdaucc with tbe'rcqiilremcms of
tbc T """""'''P'' Mauua1.
T """""'aping for COIIID1el'Cial uses should be used to defmc specific IRIS by helping tQ focus on
cntrauces to buildings IDd parldDg lots, define tbe edges of various lIDd uses, provide traQSititm b.:tweeo.
ueighboring ji.u~ (buffering), IDd provide sc:recuing for parking, loading and equipment IRIS.
T """"'aping should generally CODStitllte DO less than IS peIcem of tbc gross site uea, and a minimum
of 10perceD1 ofparkiDg IRIS. Use dense fonnatioDS IDd layering of plants to achieve imm""i"too effect
when ph.nti"i is used as tile primaIy meaDS to screen parIdDa.
T ~""""'''ping should be in scale with adjacent sttuc:tures aDd be of appropriate size at maturity to
accomplish its i.-MI't! purpose. Use larger specimen trees at major entrances IDd along street
frontages and in larger open space ax'eas. Flowering IDd multi-trunk species 1ft eucouraged.
T ,,""'or'lping should be used I1'OUIId the base of buildings, wa1ls IDd fences to soften tile edge between
pavement and structures. A minimum.- clear width of five feet is generally required in order to provide
an appropriate pl"nting space. This should be enlarged at building entrances to provide focus.
T """"'aping in IDd U'OUIId entrances m1 drives must be desigDed to maintain sight distm:es (CVMC
12.12.120 and 12.12.130).
Tr=s should be located throughout tbc parkiDg lot aDd IIOt simply at tbe ends of parking aisles.
3-60
~__~".. ...... "."",",.,_~ -F
COMMDaAL
.
T "''''''"'"''Ping sbou1d be 1'0"'1b.~ from Vl'hv,,".,,".. pedestrian CDCfO'U'''"-t by IIised pl."""'r
surfaCes, dqm:ssed walks, or die use of curbs. App..~ paviDa dvw.Ild be used wilen: pedesttians
are lila:l.y to cross I.nd.. ~ lIeU. C<>IL.~ die use of "m.Catuae" for lIeU used eIClusively for
-.......1 vebicle tImIImuDds. .
ViDes aDd climbing plaDrs ~ated upon buiJdi11p, trellis, aDd perimeter ptdcn walls can be effective
in so&uiug die appearance of structuIes aDd in ~u~ pf6ti aDd are eacouraged wilen: appo....o.
(CYMC 9.20.(55).
Avoid water nmoff tbrough plaDll:r lIeU or IICnIII pedestrian walkways. Drainage ..I.......,.... wbich
ctissec:t paving sbou1d compl""""1t die paving "-iw'. .
Use plants in perm.- """"'~ for ....ha... - of sidewalk sbops, plazu, aDd courtyuds.
At maturity, trees ..hQgId be Ible to be ~:.;...--4 10 feet above pound aDd shrubs ,~ be m.inta~
at a b!:ight of approrim."'ly 3~ feet to provide adequate visibilily. Use ~ trees with unique
structUral qualities wIIenever possible.
T "nrl"",'IpUJg should be pl......... IDd m.intaillf'!d to avoid c:reatiq "hidiDg places" for possible c:rlmiDa1
activity.
."
..
\
3-61
DESIGN GUIDELINES
Industrial.
,
.
. 3-62
- -,. - -.' - .........-.-.
INDUS'I'RIAL
Vr:ry little tlvw,r WI! Jiv= in tile put to tile appearm:c, or even tit""'ion, of indllotrial develol:'''~'''
Older iDdustriaI areas wen: most oftm1 'nr"~ "on tile otber side of tile tracks", physicany if DOt
visually sc:parum from tile hal"""" of tile O'.........nity. The ~h..is WI! on """'.-ree. and tile
frr:~-ntli"" factories. WIlPhou" and supply yards which made uptbcse areas wen: aeucrany leftaione
to ti.mction and appear as they chose to. A aood......'"'W\e is ChuIa VJSIa's early bayfnmt.
As commll..m- have J1'OWI1, I11III)' of tbese older indnqrlaI areas lie 110 1cmaer on tile 0IItSkiIts. but
lie tile ~ti~ of tile city. IDdustry is also a~a.lly IIIQR I:OI"J"'to'ble. due in 110 small put to
health IDd envi.......~.....1 regulatiODS. IDd most DeW ind...~ deve1~ occurs in pn:plto~
employmem ~.. I~ close to tile hnmo!!o of tile employees who worlc tbcze. ~1Ie of tbcse
factors. it is JIOW RCOIJIim1 tbIt industry JIIIISt be fWJy ~ with tile larger co.......mity. both
flmctionally and 1estbeticaI1y.
The I"id..li""", for industrial deveI~ lie int.orv4"" to:
EDcouragc projects which respect tile cIwacter and scale of Idjoining developmcm, with
particular -.orion to sites in older. mixcd-use areas. and sites which Idjoin resWnti,,1
neigbborhoods or otber uses which may be particularly sensitive to tile scale and impacts
of iDdustriaI devel"l"'-'4.,:
Promote. a fimctionaI and attractive amlDgemem of buildjngs, open 5p;u:eS, Parlcing;
circulation and loading areas which arc sensitive. \Q the physical clwacti:ristics aDiI
coDStIaiDts of tile site. and which provide efficiellt and plp",~ places to work;
Create a high quality of architeCturaI and I,,""~ desiin, with an emphasis on.
fuuctional Deeds. reducing tile apparent mass of large scale buildings, and ~,_...
buffering 1"""i"I, storage and worlcing ueas from incompatible land uses and from tile
public view.
Project specific standards and I',w.li.- shall tab p~ecedence when in conflict with tile fonowing
guoo..li.-. An projects JllllStbe designed to be accessible for perIODS with disabilities in ICCOrdance
with c:un=Iy applicable JeqUi.~..~.iI,. .
SITE PLANNING
GradiDg
Development should relate to tile IWUral surroundings and mi"inliyp grading by fonowing the IWUral
comours as much as possible. Graded slopes should be roauded and coatourecl to blend with tile
existiug terrain.
Gnding should empbasize and accemuate scenic: vistas and IWUral Iandfomis. Sipificam IWUral
vegetation and other unique. features should be retaiD:d and incorporated into the project wbcnever
possible. .
3-63
INDtJS'I'IU4L
Avoid large IJUIDI1factun:d slopes in favor of several mtJIlIl!f slopes integrated tbroughout tbe project.
~m..lI,=, slopes m: less obcrusive. more easily revC&~ mI can be used to add visua1 iDre....at:
.... mve views. mI provide physical bu1f~ wbcre ne-:.',1IY. .
C-..a-AIhR1tJ
.
The III3JIFIDeDt of sttuctura. parkiJJg mI cixcuIation areas. mI open spaces .hnnld ra:opUze tbe
particular c:bancteristics of tbe site mI should reJate to tbe - sumJIIDdiua built ea.h..n';~'d in pIttem,
flmcti.0D, scale. cbaracter mI materiaJs. In developed areas. DIIW p.ujects shou1d meet or ~ceed tbe
-""""lis of qualky wIUch have been set by SIJn'I1I'''''i11r dcve.Iop..u..ui.
Use tecImiques such u bl1ildi11r rl.:-........~ mI ~..I~"OII, iDcn:ased ........""'. screen WIUs mI
I.."". apiug to buffer iIrnnT"""bte laud uses fnJm. iDdustria1 opcratiwa.
:'.
Site ---.,. ..........jb
The main C!I~~ of SOUDd industrial site cbign iD::1ude: c:omrolled site ~; service areas 'ocated
at tbe sides IDd rear of buildinl'l: c:onveuieut access. visitor partiDg and on-site circuImoa; .....~..:f\1
of outdoor storase. wodc areas IDd equipmaIt; ""'P""n. on tbe main buildi", emry and 1""""'~iDg.
and; '''''''_peel open space.
BuDdiq pi" .......c
,
pI""""'-r of structIues should coDsidi:r If!e existing built context of tbe indnUtial area, tbe location of
incompatible IIDd uses. tile location of major traffic geDCrators u wen u an lDaIysis of a site.s
cbIracteristics IDd particuIar iDflum:es.
Tbc sitiDg IDd desip. of structures and h'''''sc'piDg should eDSUre tbat tbey b1eDd iDro tile terrain and
DOt dominate tile 1IDdform u seen from lower elevatioDs. Where feuibte. locate bl1i1d~ to conceal
larger graded slopes.
A variety of buUdiDg and parlciDg sCtbacks should be provided in order to -create diversity and avoid
Icmg IDOIIOtollOUS buildi", ~""'es.
.. 3-64
INDVSI'U.U.
III
II':
........-;... .:~..;~~"...\....: :;...,::~...::.
'":,....1... .....~ ......:. '::. ,::"'.....~.
Bnildi.,. setbIcb sbouId be l'<upumODilte to tile scale of the structuIa IDI CoIIsjd~..ltIw of existiDs
deve1ol'.....4.. Larpr II1'IIdUn:S sbouId require more -'-II- Ila for bool.- of scale IDlso IS DOt to
impose on ueigbboriug uses.
The provision of outdoor patio IDlleisuIe areas for employees is strongly eD:OUrIpd. P1ace itrudures
to create spaces for plazas, courts IDI prdcDs. ~k areas can often be used to provide space for.
patio areas. .
. Loc:ite structures and on-site circulation systems to minimi7E" pcdcstrian/vchicIe cimflirt~.. =link
structures to the pubiicsidewalk: where possible with - walkways, teXtun:d paving, lanc:lSc.qnDg, and
trellises. .
Vehicular -"CeSS and c:irrnl!ltlnn
Site l.Ct:ess IDI iDtema1 circulation ihouId promote safety, efficicDcy IDI conv~~. Avoid CODflicts
between Vl!hk'~ IDI pedestrians, m;nim;.,.. deId-ad driveways, IDI provide Idequate areas for
JDa11I:Uvering, """'Iri'1g, truck staging IDII()IId;l'Ig, IDI accommndilril'lg emetge....i Vl!hi",les.
3-65
,:.....\..
JNDUn'JU.U.
Tbc mnn""r of site "'"teSS pam should be minimi-.l and I",."ted IS far IS poSSlDIe from. street
iDtenec:ti.ms. WbeDever poISJDIe. provide at _ two separate catty poims. IS far zemoved from. ODe
IIIOtbcr IS poISJDIe. in order to f'acilitab: emt..e...y access. The use of common driwways which
provide access to II10R tbaa ODe site is c:ucourap:d and may in some caas be IeqIIiRd.
Driveway throats adequate to stack at _ ODe vebicIe ......ind the sidcwa1k sbou1d be provided at all
~s pam. With 'larger ...ujc(:b or access poims which Iene IiVcIt traffic. .ipifhntly more
_Iring m:a may be n:quimI.
Primary circulation drives sbou1d. wbm:ver possible be separate tiOm parlciug m:as and provide 110
direct -ess to paItiua spICeS. Decorative paviDc w.o'ld.be UIed at~~iIon c:rn-i11a poims IdjlCeltt
to public .. (ess "IRIS.
1...,.il\l and service m:as sbou1d be provided with sepIrIIe access and cjrr"d.tinn wbc....er possible.
Emraucea and exits to and from. paItiua and "..", f'.MlitiM dJrWd be cJar1y mnl.... with ~u...iare
directional siam&e wb= JDDltiple access pam are piOvided.
ComiDuous c:irrn1.ri'JD should be provided whm:ver possible. Tumarouuds w.o'lcI be ~
wberever de8d-eud driwways or partiJJg aisles CIDDOt be avoided. :F.mc..-cy vebicIe access IDd
tum.irounds sha11 meet the requircmems of the city fire p....eotion bJucau.
Vision clearance shiI.1t be provided at street. ~ons and drivcwayareas (CYMC 12.12.120 ~ .
12.12.130). . . ..
Site entries
PriDcipal ~Iar "CCCSs into a iDdustrial project should be through an euiry drive ratber tban a par1dug
aisle. Project eutry m:as should be ""...~ and obvious to the customer. T ..nil_aped "",',Ii.no,
eDriclJed paviDa. decorative ,.nd-'PCd catty walls and low profile JDOIIInnem sips are cncourqed.
.
PuIdoa
-
..
.'
.The industria1 site shou1d be a self -coIIf2i""" dcvdopment capable of accomm.ncI.ti"l its own automobile
and truck parking needs. The use of tile public street for parldna and stagiug of trucks is DOt allowed.
3-66
1'11__ .-....-......._", ."",,4~
INDtBI'IW.
TIle parking lot IDd cars should DOt be tile dnrni_ visual ..1- of tbe site. Larae ~neive paved
areas l......tood between tile stn:ct IDd tile blJ11di"l an: to be avoided in favor of an.llef multiple lots
separated by l....t...~ IDd bn'I1"iI1p. Wtk~ deco...aye pavina aud cmopy trees to add visua1
~...4..
Parting wbich is. visible from tile street or otbI:r areas ~ to public view must be sc::rocu.d IDd
softr:Dr:d by I.""~. earth be:rms. low scmm walls. or a cambm.ti""! tbereof (CYMC 19.62.080).
~,
"
Vchicu1ar cir=l.ti()J1 IDd parldDg pattmls between ~1I;d parking areas IDd within individual
parking lots ~hnnld be c:oordinaI2:d to minimi.,., traffic: c:onfl".....
. The parking area should be di:sigued in a Jrulni1~ which links the Structures to the street sidewalk
system, as an extension of the pedestrian cnv4o.....~ This can be acCop:Jplisbr:d by USiDg deSign
features such as walkways with ....Im....-l paviDg. trc:llis structiues, IDd spcciall.ntI"'""PiDg tp.._
Design parking areas so that pedestrians walk paraI1el to moviDg cars. TIle Deed for pcdestdans to Cl'OSI
parking aisles IDd I......~ areas sbau1c1 be minimiwoeJ..
Parking areas sbou1d be separated from IIt1'W:IIIreS by a 1,........1ped strip IDd raised COIIClI:te walkway.
Continuous COD..&Gk; curbs rt..Im...ri"l walkways or I.nd...~ plaDters should be used in lieu of wbecl
stops.
Parting areas sball be I......ec:'~. receiviDg interior as well as perimeter u-tm_ in accordaoce with
tile city T ..."".... MauuaI.
Pedestriaa drrnlJltinq
,
Separate vehicular and pedestrian circulation SYSfmDS should be provided wbcDever possible. A
pedestrian circulation plan is expected to be submitted for each project.
Use raised pathwaYS. I.......... pl.ntil1g lDdJor bollards to separate pedestrian walkways from vehicle
ciIcu1ation drives IDd parting aisles to the mnim"m feasible extent. ApplUp.iate paving should be
used wbere pedestrians an: likely to Cl'OSI I.nd... 1po;d areas. Walkways should be well lit
A minimum five-foot wide relatively smooth..lIOI1-slip walking surf\ice should be provided (add two feet
for walkways wbich also serve as wbecl stops). The use of brick, interIndril1g pavers. f!nIm....-l
CODCretc or other similar surfIIie is ~. . At a mmimi11D.. decorative .paviDg should be used to
delineate crossings at circulation drives ~ parlcing aisles adjacent to public access areas. .
3-67
...- .--"'-- .~."...-.~
JNDtB'nW.
r.o.~1
Ln-diY1g IDd service areas sbou1cI be 10< A''"''!I1Dd ,wi.,... to mmn..i_ visibility. Plac ...-t of 1n..tiY1g
docks at the from of structures or otber biPlY visible areas is lhuug1y iIisc:ourqed. v-ticm at tile
rear of the site with iI:parate ICCeSS IDd ciIr'llI.non is 1U..A...r...4 wb......~ possible.
Screen 'nJllti", areas. with portions of the bujldi"" uchiteccuraI wiDa WIlls, fDeel't.nd, Wlllsmd
I.M'"('1pe pi"""",, EDsuie IdequaIe mise -..non for Idjacem iDcou.v-~1e laud uses.
~~
,:.t::.'
..
-
I "
.~ p~
'..',
".." I 4"'
~. '--;.-
. -~. -,
Separate I""di"lldivities from. "~bi1e IJIIlfdnI md public ICCeSS .Iias. R-1rI"I from the public
street onro the site for I"""i", blocks tile street md r..,SCI UDSIfe truck ~ md shouId be
avoided. Ln-dil1g facili~ shouId be offset from driveway ~....
Walls aad so._,inl
I
Walls serve a major ftmction in the iDdustria11.M....~~ to provide security, md to screen automobiles,
l"""i11l md storage areas, IDd utility structures. However, WIlls sbou1d be kept to a mmimtlm md as
low as posSIble while pe.fuuuiDg their scr-ni11l md security fimctioas.
. .
Where walls are used at P'''t''"'Li frontages, '01' sc:recnwaIIs are used to COIICeaI storage md equipn_.j{
areas, they should be desigDed to bleud with the site's architecture. Both sides of all perimeter WIlls
sbouId be architecturaIIy treated. ,,,';""""piDg shDuId be used to soften tile -PPearm:e of WIlls md to
deter graffiti (CVMC 9.20.055). .
- 3-68"
~
When sca...itj ~ is required, it sbou1cf be a ~n of solid waDs with PiJaslers and
decorative view seg..~..I~, or sbort solid waDs mI Wmupt iron grill work combiDaDons. Chain JiDk
or barbedlrazor wire ~UJg sbou1d be avoided mI is aeucrany U_ {'"'PtdJle for any ~ ~ to
public view. Loag ~...... of waIlll1lflces ."'-11d be oftSet and ard1iteduraUy desigDed to prevem
monocmiy. T ..nd...~ pnrlnots aIInWd be providecI.
I J
.
I I
~
.
Wbere scz-..:.,. is required, a combiDation of ..I~ should be used iDc1uding solid masomy waDs,
berms, and land"'"'lping. 11ie height shou1d be det.ennincd by the height of1bc material or equipmcm
being SCICeDcd. Chain link fencing with redwood or DCUtral colored slatting may. be an.acceptable
screening material for areas not visible from public ~', Exterior storage sIlouId be cOnfined to
- portions oftbC Site least visible to publiC ,view. ___ _'. _'
." .' - .' . .~ . '.. :
A1Jy outdoor equipmem, whetber on a. roof, side of a 1tI'UCtule, or on 1bc ground, Should be
"P",lu",lia1ely SQ;~ from view. TIle method of scr-nit,g should be arcbitecuua11y ~iIIed with
. adjacent structures intcrms of materials, color, sbape and size. When: iDdividua1 freestmfing
equipment is provided, a conrim1ous scr=a is cIesirab1e. . ..,____._..
Trash
Trash stonge must be fully eaclosed and inco'J:'U,..rcd witbin 1bc main structures or separate
frecstJ"..fi.. enclosures (CVMC 19.58.340). l"'"Uious shou1d be IIDObtrusive and convenieur1y
"'"'"'"$rible for trash co1lcction but DOt block circulation driVes during 1000,1i.. operations. iec-....... ~nrlood
plai:emcm is to the rear of structures within scrvicc and !"""it,g mas screco..d from public view and
positioned so u to protect adjacent iII:ompanble uses from mise mI ~.
Euc10sures shou1d provide a CODCrcte surface and be of stcc1 reinforced masomy construction with frame
and face doors of heavy gauge metal finiah<o(l to complement the project architecture mI materials.
Enclosures should provide clear inrcrior dimensions of 6 ft. x 9 ft. x S ft. high with mctal wbecI guides
or interior curbing, and floated by a 12 ft. wiele COD..,.o;;fI; apron ofldequatc thi",lnvocs to protect aspbalt
. paving. AIl frUSl:.nding cuclosures visible to the public should be well sc.~ with l.nrlOClping.
P1ans and spccifi""'tiODSshould be reviewed with the city's Conservation Coordinator in order to CDSIU'C
companbility with current refuse .and recycling collection practices and to CDSIU'C comp1iaDcc with
applicable WUtc ~ ~~,""',b.
: ~-fi9
.,,,.
INDUS'I'UAL
Rec1dIaI
R.ecyc:liq collection mI J...dn,g areas .~ be fDIly eaclOled mI "-ig7""f to accept tile IDIIDber mI
size of CODIaiDr:rs d_"..,.J adequate to serve tile project in acc:ordaDce with tile IIbIM"...u of die local
ra:ycliDg collection ~.
.
WbeDever feasible, locate rccyc:liDa areas Idjaa:m to truh collectiou. areas. Use sips to clearlY
distinguish between recycq mI truh CODIaUIers mI tile materials which can be placed witbin tbem.
Enclosures or CODIaiDr:rs sbould be desiJned to plOOocl recyclables from. tile eI""'=b.
Enclosures shou1d be d~ to compl- tile project 1J'I!h~ IDd materials, IDd be I.......~ in
c:onveuii:m mI "tt..,ible but UDObttusive areas well ~ with l..m~. Pl~ IdjaceDt uses
from. noise mI odors.
Plans mI ~flr-"ti"tlS sbould be reviewed with tile city's Coaservation CoordiDator in order to c:IISUle
cv,,':!-ti):Iility with c:urrem muse mI rccyc:liDa collection practices mI to eusurc compliauce with
app1icable waste JDIDaFIDeIIt recp:.;.",,~-;
ARCHITECTURE
, Compatibility
"
. . . .
There is'no particular archiiccturaI ~style. propo5l;d for industrial stItu:turcS. High Quality; innovative "
, mI imaginative arcbitecturc is cDcotuagcd. 'Ibe focus is cxpcc;taI to be on tile dcvc10pmcnt of a high
quality indnstrial enviroDmem. The architcctl1M sbould CODSider ~~dbility :M1h swrouDI;IiDg
cbaracter. i'1Clllili"l harmonious buildi." style. form, size, color, mamrial mI roofliDe. In developed
areas, -a:w projeets 1IioIim'. or exceed tile staDdards of quality which have been set by SUII'OUDding
devclopmeat. ,
-."
The d-ipr is expected to employ varlatioDs in fmm, INi1lfi", details IDd siting in order to CI1:ate
visual iura....t In all cues, the chosen architectural style sbould be employed on all blllildi",
elevations. '
ScIIIe
TniI1Jstrial strUctures are often by becessity large, ~ blllillfi"l". but ucec:t1lOt appear mODOtOllOUS
aud UDattnctive. Listed below IDd in tbe fonowq sections are a variety of desip _hniques to Rduce
die scale mI ....h,,~ die aiJpeuauce of iMIIIVrial strudUres.
" 3-70
INDtJS'l'8W.
Repetitive md ~u.O. hllitd~ plllC......- md......i.. creates a IDOIIOtoIIDUs md UDinviting site plan
and street scc:ac. WbI= possible, cb',... buiJdi111' and V.Il)' tbeir ori""""rinn in,order 10 creare visual
l&4I....st and inviting spaces. TbI: use of arcades, treIIises and otber open structures can be imrndn.....t
to provide a visual md physicalliDk between iDdividua1 hnild".
BuD"'. facade aad roof ~I""""
Hc;igItts and ~b witbin tile ~ buiJdi'1l should be varied, and waD plaDc;s should be S13ggI:red
both horizoDra1J.y and vertically in order to create pockets of light and shadow and provide visua1 telid
from 1DOIIOtODOUS, ~ ~n_ of wall. Large, umeIic;ved ~:-m of Wan em also
m:ouraae araf6d (CYMC 9.20.~5).
"
EJ:rtrics to industrial SII11c:tItteS should poIuaY a quality appcarancc while being an:bitectura1ly tied intQ
the overall mass mr:I bnjJdi'1l comjJositioa. " '- ":" :" ' ',., ,', , .,.
Nearly vertical roofs (A-frames) md pio:.........1 ....n..nJ roofs (used on a portion of the building
perimeter only) should DOt be utilized. Mansard roofs should '!flIP IIIOUIId tile cndn: pc;rimeter of the
structun:. Roof materials to be avoidcdiDc1ude ~ metal or highly n:tlectivc surfaces.
Metal buildings may be used but must be tI-ipod 10 appear U CODVeIItionally bg.ilt ~ in
accordance with md subject to all of tile d_ign l"i<l"I;",;" for inmlstrial bvitdi'lp.
Feao::Stt atioa
windows and doors are key dlOU1e4tS of any ~'s fonn, md should relate to tile scale of tile
elevation on which they appear. ,Windows md doors can establish character by tlleir rhytbm and
.Pi.., , ,
v_-'J'
Rolling shutter doors located on the inside of the buDdinl are the pICfcrred method for providing large
loading doors while keeping a clean, UDCluttcrcd appearance from the Cxtcrlor.
Materials and colors
Colors md materials should be cousistcnt with tile t'JIoscn art:hitcctura1 style and ccnnpatible with the
character of surrouDding dcvdOpment. Sensitive alteration of colors and materials can produce diversity
&lid cnh.ftt"~ architectural forms.
3-71
INIKJSDIAL
MateiiaJs for iD:Iustria1 projc:ds _""I1I<J be durable mlrequire low "'"i.-........... 'IbI:y should be
....-;-ly applied mlwori: """"""iously withllljlCellt materials. Pi<< "'~ I!mJv.IIi_""-1t mI
frecp:Dt cbauges in materials sbouJd be avoided. Materials 1mI to appear ~ntilll mI ~al wilen
material cbauges occur at dJau&es inplaD:. - -
-Avoid highly ~ve surfaces, nposed pzecision block walls, mI materials with hiP "'"~_
such as _nwt wood, -m."J~ or meraI sidiDa. - .
The color paII:ttc should be telectc:d c:arefiJlly. - Subrb"'<! color combiDatioas COIISistiDi of a limited
"'''''Jv.t of colon are c:ucouraged. Larae areas of :..I~..... white color mI vibrant ~ sbould
be avoided. VarillriQas in shade or toDr: can be used to _M~ fonD mllII'!i~ hm....... _
Colors should be used to artW-t..II'" emria or otbcr U"'h~tral feabua. Tbe use of color or color
combiDatiOllS to trlDSform tbe bund, or my of its "I........," iDI:o a sip, such IS "cOIpOlate color
sttipiq", is strouaIy discourapL
Graffiti ~b...o.l.......Iprotl:ction should be CODSidered in tbe seledion of !lni"', materials, paints IDd
odIer ptob.1:ive ."."ti.,.. (CYMC 9.20.(55).
M.......nlcal and utDIty equi....._....
All ID""h:mi"al equipment ~ m~ On the roof, sidc'<Jf ast:ruc:tlUc. or oil the~ ~
screened from view (CVMC lS.16;(30)~ UtilitY metcIs ami c:qt.iprnror sbouId be placed in l~
which are DOt ~'tpOSCd to view from the street or be suitably scree...d. AU scr-nior devices should
be comp.h"hle with tbe archita:ture, Diaterial aud color of tbe adjlCellt ~.
.-
The scr-ni11g of roof-mOlUtted equipment is cxpedI:d to be inanporated iDI:o tbe design of tbe roof.
Full parapets, ilopiqroofs mI.low parapets with suppJ"","",."'1 SCReIIS may be used to screen roof
cquipmem provided tbat roof-mOlUtted screen waDs are tully inrqratcd with tbe btli"'i".,. wm..uue;
"feDcc-type" Scr-ni"l is ieDe.ally colllidcred "~Ie.
LOW PARAPET WITH eCREE'"
PULL PARAPET
eLOPING ROO'
M....Jt.ni.;:al equipment is expected to be located below tbe rooflipe. Equipllk;u1 visible from tbe upper
floors of adjacem buildings or other elevated locatiODS should be installed in aD orderly. compact
"''''''''''I' IDd Should be colored to coordiDate with die color of tbe roof surface 011 which it is placed.
Noise .ttPm."tion should be coDSidered in die case of adjacem: iDco.:ut"'h"h1e uses. .
:
3-72
INDUS'I'mAL
SatJ!!1I1t.. dish "..1--...:'" are fRqucady usa1 for brl"~ t'ftIIInIImit-..tions and sbould be "OIIIidered early
in die ~gJ'I p&~ in 1I:nDS of l",.,mon and required ~iI1g (CVMC 19.22.030).
Solar panels sbouId be ~.dIod iDro die roof d-ip Solar pIIIeJs placed on sloped roofs shou1d be
paraDe! to and n:stiq on die roof sIopc. FraaIiCS sbouJd.coordiDab: willi roof colors.
Sloped and ncb:d coDectors may be usa1 on flat roof.1IaS if co11ec:tms are Incmd in die iDIerior
portion of die roof, well.way from die }I"A~, iDd die racks an: I!nr.tosed. on die slopiDa and hick
sides and colored to coordiDab: willi roof colors.
, .1""1
T .igJ>ring "h()ltld be used TO provide illum;morion for die security and safety of on-site lMIS.such as
entries, pathways, and parking and workiDg IIRU. T.igJwtiI1g can also be used. to deter graffiti (CYMC
9.20.055). The design of li8ht fixtures and dleir sttuctmal-wud sbouId be arcbita:tura11y """'P"""le
with die main ItrUctIues on-site.
Building illllm;morion and architl:ctl1Ial J\gJJri"l sbouId be indirect and concealed from vieW. Indir=t
walllightiDg, wall "washing" from c:onccaled fixtures and I"nd",,~ ligJtt"1g is encouragecI provided
it is subtle and DOt overly bright. .
. .
All exterior lighting shall be selective and shielded TO c'orifinc light.within tbC site and pICVCDt giarc onto
adjaccut illu~~ or streets (CVMC 19.66.1(0).. .. "
Sips
See also tbC Sign Design GuideliDes in tbis Manual. For allowable sign types and sizes refer to die sign
provisions in Cbapter 19 of tile M1IDicipal Code.
Every sttucture and iDdustria1 complex should be designed with a precise concept for adequate signing.
Provisions for sign pl,,\:m1eDt. sign scale in relationship with tile site and build;.., and sign Ielldability
an: expected to be considered in deve1opiJ11 die project delip and siJDiDI ccmcept. All signiq sbauld
be highly compai:J."le with die "',ild;", and sue design relative to size, color, ma1eriaJ., and pl-
Sign locations, types, sizes, and style should be identified on die project plans.
Signs should be characterized by restraint and designed as supponive c1m1ents to land use. They are
;ntf!JVI~ to "id~" businesses and not .to advertise prodIicts or display information not part of the .
name of tbC business.
: 3-73
. ":'.1-:.
INDVS'Im.U.
Low-profile mnnnmPQI: . aDd individually cut (!'..........t) 1eaer sips lie die ..u.tl-uood .'-rive for
bo'~ idcmification wbr:D=ver possible. Frm""..tI"'ar pole aDd pylon sigas lie stroDIIy discouraged.
. Wb:re several -"'" occupy die same site, iDdividua1 wall JOOuuII::d . lie appropriate in
c:ombUIation with a Diom.- sip idI:mi1'yiq die deve1~ aDd Iddrcss.
Roof sips or wan siPs which ~~ abave die roofIiDC lie IIrODIlY cfiscouraaed. StaDdardized
"corporate" sips lie ~le ODlyif tbey comply with tbese pVLoli_. PaiDred wall sips mI
aposed sip "c:am" which lie DOt iD::oqJorated iDro die structUre of die builtlil1l or a pouDd IIIQIIIImf!nt
lie .___1Ily ."..,m"tl:d. UDaCCeptable.
The industrial site sbouJd be approprimly iiI"""' II) Jive directioDs II) lnaili, aDd ~ ueas,
visitor .,...1:.., ad CJdIer special 1IeIS.
LANDSCAPING
Refer II) die ,.."".... MaDua1 for die city's CO"1p1etr I."".... plantil1laDd iIription -""""ds.
All ueas DOt c:ovemI by sttw:tures, drives, putdDg or paviq should be ~ aDd professioDaI]y
1.""_ped. Drought 1I)1ermt phonti, should be emphasized in accordance with die requiremems of
die city T .."".... M.....t
.. . . - , -: ......". '.
For iDdustria1 uses; I"nrl~ping should .be used to define areas by helping uifoi::us on Cntram:es II)
buildiDgs, parking lots, loading areas, nr.fmi11gthc edges of various lami uses, providing tr.iDsitiOn
between neighboriDg ...u.....tics ~, aDd provicIiq scr-n"'ar for .partiog, outdoor' storage,
lnaili"l. mlequipmem Ireu. .
, JI""CI"aping shou1d &WOW&.illyCODStitule no less tban IS percent of die gross site area, aDd a minimllUl
of 10 pert:eDt of parldng areas. Use deDsc formaticms aDd layeriDs of p1ams to achieve immNIi.tto effect
when pl.nril1l is used u die PrimarY meaDS to scr=n ~..
T """ct"!\pin& should be in scale with adjaceut boliltli"lS aDd be of app.u...;..re size It maturity to
accomplish its im..ntl.... aoaIs. Use Iarpr sp.;.; :....... tn:cs It major emrm.:cs, aIona street fromap:sml
in 1arpr open IIpI!:e areas. Floweriq aDdmulti-truDt 5pe' ;"'1Ie eacouraaed. .
Use of viD:s on walls can be ctfective in softening die IppeUIDCe of structures aDd in deteiriD& graffiti
in industrial areas I--,,~ such walls often ImI to be large mI b1aDlt (CYMC 9.20.(55).
T JI""""piDg sbou1d be used around die base of builtli"lS, walls aDd feuCes to soften die ed&e between
pavement and structures. A minimum clear width of five feet is .........JJy i'equired in order to provide
an "i'...u...i4tr: pl.ntinl space. This should be calarged It bo,ilt!ing eutiaDces to provi,de focus.
, JI""""piDg in and arouud enttaDces and drives must be tt-iJJ-'lIl) lllai"",in sight cfisb~ (CYMC
12.12.120 and 12.12.130).
Bermin& in cou,iunctiou with la""""'.piDg can be used It die builrlinl edp II) rcducC sttw:ture mass mI
beiabt alaDl ~.
.- .3-74
INDtJSTRW.
Trees .hno'!d be J~ tbrousJloat the patIciDc lot mllIOt simply at the cuds of partiDa aisles.
.T """~ina sbouId be }'.u~ from 'Y"hu..d.... mI pedestrian encrn-'""-t by raised pl"nh.1g
surfaces, depressed walks, or the use of curbs. Appropria1I: paving should be used where pc:dcstriaus
are libly to cross Ia"""'r mas. Ccmsidcr tbc use of "tI4Btuoe" for mas used exclusively for
e.u..r.......y vehicle tumarouDds.
Avoid water IUIIOtf through planter mas or across r'~ walkways. Drainage ~I"""'IIIS which
dissect paving should campl- the pavm, "~gn
T """"'",ina should be ph.nnM mI m";",,,in...t to avoid cteatiDg "lIidiui places" for possible c:rimiua1
. 1Ctivity. .
. .
-"<.~~ .
:.'~ .
-.'. "
,
3-75
. _. .~~
DESIGN GUIDELINES
Sign Design Guidelines
,
: 3-76
.-----... -_.. .--.......---..---.--.. ......
'.'
SIGNDFSlGNGtJJDELINES
The fol1owiue "-ign I',id..,""" sbould be """""11.ed prior to developing silllS tor lIly project or
cx:a1p"1'r.)' . See also die sign guideliDcs conrainr:d in die Commercial and Industrial sections of this
Maoua1. For allowable sip types IIId sizes n:fr:r to die sip provisicms in ~ 19 of die ~'m;,.;.r
Code.
No other aspect of ~ can haw: a III01'C drsnuotlto IIId ;.,11111.,4;.... ill.1-:t oa die IppearUII:e .1IId
c:banctI:r of a city tban sips. RaIraiDcd IIId IISteful ~rv coJM:yS In 0IderIy IIId quaJity image
which compl~..I~ projc:ct "-'17' IIId which ...."...,,- die ow:raIl ~.....don of die co........,Jirf. Such
sigDa are also far superior in !MXJwpli!llti11f tbcir primary task of idemit'yiua tbc suppliers of goods IIId
senia:s to tbcir p&'~ CU*"',""".
An -r: ive -""'r of siam, or sips which coaram too much iDfomwioa., degrade die visual qua1ity
of tbc enviromnatt IIId convey a cIisoriIerly IIId inft:rior imqe regardIc:ss of die can: takm with sill:
pl.1111i", IIId ~. Also, IS mM-~ "'~ for die viewer'l IttaIdoa. with an ever
iDcrasing nmn...... of large, .......,.....tious lillIS, die ...,st(h.~ 'I ability to sort tbroqh aD of die visual . .
iDfomwioallld ideud1'y mY panicularbo''"-a decreases proporticmareIy. '
.....- '''''''' for. . ~ If to.
J. UII;; 1111 ..... SJIIIS are 1...,..".___ .
Encourage signs which are used primarily to "identity" bu.<.......~ andproVik'c1U:cdiooaJ.
infori:i:iatiOn rattier than a4vertiscproducts, aml'which ~. rCSttaint, 6i1fer. arlii ~ .
in the selection of size, sbape, materials, cOpy. color and rl,,~
limit tbc IiUmber of. to only those -'at)' to p&~ly id~fy tbc bw:i~s. IIId
which are legible in tbc cUn'm_- in' which they are scca;
, Promote sigDa which are CX""P"~ with die Da1iJIe, chmcter IIId desip of tbc area"in
which they iii: )""'''''e4. IIId which are. app&UJI&iIrI= to tbc type of activity to which they
pertain.
. Project spccific staDdards IIId 1',;1IP1i1V!S sba1I take prece.1CIICC when in CODflict with die follOwing
g\lidoel~,
Sip concept
,
Every CDlDll1en:iaI, iDdustria1 or institutioual structure or complex should be desiped with a precise
CODCept for adequate signing.
Provisions for sign plac.....- , sign scale in n:Jati0DSbip with die site IIId bni!di1ll. and sign readability
are CA......Jcd to be COJIside.red in deve10ping die pfOjea ~gn and sip coocept.
Sign locations, types, sizes IIId style are expettcd to be w..mfied on tbc project plans. Allligns must
be in compliance with State and FcderaI accessibility requU~I"",,"15.
'3-77
. ....',
SIGNS
C-p-HhDIty
The sip CODCcpt sbou1d consider tile c:barIder of otber uses mI sips existiq within tile ilia, mI
CIeaII: harmonious mllIOIICOiIfI~ dcsips, mllvoid ~ or obstructiug.sip inaqt:..~-ub.
It would be iDcol\'i-h"ble, for mm......., to h&uduce an ~...J1y-iJhlm"",twI cab_ sip. iDto an ilia
of professicmal oftic:es w..mfied by uOOt..~ brass cat~ IeaI:r type sips. IDdividual sips sbou1d
rdaie to tile site mI blliJdnw upon wbich tbI:y are placed in terms of scale, JUul'udion, colon,
mamrials, mI tile otber '-;1" e1..........I. .. forth below.
1b1i1dnw WIll mI fucia sips ~'1d be (a-''-t:h1,e with.tIIe i"~""'1It visual ~'---.Ib of tile
hnitdn". O-....~..Ja1 ~iI, ot6ce complees mI otber .....i1... 1DIIId-tatam """itLot are required
to be part of 11"--' sip. JU........ in IICCOIdaace with tile provisicms of ~ Zmriw!a Ord~.
Where tbt!R is mme tban ODe siP. an sips ~,td be campi."......,.~ to ODe IIIIJtber in terms of .
Coustruction mat:eriaJs (copy. bacqrotmd, support), IeaI:r size mI type, metbod of support (wan or
pouDd base), size mI CODfiauration of sip ilia, mI related ~_. .
PlJII:j A._--t
FrcestaDdingsigns should be placed withjn a ,,,nllcr~pM area, pi:1pendi"'''"r to approaching traffic and
. pOsltiODCd so as not to. obsttuct ~on or create a iIaffic Iiazaiu.. to the satisfat;tion. of the City Tr.iffic
FI1gi","-"" (CVMC 12.12.120 and 12.12.130). A loCatioil at orllCllI" the . eutJ:y will. &ciliP~'
c:iIcuJation. Refer to tile T ,*M~ Manual for tile minimum = mI di.........wn for planted areis at
tile base of fre '.nII, sips.
....
... WI1HIiI ~""AY IImIY .....
Place wan siam to iM~ buildi", ~~, rnntri_ with tile PfOI'udioDl mI scale of bllildi",
"',- within the f!o'"""~. Bllildn.,s that bave 1 monolithic or plain ~ can use sips to establish
or CODdDue Ippropriate d-il" rhythm, scale mljl&ul"'tIi.:m. A particular sip. may fit well on 1 plain
wall ilia, but would cn"'JIV..er the finer scale mI jI&"I"'dion of tile lower stu.dl.uuL A sip. wbich
is "I'jI&UjI.;are near tile bniJd;'1g entry may look tiny utd out of place above tile grouDd level.
Signs wbich II-iptoo putiDg spaces for tile disabled sbouId wbeuever possible be placed upon walls
ratItcr titan on fr1:c..1:a""Tr1g poles or DJOIII",~j,I~.
3-78
SIGNS
Size ad shape
SignS sbou1d DOt domimotoo the site f'romage, blllil"i", uchitedUre or iudividuaJ storefront design.
The use of sip sbapes or JrIPbics .",.,.;- with the IIItUm of the blllci...." to be ~ is
eocouraged, i.e., ham..... symbol for hmfw...... store or a mortar IIId pestle for a drug store. However,
care must be tab:n tbat IIIII'OW or oddly ....... siam do DOt impair tile legibility of tile _.~ge.
The closer a sisn's viewing di--, tile ...."""" tbat sisn Deed be. Mala: signs ...."11_ if they are
orieured to pedestrians. The pe<f~ sip is usuaDy read from. a Short "i....~; tile vebic1e-
orieured sip is viewed from. a much ..~ diPt-- IIId is dcr""'~ on whicIe speed.
Copy
A sisn with a brief, "'~ -ge is mrq,1....1IId fasu:r to read, loob "1....-1IId is ~ ~-"tive.
Overly imric:ate typefaces ~ are diftitmlt to read should be avoided as they reduce tile signs ability .'
to mmmnni....U'. Where practicable, combiDe words with loaos, symbols IIId artistic paphics. A
simple. recolJ'i7!l"le graphic can con.....11Iicatt' DIIId1 more effectively tban ~. .
The copy area of signs. incIudiDg logos, symbols IIId graphics. should DOt ~~ 50 pen:e.Jt of die
baclcground area on which it is applied. If copy takes up too much of the background uca, the 'sign .
. is"harder to read. " . ~
, . ~ ,- .:. .
Very often the nnmbers which identify individual p~6cs IIId buildiugs c:amwt be read from tile street
or are missiDg altogether. The identification of each builtlil1g or store address in 1egib~ numh"fs over
the main entty doorway or within 10 feet of tile maUieuby is eucouragcd.
".
'.
-
FreestandiDg signs are intf'nd...t to provide street addresses, IIId identification for the freestanding
building or complex as a whole IIId for up to four.~""'. All tenant signs shou1c:\ be Iimi~ in size
to the width of the architectural festures of tile sign IIId sbaII be uniform :in size as wen as color.
~-7!1
~.
SIGNS
Fre I -..vfi"l sips for mulIi-taIaDt bllli1di1tp or'~.. mn.lld w....;~ die ceater or bllildi1t1 by address
IDd DIIDe. Strip deve1........~ub or multi-bo.ildn., complexes sbouJd display die rIDF of Iddresses for
tbat devel"l".~'" on tbeir fr~ '-.wln".... . .
Cobs IIDd IIUItafaIs
Sign colors IDd matr::riaIs sbould be selected to CODttibure to lqibility IDd d-;gn ~41. Use
significaut contrast between die background ami letter or symbol colors. Avoid'too many dift6.<i14
c;elOIS on a sign. 'Too many colors cowpo:!!e with the COIItCDt for the viewer's attention.
.. . ...
. "
-.--"'.'
. '.'
T.~r
..
Din:ct IDd iDdim:t ligJori"l mctIiods ue allowc:d provided that dIey ue DOt harsh or ,,_-~
bright, IDd light ami glue. is co"".~1 wiIbin die ...
I
.
3-80
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ITEM 5.a.
CORPORATION
CHULA VISTA
TENTATIVE AGENDA
Staff has compiled a tentative calendar of topics to be presented to the CVRC within the
next 60 days. The proposed calendar is based upon the staff report presented at the first
organizational meeting of the CYRC (February 23, 2006) regarding the review of legal,
organizational and redevelopment topics important for the conduct of CVRC business. It
also includes updates based upon requests received from the Board at the February 23
meeting.
CVRC Roles and Responsibilities for Project i Information
. i Review Overview . I
+-- ~
l Five-Year Strategic Plan Overview Information
March 23 CVRC Roles and Responsibilities for Project Action
Review - Proposed Process i
-AP-~iI~-7--2V' ,1.e~~~~ ~~;i::~~~l;it-6~~~~:~eloement Are~s I ~;~~::;~dation ....
.-------..-.-~.-----Tp~bii~-p~rticipatio-;;p~inciples andProcess~~--'---I'wor~~ti-On-----
I Overview !
, I
i Update on Existing Exclusive Negotiating I' Infor~ation
L Agreements (ENA) and Extensions i
! Update on Sweetwater Union High School District ! Information
i Public Participation - Proposed Process r Action
i
I Budget and Finance i Information .
I Housing Element Overview _______ Ilnformati~_~
! Logo Presentation Part 2 lAC\ion
5-1