HomeMy WebLinkAbout1994/09/06 Item 20
COUNCIL AGENDA STATEMENT
Item .;..1:7
Meeting Date 9/6/94
ITEM TITLE:
Public Hearing
a)
PCM-92-17; Consideration of revised
Design Manual - City initiated
b) PCA-95-01; Consideration of amendments
to Section 19.14.582 of the Municipal Code
to allow administrative review of a broader
range of projects subject to design review -
City initiated
8. Resolution J 7'" 1/ '} Repealing the existing Design Manual and
approving the revised Design Manual for the City of Chula Vista
II.
Ordinance ,;J./,t?;J Amending Section 19.14.582 of the Chula
Vista Municipal Code to allow for Zoning Administrator design review
of additional categories of projects
Director of Plann~ng ,(/it
City Manager ~ ~~ (4/Sths Vote: Yes_NoX)
SUBMITTED BY:
REVIEWED BY:
In October 1992, the City Council approved the Permit Streamlining Workplan and
Implementation Schedule which, among other measures, called for (1) revising the City Design
Manual to include more concise and objective design guidelines with additional illustrations,
and (2) providing for administrative (staft) approval of a broader range of projects subject to
design review. These two streamlining proposals are the subject of this public hearing.
The Enviromnental Review Coordinator has determined that the revised Design Manual is
exempt from enviromnental review as a regulatory measure designed to enhance the quality
of the environment (Class 8 exemption under CEQA), and that the Code amendment, as a
procedural amendment, is not subject to CEQA.
RECOMMENDATION: That Council adopt the resolution and ordinance approving the
revised Design Manual and amending the Code to allow Zoning Administrator approval of
additional categories of design review projects.
BOARDS/COMMISSIONS RECOMMENDATION: On May 2, 1994, following six
working sessions, the Design Manual Advisorv Committee voted 7-0 to approve and issue the
revised Design Manual and proposed design review process streamlining amendment.
The Design Manual and process streamlining amendment have also been reviewed and
unanimously recommended for approval by the Design Review Committee (by a vote of 5-0
on June 27,1994), the Economic Development Commission (by a vote of 5-0 on July 6,1994),
and the Planning Commission (by a vote of 6-0 on July 27, 1994).
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Page 2, Item .;L()
Meeting Date 9/6/94
DISCUSSION:
Attached are copies of the present Design Manual and the revised Draft, the text of a Code
amendment which would allow a broader range of projects to be considered by staff rather than
the Design Review Committee, and a revised design review Procedural Guide and Application.
These are the result of design review streamlining proposals originally developed by the
Economic Development Commission and later adopted by the City Council.
The Design Manual Advisory Committee was appointed by Council to work with staff in
developing the revised Manual. The Committee consisted of representatives from the Design
Review Committee, Economic Development Commission, Planning Commission, American
Institute of Architects, American Society of Landscape Architects, Chamber of Commerce, and
three at-large members with recent experience with the design review process. The members'
names are listed on the Acknowledgements page of the Manual.
The Design Manual helps implement the Community and Urban Design component of the Land
Use Element of the Chula Vista General Plan. This component establishes an overall urban
design structure for the planning area which provides an urban design context from which to
view individual projects.
As you will notice, the draft Design Manual is much more detailed than the existing document.
One of the primary criticisms of design review has been that the existing guidelines are too
general, do not give project proponents adequate direction, and are subject to wide
interpretation. Although design review is inherently a subjective process, the revised guidelines
will provide clear direction on design issues and possible solutions.
In addition to revamping the Design Manual, the Council has also directed that the design
review process be streamlined in several different ways. Some of these have already been
accomplished, such as simplifying and accelerating the sign permit approval process, and
accelerating the appeal process for sign and design review.
One of the important streamlining measures called for by Council is to allow for administrative
approval of a broader range of projects which are subject to design review. Administrative or
staff design review is generally preferable from an applicant's point of view because (1) the
fee is less, (2) it takes 3-4 weeks as opposed to 6-8 weeks, and (3) it is less formal and more
predictable.
Presently, staff has the authority to act in the place of the Design Review Committee for signs,
residential additions of two (2) units or less, and commercial and industrial additions which
constitute less than a 25% increase in floor area. The proposal is to double these limits -- to
residential projects of four (4) units or less, and commercial and industrial (or institutional)
additions up to 50% of existing floor area. Also, another category would be added to include
commercial, industrial and institutional buildings up to 20,000 sq. ft. provided they are located
in planned community areas with their own specific design guidelines and private review
process. It was the finding of staff and the Advisory Committee that this category of projects
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Page 3, Item ~ 0
Meeting Date 9/6/94
is already subject to significant design controls, and that administrative review is adequate to
address any City concerns.
In conjunction with these additional categories of projects which could avail themselves of staff
design review, we are also proposing to process such projects so that a "decision point" is
reached early in the process. In this way, if it becomes apparent that the applicant and staff
cannot reach agreement, the project can be referred on to the Design Review Committee with
little if any loss in time over what would have been required for a project originally scheduled
for the Committee, i.e., 6-8 weeks total.
One of the primary concerns regarding the design review process is that it comes at a time in
the evolution of a project when time is definitely money, and many applicants simply cannot
afford the extra time it takes to appeal their projects on to the next level of decision making.
The change in procedures noted directly above, as well as the accelerated appeals processes
already in place, should go far in addressing this problem.
Also attached is a copy of the revised Design Review Procedural Guide and Application. This
document responds to the additional permit streamlining measure which calls for a "user guide"
which clearly explains design review procedures, and which encourages pre-application
conferences to discuss issues and processing requirements.
We are not asking for a Council vote on the Procedural Guide, but would appreciate Council
review of its contents for clarity and usability. All of the advisory bodies have reviewed and
endorsed the Guide; the only comment coming from the EDC, which suggested that the
Development Permit Processing Agreement (Appendix C) be reproduced in standard size type.
FISCAL IMP ACT: None.
Attachments
1.
2.
3.
\ 4.
5.
6.
p.
Planning Commission
Planning Cammi' mutes
Design RiiiJi mittee Minutes
Economi e opment Commission Minutes
Current D sign Manual
Revised Design Manual "\":1
Design Review Procedural Guide and Application
m:\home\planning\2084.94
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ATTACHMENT 1
RESOLUTION NO. PCM-92-17/PCA-95-01
RESOLUTION OF THE CITY OF CHULA VISTA
PLANNING COMMISSION RECOMMENDING TO THE
CITY COUNCIL THE REPEAL OF THE EXISTING DESIGN
MANUAL, THE APPROVAL OF THE REVISED DESIGN
MANUAL, AND AN AMENDMENT TO SECTION 19.14.582
OF THE CHULA VISTA MUNICIPAL CODE TO ALLOW
ADMINISTRATIVE REVIEW OF A BROADER RANGE OF
PROJECTS SUBJECT TO DESIGN REVIEW
WHEREAS, in October 1992, the City Council approved the Permit Streamlining
Workplan and Implementation Schedule; and
WHEREAS, among other measures, said Workplan called for (1) revising the City
Design Manual to include more concise and objective design guidelines with additional
illustrations, and (2) allowing for administrative review of a broader range of projects subject
to design review; and
WHEREAS, on May 2, 1994, following six working sessions, the Design Manual
Advisory Committee appointed by the City Council voted 7-0 to approve and issue the revised
Design Manual and proposed design review process streamlining amendment for consideration
and recommendation by the Design Review Committee, Economic Development Commission
and Planning Commission, and final adoption by the City Council; and
WHEREAS, at a special meeting of the Advisory Committee held on June 20, 1994, the
Committee voted 6-0 to incorporate several additional revisions into the Manual; and
WHEREAS, the revised Design Manual and process streamlining amendment have also
been reviewed and unanimously recommended for approval by the Design Review Committee
(by a vote of 5-0 on June 27, 1994) and by the Economic Development Commission (by a vote
of 9-0 on July 6, 1994); and
WHEREAS, the Environmental Review Coordinator has determined that the revised
Design Manual is exempt from environmental review as a regulatory measure designed to
enhance the quality of the environmental (Class 8 exemption under CEQA), and that the code
amendment, as a procedural amendment, is not subject to CEQA under its General Rule; and
WHEREAS, the Planning Director set the time and place for a hearing on said proposed
amendment and notice of said hearing, together with its purpose, was given by its publication
in a newspaper of general circulation in the city at least 10 days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely July 27,
1994 at 7:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the Planning
Commission and said hearing was thereafter closed.
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NOW, THEREFORE, BE IT RESOLVED THAT THE PLANNING COMMISSION,
based on the facts presented at the hearing, recommends that the City Council approve the
attached draft resolution and ordinance repealing the existing Design Manual, approving the
revised Design Manual, and amending Section 19.15.582 of the Municipal Code based on the
fmdings contained therein.
BE IT FURTHER RESOLVED that a copy of this resolution be transmitted to the City
Council.
PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA,
CALIFORNIA, this 27th day of July 1994 by the following vote, to-wit:
AYES:
Commissioners Fuller, Moot, Ray, Salas, Tarantino and Tuchscher
NOES:
None
ABSENT:
Commissioner Martin (with notification)
A)(~
William C. Tuchscher II, Chairman
If)~ /2 ~l~
Nancy pley, Slcreta
[M: \home\planning\2063. 94]
JO-5
ATTACHMENT 2
UNOfF=ceAll'ii\~t~Ui[
PC Minutes
-5-
July 27, 1994
EXCERPT FROM PLANNING COMMISSION MINUTES OF 7/27/94
ITEM 4: PUBUC HEARING:
(a)
PCM-92-17; CONSIDERATION OF REVISED
DESIGN MANUAL - City Initiated
(b) PCA-95-01; CONSIDERATION OF
AMENDMENTS TO SECTION 19.14.582 OF
THE MUNICIPAL CODE TO ALLOW
ADMINISTRATIVE REVIEW OF A BROADER
RANGE OF PROJECTS SUBJECT TO DESIGN
REVIEW - City Initiated
Principal Planner Griffin gave the staff report, noting that the revised Design Manual and
amendments to the Code were being proposed in order to assist in streamlining project review.
He noted that both the Manual and the Code amendments had been unanimously endorsed by
the Design Manual Advisory Committee, the Design Review Committee, and the Economic
Development Commission. Staff recommended that the Planning Commission also endorse the
two streamlining proposals.
Commissioner Tuchscher asked what other groups and commissions had reviewed the changes
and what had the result been in both input and approval/disapproval of the documents.
Mr. Griffin replied that the Design Manual Advisory Committee had been specifically formed
to develop the new manual. That Committee had representatives from the Planning
Commission, Economic Development Commission, Design Review Committee, American
Institute of Architects, the American Society of Landscape Architects, and three at-large
members who had experience in processing projects through the City. There were a total of
seven working sessions, and there were many changes made to the staff draft. The proposals
then went to the Design Review Committee who had very little comment and voted unanimously
for approval; then to the Economic Development Commission who also voted unanimously to
recommend approval. There were some comments from the EDC regarding some technical
aspects of the documents and an encouragement that, although there was a feeling the manual
and amendments would go a long way in streamlining the process and there was adequate
flexibility contained there, that staff had to keep in their own minds that in implementing the
manual that they remain flexible.
Commissioner Moot asked if corporate signage had been revisited in the process. Commissioner
Tarantino stated he had requested that of the subcommittee, but the restrictive policy in terms
of signage remained the same.
Commissioner Ray asked what would take precedence--the sign ordinance or the Design Review
Manual. Assistant City Attorney Rudolf answered that the ordinance would take precedence
.2P"J.
PC Minutes
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July 27, 1994
over the manual. The manual was only being adopted by resolution, so it did not rise to the
level of an ordinance, which was the law.
Mr. Griffm stated there was guidance in the manual on using building striping and graphics in
a way which would suggest a sign and which directed people away from that. The language
remained the same in the Code.
Commissioner Moot stated he did not want to see Chula Vista being passed over when some of
the national corporations chose to do business in the area and would not come to Chula Vista
because of the sign ordinance--not being able to update their buildings or incorporate their signs
into the national advertising image.
Mr. Griffm replied that staff tried to direct corporate image architecture away from some of the
more garish themes which may be used on a national basis, but tried to retain some of their
color and logo identification so it clearly remained identifiable as associated with that particular
corporation. Over the last several years, most of the corporations were used to adapting more
to local requirements regarding design, and they have a variety of designs which they could
work with. Staff tried to fit it in within the context of the City regulations.
Commissioner Tuchscher suggested that the Planning Commission and staff take an affirmative
action and revisit the issue of signage in a workshop session, and perhaps make some
recommendation to Council; and that at the workshop, some type of action be taken.
Commissioner Moot concurred.
This being the time and the place as advertised, the public hearing was opened. No one wishing
to speak, the public hearing was closed.
Commissioner Tarantino commended Principal Planner Griffm and Assistant Planner Wolfe for
their diligence and patience in completing a difficult task with a diverse group.
MSUC (Fuller /Moot) 6-0 (Commissioner Martin excused) to approve resolution
PCM-92-17/PCA-95-01 reconunending that the City Council approve the revised Design
Manual and process streamlining Code amendment in accordance with the draft City
Council resolution and ordinance and the fmdings contained therein.
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ATTACHMENT 3
-3-
RJNE 27. 1994
DFSIGN REVIEW COMMlnEE
2.
PCM-92-17
Desie-n Manual. PrlV'MUreS Manual.
and Process Streamlinin~ Amendment
Staff Presentation
Steve Griffin advised that this project was before the committee as a part of the required
approval process. He noted that Design Review Committee member Rodriguez, as well
as recent chair Gilman, had both served as members of the advisory committee which
had reviewed the design manual in detail over the past six months. Mr. Griffin stated
that the committee was being asked for a recommendation on the proposed process
streamlining amendment to the zoning code and the design review procedures manual as
well as the design manual.
Mr. Craig Fukuyama of McMillin added that he was comfortable with the revisions that
had been proposed to the draft manual. Member Rodriguez added that it was his sense
that the other developers were now comfortable with the document as well.
Mr. Griffin stated that it had been suggested that the question had been raised as to
whether previously approved projects would comply with the guidelines of the new
design manual. Staff had tested a number of them and found that each did in fact comply
Members briefly discussed required yard areas and landscaping. Member Duncanson
asked for some background on the sideyard setback guidelines; Mr. Griffin pointed out
that setbacks of 7' and 3' provide a more usable sideyard than two S' setbacks. He
added that a zero lot line condition would create even more of a usable sideyard.
Members agreed that they were comfortable with each of the documents under
consideration.
MSUC (Spethman/Rodriguez) (5-0) to approve PCM-92-17 as presented.
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ATTACHMENT 4
UNOFFICIAL
MINUTES
ECONOMIC DEVELOPMENT COMMISSION
CITY OF CHULA VISTA, CALIFORNIA
Conference Rooms 2&3
Public Services Building
Wednesday, July 6, 1994
12:00 Noon
2b. Design Review
Steve Griffin, Principal Planner reported that Council had directed staff to start on a program to
update the design manual and the process of streamlining, that is, to amend the code to allow a
greater number of projects to be considered by staff as opposed to always using the Design
Review Committee. This would be a shorter, less expensive process. He was asking for
endorsement of the Design Review Manual from the EDC.
Mr. Read commended the Committee on the manual. His only concern was to ensure staff's
increased flexibility. He noted they have spent many years trying to maintain a "user friendly"
atmosphere, and with the added flexibility there also has to come a good attitude from staff. He
cautioned that staff should try to get projects through the way the applicant wants it; not the
way staff would like it. He noted efforts on the manual were positive for the City.
Mr. Read also noted he was involved in two projects in the City now involving signs. He has
been watching this carefully and noted that the applicant is starting to experience time delays.
We are not much farther along than we were five years ago.
Ms. Davis commented that she has had positive feedback that the system has changed and that
staff is trying to make efforts to reach out and help the businesses coming to the City. She
feels that staff has made great effort and strides in that area.
Mr. Peter commented that overall, what staff has done is excellent. The Design Review
Procedure Guideline and Application document reads well and is well laid out. He noted that
some attachments are too small and suggested they be re-typed in a larger font.
Mr. Sellgren commented that staff did a professional job in working with the Task Force all
along.
Chair Tuchscher noted the significance of updating the manual. It has not been updated for 15
years and this will be helpful to all applicants. This is a major step in streamlining the
processing. His only comment was that he saw no special considerations for projects of
unusually large scope in the commercial areas, i.e., Rohr Industries or similar facilities. He
asked if there was a way to put in language that brings common sense to special considerations
for projects of unusually large magnitude.
Chair Tuchscher stated that he'd like to see added somewhere in the manual language which
would recognize that special consideration would be given to large scale projects of a certain
magnitude and scope because the design elements going into a building like Rohr for example,
are totally unique. He felt that rather than running on the assumption that a large project will
get special consideration for design issues, it should be stated somewhere.
Mr. Sellgren added that larger scale projects would naturally receive greater scrutiny and
flexibility but agreed it is always better to have this in writing.
Ms. Davis pointed out there is general language related to flexibility in the introduction to the
manual.
Mr. Griffin directed the Commission's attention to language in the commercial and industrial
sections but stated that if it was the Commissions desire, staff would be happy to draft some
additional language to be included in the commercial section.
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Member Read noted the language in the commercial section regarding flexible solution and
it was generally agreed that the existing language appeared adequate.
Chair Tuchscher stated that the EDC should take a lot of pride in bringing this manual to fruition
and hoped it would not get lost in procedural and administrative work. Everyone who was
involved in the project should be commended, specifically Mr. Sellgren and Ms. Davis for taking
such an active role. He requested that Ms. Gulbransen note in her press release the EDC's
involvement in this project. He thanked Mr. Griffin for his time.
MSC (Davis/Peter) to accept the Design Manual, Draft Procedures Manual and Process
Streamlining proposals and recommend approval to Council (5-0-4; Patrick, Lebron absent; 2
vacancies).
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ATTACHMENT 5
The Design Manual
! of the City of
Chula Vista
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Approved by City Planning Commission Resolution PCA-7B-1, September 14, 1977
Adopted by City Council Resolution No. 8876, November 1, 1977
The Design Manual of the City of Chu1a Vista
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i'
.
"In faClt there is an art of :relationship just as there
is an art of arohiteotuPe. Its purpose is to take an
the elements that go to oreate the environment:
buiZ.dings. trees. nature. water. traffio advertisements
and so on. and to Tileave them together in suoh a way that
az.ama is re'Leased."
- Gordon CuZ'Len
in the Conoise TOfiInBoape
Preparers of the Design Manual of the
City of Chula Vista August, 1977
Administration
D. J. Peterson, AICP
Norman G. Williams, AICP
Director of Planning
Assistant Director of Planning
Professional and Technical Assistance
Daniel ~J. Pass, AICP
Principal Planner/Formulator
of the Design Manual
Principal Planner
Associate Planner
Assistant Planner
Landscape Architect
Illustrator
Kenneth G. Lee
Stephen S. Griffin, AICP
Michael L. Welch, AICP
Jack Nakawatase, ASLA
Konrad D. Klem
020'-) ]
TABLE OF CONTENTS
I. INTRODUCTION
II . SUMMARY
A. Goal
B. General Objectives
C. Statements of Policy
D. Principles and Standards
1 . General
2. Environmental
3. Circulation and Parking
E. Principles and Standards/Commercial Development
(Addendum Exhibit A)
III. GRAPHIC STUDIES
IV. GLOSSARY AND LEXICON
V. CONCLUSION
VI. BIBLIOGRAPHY
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1.
The DesiQn Manual of the City of Chula Vista
I. INTRODUCTION
It is with considerable pleasure that the City Council and the City Planning Commis-
sion present The DesiQn Manual of the City of Chula Vista to +~e residents, subdivi-
ders, and developers of the Chula Vista Planning Area.
The Design Manual embodies the official design policy of the City of Chula,Vista,
and has been especially prepared to guide the Chula Vista Design Review Board dur-
ing its consideration of developmental proposals governed by this municipality's
complex R-3 zonal regulations. However, notwithstanding the Manual's R-3 orien-
tation, its goal, objectives, and criteria have purposefully been crafted in a
broad enough language to eventually govern commercial and industrial land uses,
if and when Chula Vista's architectural-control program is extended thereto.
This extension would merely entail the Manual's augmentation by specific, pre-
announced commercial and/or industrial standards.
The Design Manual is an urban design or townscape plan, and addresses the arrange-
ment of spatial relationships. While urban design involves urban appearance and
amenity, and, under certain circumstances, even covers the application of cosmetics
or urban decoration, it is primarily comprehensive in scope. In short, urban design
is an integral part of the structure of a given city, and must be applied on a total
urban-scene basis. The Manual, therefore, is founded upon general principles, and
not exact requirements.
Professional planners, confronted by major social, economic, and physical problems,
have tended to neglect the concept of urban design during the post World War II
era. Unfortunately, this neglect is patently discernible in the high-density resi-
dential areas and commercial enclaves in many American cities and suburban communi-
ties, and has adversely affected the livability and lov~ility thereof. This neglect,
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2.
it should be noted, has not received the endorsement of the general public, which
tended to question the supportability of the professional planner's failure to pro-
,
mote the order and beauty of the American city. It was actually public discontent
which forced planners to reemphasize the technical core of their discipline--urban
design.
. The Design Manual'of the Cityof-Chula Vista is a comprehensive, medium-range plan.
Its provisions implement the long-range, comprehensive, and general policies and ob-
jectives of the Chula Vista General Plan, and its several constituent elements.
While the Manual and the R-3 zonal regulations are on parity, the former should be
construed to be an extension of the latter. Finally, the Desiqn Manual of the City
of Chula Vista applies to all parts of this municipality, except the Town Centre
Redevelopment Project Area, which has its own design manual and design review board.
I1. SUMMARY
The Design Manual is calculated to provide theChula Vista Planning Area fundamental
policy for the establishment and preservation of good townscape and urban design.
The Manual is subdivided into the following sections, each of which is an integral
part of the subject plan.
1. Introduction
II. SUIIIlla ry
A. Goal
B. General Objectives
C. Statements of Policy
D. Principles and Standards
Ill. Glossary and Residential Planning Lexicon
IV. Graphic Study
V. Conclusion
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3.
VI. Bibliography
A. Goal
The goal of the Design Manual is the comprehensive improvement of the order,
amenity, and spatial relationships of the City of Chula Vista and the Chula Vista
Planning Area.
B. General Objectives
The general objectives of the Design Manual are:
1. The establishment of urban design policy for the development and rede-
velopment of the several R-3 zones of the Chula Vista Planning Area.
2. The establishment of an urban design vocabulary for the promotion of
good townscape planning in Chula Vista's developing high-density resi-
dential neighborhoods and subneighborhoods.
3. The establishment of a basic design plan which could be readily extended
to Chula Vista's commercial and industrial areas.
4. The provision of policy and critieria for the guidance of the Design Re-
view Board.
C. Statements of Policy
1. The Design Manual shall be the precise plan for the arrangement of spa-
tial relationships; the improvement and conservation of the townscape;
the promotion of asethetic quality; and, the development and furtherance
of the suburban amenity of the high-density residential areas, and even-
tually, if and when determined by City Council, the commercial and in-
dustrial complexes of the City of Chula Vista and the territories within
its sphere-of-influence.
2. The Design Manual shall constitute the basic design parameters and voca-
bulary for the development and redevelopment of the R-3 zones, and of the
other zones to which its purview is extended.
3. The Design Manual is a supportive, companion plan of the zoning regula-
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4.
tions of the City of Chula Vista, and is governed by the General Plan
thereof.
4. The Design Review Conmittee shall not authorize any development which
fails to conform substantially to the Principles and Standards of the
Design Manual.
D. Principles and Standards
1 . General
a. The height, bulk, mass and proportion of all structures should be
compatible with the site, as well as in scale with adjacent structures
on the adjoining properties in the area.
b. A project proposed in an area deemed to be in a state of decline
or blight infestation shall be developed in a manner which will esta-
blish and improve the aesthetic quality and character of the area.
c. Whenever the natural topography contributes to the amenity and util-
ity of a proposed project, it shall be preserved in a manner which en-
hances and accentuates the project. Modifications to the topography
will be permitted only when it can be determined that they will contri-
byte to the amenity and utility of the project.
d. Innovative and imaginative design and architecture should be en-
couraged. Inappropriate, bizarre, and monotonous design and architec-
ture should be avoided. Variations in building details, form, and si-
ting should be employed to create visual inte.rest. The architectural
theme employed on a particular building shall normally be executed on
all exterior surfaces.
e. Materials and finishes should be selected for architectural harmony,
aesthetic quality, durability and ease of maintenance.
f. Exterior colors, which are harmonious and contribute to the aesthetic
quality of the project, should be selected. Flourescent paints and gar-
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ish colors should be avoided.
g. Building setbacks shall be in scale with the buildings, and should
be landscaped and arranged in a manner which improves the associated
streetscape, and the amenity of the involved site's development.
h. Driveway locations and onsite traffic circulation shall be so
designed as to promote convenience and safety.
i. Landscaping shall meet the standards of the Landscape Manual of
the City of Chula Vista, and shall enhance the architectural features
of the project, strengthen vistas, break up large asphalt areas, and
accent points of interest. Where practicable, existing trees and
other native plants shall be preserved and included in the planning
and design of the site.
j. An inviting atmosphere and appearance shall be created in pedes-
trian oriented areas through the use of landscaping, walls, fencing,
seating, plazas, statues, fountains, and other design features.
k. Parking areas should be screened from view by the use of land-
scaping, walls, buildings, or other innovative and decorative concepts.
1. Service and storage yards, and other areas which tend to be unsightly
.
shall be screened from view by the use of walls, fencing, landscaping,
buildings, or combinations thereof. Utility boxes and other exterior
equipment shall be either enclosed, screened, or so located as to be
obscure.
m. All rooftop equipment and structures shall be screened from view.
Said screening shall be designed to be architecturally part of the
bui 1 di ng.
n. Straight-line building facades, if extended for an appreciable
distance, can produce a feeling of "massiveness," and a dull town-
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scape. If the subject facades are interrupted by building pro-
jections, bay windows, and/or balconieS, interesting shadow lines,
intricate visual patterns, and pleasant landscaping, beautiful en-
claves can be created.
o. Exterior lighting shall be designed to enhance the architecture
of the building and landscape, and shall be restrained in color and
brilliance. Light standards. and fixtures shall be architecturally
compatible, and scaled to the buildings.
p. Identification and directory signs should manifest a high degree
of artistic order and taste, as well as legibility. Where practicable,
innovative artistic graphics should be employed in lieu of standard-
ized, commercial-type signs.
q. Dwelling groups, as defined in this work, require careful and
adroit planning, especially where new buildings are proposed for loca-
tion in juxtaposition to. existing buildings on the same property. Group
dwellings should be designed in a manner which portrays a unifi~d develop-
mental composition, and not a helter-skelter or turmoil of buildings.
2. Environmental
a. Multiple family dwelling developers should place cardinal emphases
on the protection of residential privacy. Privacy requires sensitive
structural and landscaping design, and effective sound-proofing. It
is also dependent upon the selection of proper building, screening,
and landscaping materials.
b. The design of multi-family developments should be coordinated
with the design of adjoining and adjacent developments. The said
design should be consistent with the standards of good site planning
and spatial relationships. A multi-family development is an important
urban design feature, and should augment the quality of the townscape
in which it is situated. ,)JJ--- J.O
7.
c. The landscape of a multi-family dwelling should be oriented
towards the establishment and maintenance of a high order of on-and-
off-site environmental and aesthetic quality.
d. The interior design of all multiple units should promote good
circulation; adequate lighting and ventilation; effective heating;
and noise protection. The said design should minimize "household"
hazards, and optimize energy conservation.
e. A minimum of 15% of each building site upon which a multi-family
project is developed should be devoted to landscaping and outdoor
recreation. The space devoted to landscaping may be improved with
textured flooring, fountains, ponds, kiosks, and sculpture, as well
as plant material.
f. Where practicable, large multi-family developments should provide
a variety of dwelling unit sizes and arrangements.
g. Multi-family dwelling developments should meet the comprehensive
residential needs of their occupants. They should have adequate
social, indoor and outdoor recreational, storage, parking, and laun-
dry facilities. The establishment of game rooms, children's play
areas, meeting rooms, and roof gardens should be encouraged where
appropriate.
h. Condominium, community, and cooperative apartments appeal to
residents who prefer to own their units. These residents tend to
be more permanently domiciled in their developments, and therefore,
tend to require more amenities. Such residential developments
therefore, should be held to higher environmental standards.
i. Multiple-family dwelling developments should provide their
tenants private as well as common open space. Private open space
may take the form of patios, balconies, courtyards
XJrcl/
(atri a), or
,
8.
gardens.
j. The front and exterior side yard setback should not constitute
more than 50% of the usable open space required by the zoning ordin-
ance.
k. Studio, one-bedroom, and all other units located above the first
story should be served by a minimum of 60 square feet of private usable
open space. This requirement should be increased to 80 square feet for
first story (ground floor), two-bedroom units, and 100 square feet for
first story (ground floor), three-bedroom units.
1. All common and private open space should be protected from noise
infiltration by 1ine-of-sight fences, walls, and/or barriers.
m. Indoors-outdoors integration can be promoted in garden apartments
by the use of large windows and sliding glass doors in conjunction with
patios, balconies, and courtyards. The said windows and doors, however,
should be effectively shuttered or draped in order to prevent substantial,
nighttime energy losses.
n. Common open space should be provided in large tracts, and not frag-
mented. Large tracts of open space can be imaginatively landscaped,
and economically maintained. Without sufficient area, open space cannot
manifest scope or sweep.
3. Circulation and Parking
a. Onsite circulation should be designed to promote adequate police
and fire protection; and, to facilitate postal, delivery, moving and
trades services.
b. Parking areas should be landscaped with trees.
c. The layout of offstreet parking areas and onsite circulation systems
should place emphasis on:
1) Convenience end proximity to the units served.
~~~
9.
2) Safety.
3) Screening and separation from common space and recreation
areas.
d. In multiple family developments, it shall be considered undesirable
to l~cate offstreet parking areas between the buildings and the street.
In cases where this design solution is allowed by the Design Review
Board, the parking area shall be heavily screened by a combination of
plant materials and decorative masonry walls. Parking shall not be
allowed within the front or exterior side yard areas.
e. All parking or maneuvering areas which are perpendicular to building
walls should be separated therefrom by minimum 3 foot wide landscaped
areas.
~-~J
EXHIBIT A
Commercial Principles Addendum to the Design Manual
of the City of Chula Vista
E. Principles and Standards/Commercial Development
1. Neighborhood and Subneighborhood Shopping Centers.
a. The land use patterns, circulation, forms and spatial relationships
of neighborhood an~ subneighborhood shopping centers should be harmonious and
consonant with the residential area they serve. The nature, character, and ..
design of the residential areas should determine the architectural theme,
landscape, building arrangement, and signing of the mercantile centers in
question.
b. Neighborhood and subneighborhood shopping centers should be unobtrusive,
low in profile and building intensity, and probably casual or informal in
theme. Massive buildings, garish color schemes, kitsch art, and extensive
signing are out of place in these centerS.
c. Neighborhood and subneighborhood centers, where practicable, should
be reflective of their neighborhood in design. This concept is consistent
with the need to separate vehicular and pedestrian traffic and tends to create
a "village atmosphere." The neighborhood concept, which usually is based upon
a mall, arcade, or patio form, tends to promote effective landscaping, customer
convenience, and a pleasant environment for shopping.
d. Where feasible, customer traffic should not be mixed with truck-servic~
traffic. Furthermore, customer parking should be both convenient and ample.
Employee parking, which is often long-term parking, should be established on
the periphery of the center in order to make customer parking, which is usually
short-term in nature, more convenient.
e. Neighborhood and subneighborhood shopping facilities have captive
markets, and therefore do nc.t require ext(:nsive signing or external outdoor
advertising. The appurtenant signs employed in these centers should be solely
-2C"~ 1
-2-
A-2
oriented towards "shop identification."
Artistic graphics. wood-carved
signs. gold leaf window.signs, and symbolic hanging signs are especially
appropriate on the neighborhood and subneighborhood scenes.
f. While large shopping center pylon signs were popular in the 1950's
and 1960's, they are a principl~ source of visual pollution in suburbia,
and are not appropriate for subneighbornood centers. This principle' is
also applicable to most freestanding signs. On the other hand, low profile
monument si9ns tend to be consistent with the tenets of good urban design,
and can provide adequate shopping center identification.
g. About 15% of the gross area of a neighborhood or subneighborhood
center should be devoted to landscaping. The required landscaping may
take the form of decorative flooring, masonry walls, fountains, sculpture,
or clusters of mall furniture, as well as plant ~aterial.
h. The extensive use of trees within and along the periphery of the
centers in question is urged. Trees provide beauty and improve environ-
mental quality. They also soften the impact of commercial activity upon
shoppers and local residents. Tree selection requires professional advice.
As a general rule, however, deciduous .trees and non-needle evergreens are
best able to resist air pollution and, therefore, are recommended for use
in commercial areas.
i. Since neighborhood and subneighborhood centers are situated in close
proximity to the residential areas they serve, commercial-residential
buffers are essential. Where centers abut directly upon residential lands,
a ~inimu~ 20 foot w1de landscaped buffer should be established on the real
property of the former. Architectural walls or decorative fences should
be used to protect local residents from the noise and visual impact of
commercial parking lots.
~
2t)/.). [-;
A-3
-3-
j. Neighborhood and subneighborhood shopping centers should be designed
in a manner which protects local residents from the commercial noise pro-
duced by air compressors, public address systems, truck deliveries, trash
service, etc.
2. General Commercial Projects and Centers.
Townscape Principles
a. New buildings. and structures should be compatible in scale to
adjacent buildings, structures, and land use.
b. The elevations of large buildings should be composed of staggered
planes where such staggering would be consistent with the involved archi-
tectural scheme. Staggered elevations can produce interesting shadow
patterns and preclude the dullness often associated with straight lines.
c. The exterior elevations of buildings should be treated with natural
materials and rendered in white or muted tones. Garish colors and graphics
should be avoided.
d. Buildings should be sited in a manner which exposes their qualit~tive
features to pedestrian traffic, and which obscures mechanical equipment,
venting, storage area$, trash and garbage compounds and containers, etc.,
therefrom.
e. Signs, posts, railings, and other accessory structures should be
coordinated with onsite and adjacent buildings and land use. Vertical
structures punctuate the horizontal sweep of their sites and should, through
. their function or beauty, make an important statement.
Landscape Principles
a. An optimum of 15% of the building site of each new project should be
landscaped. A minimum of 10% of each parking lot or enclave sh~u1d be devoted
to landscaping.
~~'2~
-4-
A-4
b. The landscape of commercial projects should not be confined to plant
material. Textured flooring, masonry, fountains, water features, exterior
works of fine art, and exterior furniture should be used to promote a project's
visual interest, variety and amenity.
c. Plant material should be used for soil, water and energy conservation.
d. Trees should be used to soften the impact of hard surfaces.
e. A large percentage of the trees of a commercial project should be
deciduous. Deciduous trees provide cool relief in the summer and early autumn
and a filtered warmth during the balance of the year. Deciduous trees can
endure urban life and may reduce the level of photochemical smog production
relative thereto.
f. Where feasible, trees with unique structural characteristics should
be planted. These trees should improve the aesthetic quality of commercial
areas and complement adjacent urban forms.
g. The use of fountains, water sculpture, and other recycling water
features provide a cooling effect with respect to the urban environment,
and visual relief from the impact of hard surfaces. The use of these
features should be encouraged by the Design Review Committee.
h. Planters and tree wells should be designed to protect the plants
they accommodate and to promote the aesthetic quality of their surroundings.
i. All plant materials should be selected. arranged. and installed in
accordance with sound horticultural and landscape architectural practices.
j. ~~ll furniture should be carefully coordinated with the landscaping
and works of fine art which share its setting. This coordination requires
that each mall, enclosure, plaza. or open space be planned as a single urban
design composition, and not on an element-by-element basis.
>>~?
A-5
-5-
Sign Criteria
a. Signs should be designed as supportive elements to land use. They
should be used primarily to identify businesses, professional offices and
public and quasi-public facilities.
b. Signs should be compatible with the nature, character, and design of
the locale and land uses they. serve.
c. Good towns cape requires that signs manifest artistic order and taste.
Sleazy or obtrusive signing should be avoided.
d. In their selection of signs, property owners and tenants should place
considerable emphasis upon color, harmony, size, shape, texture, materials
and character.
e. Signs should be characterized by restraint. Where practical and
practicable, artistic graphics and fine art displays should be used in lieu
of "commercial" signs.
f. Kitsch graphics, animated signs, or slapdash posters should,in general,
be disapproved.
Parking Design
a. All parking areas (excluding ingress and egress) should be screened
from public rights-of-way and adjoining properties by low fences, walls, build-
ings, plantings, or a combination thereof.
b. Park.lngareas should be designed for public convenience and, where
feasible, should be directly accessible from two streets, or a street and an
allen.
c. In major commercial centers, pedestrian ways within parking areas
should be protected from vehicular movements by landscaped areas, curbs, or
bollards.
~t)/;L ~
A-6
-6-
d. Parking bays should be separated from buildings by landscaped areas
or protected walkways.
e. The mass of large parking areas should be ameliorated through the
employment of landscaping, textural embellishments, or intervening works of
fine art.
f. Directional signs and graphics should be used to promote public
safety and convenience.
g. Loading, unloading, and delivery service operations should be
preplanned. Parking layouts should clearly indicate that these operations
would not adversely affect customer parking or access.
h. The plans of major commercial centers should be responsive to the
physical requirements of public transportation and should provide the
requisite pedestrian ways, bus stops, benches, and shelter.
i. Secure bicycle parking facilities should be provided.
~~~~
III. GRAPHIC STUDIES
Photographs and plans illustrative of the
urban design principles embodied in the text.
;2t? - J 0 ,
10.
r.
GARDEN APARTMENTS IN BONITA
o Well-landscaped courtyards.
o Rustic. timbered exteriors augment the suburban
order and pleasantness of the subject development.
o Views are oriented towards courtyards.
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GARDEN APARTMENTS IN CENTRAL CHULA VISTA
(COUNTRY CLUB VILLIAGE)
o Formal landscaping; urban setting.
o Manicured malls, ornamental mall furniture.
o Development's internal orientation creates a pre-
cinctual or "oasis" order.
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GARDEN CONJOMINIUMS AT TREEHAVEN
o Formal. rectangular "clustering".
o Internal orientation.
o Common open space creates a pleasant. suburban
setti ng.
o Private patios promote an integrated "interior-
exterior" lifestyle.
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APARTMENT DEVELOPMENT AT 5TH AVENUE & FLOWER
STREET, IN CHULA VISTA
o Urbane, brick development along a geometric garden court,
from "Early Chula Vista".
o Sculptured hedges and shrubs complete this pleasant reminder
of halcyon days.
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.---.-
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.---
JO--35
F
McINTOSH ARMS/CHULA VISTA
o Excellent street orientation.
o Order and amenity of apartment project enhanced by
careful siting of trees. and extensive use of wood.
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BRI GHl'.;OOD/YORK
o North Chula Vista dwelling group, which effectively com-
bines old and new structures.
o Project's walkway pattern promotes privacy.
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d.fl~37
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TO\~NHOUSES
o Moderately-priced townhouses are served by ample
common and private open space.
o The unrelieved facadal pattern, and the poor balance
of water, walkways, and plant materials detract from
a townscape which could h~ve been excellent.
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fr' 31
APARTMENTS
o Apartment units with a view - a parking lot.
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o Same project, but dwelling units overlook landscaped mall.
o Landscape plan is inadroit. Broad, harsh concrete walks,
sparse tree planting, and over use of "pickle weed" fail
to promote aesthetic quality, amenity, or effective urban
order. d2..0 r L./O
J
K
MORE APARTMENTS
o Apartment project characterized by a lack of architectural
integrity.
o Sterile, massive elevations create a "prison" appearance.
o Project requires an inordinate commitment to landscape
architecture.
o Elevated building pads emphasize the project's aesthetic
problems.
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KENSINGTON PARK
o High-density townhouse project, based upon quadraplex
plan.
o Excellent spatial relationships, well-landscaped commons,
and architectural integrity enable Kensington Park to
refute the popular myth that "high density" and good
urban design are irreconcilable.
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POMEROY GREEN, SANTA CLAF\A
CLAUDE OAKLAND-ARCHITECT
. GROSS DENSITV. 12 DWELLING UNITS/ACRE
. DEVELCP/v/ENT COULD BE CONSTRUCTED UNDER
THE \'R-j-L" REGULATIONS OF C4ULA VISTA.
c2i;-1(}
-
H,~,NCOCK SQUl\RE, LOS ANGELES
DESIGNED BY RICHARD NAGY MARTIN,
A!:?CHITECTS /J. PLANNERS
.511OWNHOUSES ON 2.4 ACRES, IN THE WILS/-IIRE
DISTRICT OF LOS ANGELES.
. DRLj/v'A TIC ARCHI TE; TURE AND DIVERSIRED L-WDSCA?/NG
ENABLE THE DEVELOP/v/ENT TO ACHIEVE CONS/DER-4B!....E
ORDER, DESPITE ITS hIGH DE/JSITY. L J
. >>/17
I
11.
IV.
GLOSSARY AND LEXICON OF RESIDENTIAL PLANNING TERMS
1. Aesthetics. Aesthetics is the branch of philosophY which deals with the
perceptual values of truth, goodness, and beauty. While truth is absolute,
and goodness is comparative, beauty is conceptual, and therefore tends to be
both controversial and subjective.
Despite the difficulties inherent in the development and application of work-
ing standards of beauty, the said development and application are prerequisite
to sound urban planning.
2. Amenity. Amenity originally meant "pleasantness," but has been expanded
to include "convenience". British town planners have so overworked this ex-
ce11ent word that in England it is virtually synonymous with "good town and
country.planning". However, for the purposes of the Design Manual amenity is
confi ned to "pleasantness" and "conveni ence".
3. Community Apartment Project. A development under which the real property
is held in common, and each constituent apartment is held under a right of
exclusive occupancy. The undivided interest in the land and the exclusive
right of occupancy are inseparable.
4. Condominium. A development under which there is an undivided fee owner-
ship of the underlying land, and separate fee ownerships of the airspaces
which encompass the living or working areas or premises. The condominium
method of holding land has long been recognized in nations governed by the Civil
Law. FHA, which experienced this concept in Puerto Rico, is substantially re-
sponsible for its introduction into the United States.
5. Cosmetics. Aesthetic quality is a basic consideration upon which all good
city, regional, community or site plans are partially founded. Where appearance
or aesthetic quality is applied to a design as an afterthought or on post-design
basis, it is derisively called "cosmetics." Kevin Lynch feels that the term is
>>-"(5 .
12.
unjust. In Principles and Practice of Urban Planning, at page 249, he observes
that "cosmetics is an honorable art, when you have decided you.can do no more
than change the visible surface of a thing." Notwithstanding this observation
urban cosmetology too often attempts to substitute adornment for good urban
desi gn.
6. Dwelling GrouP. .A dwelling group consists of two or more residential buildings,
located on a single building. site. The said buildings may consist of old single-
family dwellings and new, back-yard single-family dwellings, duplexes, or apartment
houses, or combinations thereof. Some of the most orderly high-density residential
projects are dwelling groups. Notwithstanding this factor, dwelling groups, con-
sisting of old single-family dwellings and new duplexes or apartment houses, have
created a towns cape problem within the older neighborhoods of Chula Vista. .Sound
urban design can preclude the extension of this problem.
7. Flooring. The surface treatment of the paths, walks, stairways, streets,
and closures of the city.
Asphalt, concrete, tile, stone, timber, brick, gravel, and carpet are some
examples of material used for flooring.
8. Garden Apartments. This term was originally applied to the post. World War 1
garden-court apartments, which were based upon a central-courtyard orientation.
The term is currently used in connection with low-rise, multi-family residential
uses which are surrounded by, or interlaced with landscaped open space.
Where dwellings are arranged amidst large concentrations of c~on open space,
the project is called a "tOOJllon green development", or a "cluster garden sub-
division".
g. Landscape Manual. A comprehensive guide which contains the City of Chula
Vista's landscaping and irrigation standards. The manual'sprimary.objectives
are good landscaping design, and effective erosion control. The City Council
recently adopted broad revisions to the Landscape Manual.~~~p?
I
I,'
13.
10. Order. The regular and harmonious arrangement of the natural and man-
made environments. The antonym of order, as used by professional planners, is
confusion.
11. Patio (Atrium/Garden Court) House. .A semi-detached owe1ling which is built
around one or more interior or enclosed courtyards. Patio houses, now as in an-
cient Rome, are usually developed in banks or clusters of townhouses or row
houses~ The need for land economy, and the rebirth of the urban design'concept
of bringing the "outdoors indoor" and the "indoors outdoor", have substantially
increased the popularity of the patio house.
12. Residential Density. Residential density refers to the average number of
dwelling units per unit area.
Gross residential density is based upon the area of the involved building site,
plus the area of traversing streets and alleys, and one-half of the area of
abutting streets, This density standard is traditionally used by advance plan-
ners and new town builders.
Net residential density merely involves the area of the building site, and is a
standard most often used by zoning officials, current city planners, and developers
of projects which are situated in substantially urbanized territories. As a rule
.
of thumb, the net density of a parcel of land is usuaHy, in suburban Southern
California, about 20% higher than the said parcel's gross density. While resi-
dential density determines the texture and structure of a cORll1unity, the practice
of labeling high density as "bad" and low density as "good" is unwarranted.
Density should be a reflection of the general plan's 1and'use and spatial poli-
cies and proposals, and its application should be governed thereby.
The "density game" has also spawned planning myths, such as "high residential
density is prerequisite to urbanity," and "low density increases the cost of
government."
e1V---t/?
14.
13. Row Houses. A group of single-family dwellings or apartment
houses located along a continued line, and not separated by side
yards. Row houses usually form an "architectural whole."
14. Scale. This term generally denotes relative size. Architects
and planners strive to devel~p designs ~nder which their proposed
structures and land uses are harmonious and proportionately conso-
nant with adjacent structures and land uses. When this $tate of
harmony and consonancy is reached, it is said that the proposed
project is in "scale".
Architects, landscape architects, and urban planners also strive to
provide their projects "hu~an scale." While some designers, inclu-
ding LeCorbusier, have actually advocated tha~ the proportions of
the human body should serve as the model for architectural and urban
designs, the prevailing view among townscape specia1ists is that
urban projects should be sized and proportioned to the life style,
aspirations, expectations, and circumstances of the people to be
served, and not necessarily to their physical characteristics.
In summary, human scale is a subjective factor, and requires artistic
application.
15. Texture. Texture can be defined as the identifying quality
or character of the structure of an urban or rural area. Ci ty .
planners primarily regard "texture" as an expression of density,
and prefer the use of the term "structure" to both "texture" and
"fabric",
16. Townhouse. A single-family row house, two or more stor~es in
height. While "row house" and "townhouse" are synonymous terms,
technically speaking, the latter
term is usually employed .in ~onnec-
c2()~ i7
,
,.
,.
15.
tion with new planning concepts. such as cluster gardens.
17. Townscape Planning. Townscape planning is the art of arranging
three-dimensional, urban spatial relationships. It is concerned with
the structure. form. and appearance of communities. The term, for prac-
tical purposes. is synonymous with .urban design. and the original
plastic art of "city planning".
18. Urbanity. Urbanity is derived from .urbane," and not urban. It
denotes polish. suavity. grace and sophistication. These attributes
characterize the townscape ~nd l~nd-use patterns of the imperial cities
of Europe, Asia, and the older parts of the Western Hemisphere.
Many architects, urban designers, sociologists and unfortunately. city
planners. identify urbanity with high-residential density. and high-
building intensity. The causal chain between density or intensity and
urbanity. however. is quite vague and conjectural.
Napa (northern California). Palos Verdes Estates (southern California).
St. Francis Wood (San Francisco). and Boise (Idaho) have both low den-
sity and urbanity. Enlightened city planning. augmented by a continu-
ing public commitment. can create urbanity almost anywhere.
dJ.)J;'/7
16.
V. CONCLUSION
The foregoing principles. standards. goal. objectives. graphic study.
vocabulary. and commentary constitute Chula Vista's precise plan 'for
the improvement of spatial rel~tionships within the physical order of
its Planning Area. The adroit administration of ,the Design Manual by
the Design Review Board should do much to promote the convenience
and pleasantness of this city's R-3 zones. as well as the overall
quality-of-life therein.
Since appearance. amenitY',and aesthetic quality cannot substantively
exist apart from the social. economic. and physical progress of Chu1a
Vista. the Manual must continually be employed in conjuDction with this
city's other adopted plans. The Manual is a supportive plan. not an
independent one. Futhermore. while city planning was spawned by urban
design. the rebirth of the latter has necessitated much innovation and
intuition. Therefore. the Manual is predicated on experimentation.
rather than upon solid precedent. and will probably require considera-
ble refinement and amendment during the course of its ap,lication to
empirical planning problems.
>>~50
t 17.
VI. BIBLIOGRAPHY
Abrams, Charles.
The Lan~ua~e of Cities, A Glossary of Terms.
York: 97, The Vikin9 Press
Ashworth, Graham, Encyclopedia of Planning. London: 1913, Barrie
& Jenkins
New
The Concise Townsca~e.. New York:
Norstrand Reinhold ompany
Gibbend, Frederick, Town Design. New York: 1959, Frederick A.
Praeger
Cullen, Gordon,
1971, Van
Gallion & Eisner, The Urban pattern, Cit~ Planning and Design, 3rd
Edition. New Yor: 1 75, D. Van Norstrand Com-
pany
Goodman, William I., Editor, Principles and Practice of Urban Plan-
ning, 4th Edition. Washington, D. C.: 1968. ICMA
Hiorns, Frederick R. Town-Building in History. London: 1959.
George G. Harrap & ~o., Ltd.
Keeble, Lewis,
Lynch, Kevin,
McKeever, J.,
Princi~les and Practice of Town and Country Plan-
~ing, th Edition. London: 1972, The Estates
azette Limited
The Imafie of the City. Cambridge. Mass:
the Tec no10gy Press
Editor, The Community Builders Handbook~ "Anniver-
sary Edition" Washington, D.C.: 19 8. Urban
Land Institute. .
1960,
Community Development Departments. City of Chula Vista,
Town Centre Design Manual. Chu1a Vista, CA:1976
Chula Vista Redevelopment Agency.
Commission. Urban Desi~n San DieQo. San Diego, CA:
1973, San Diego C apter. American Institute of
Architects.
Planning and
Urban Design
,J..c) " 5/
"When One gets thsre. t~re is no there there."
_ Gertrude Stein on the Modern City's
Lack of Character
,
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18.
ATTACHMENT 6
Design Manual
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CllY OF
CHUlA VISTA
>>/33
CITY OF CBULA VISTA
Design Manual
Prepared by the City of Chula Vista Planning Department
Adopted by City Council Resolution No.
,
, 1994
City Council
,
Tim Nader, Mayor
Shirley Horton, Vice Mayor
Leonard M. Moore
Jerry R. Rindone
Robert P. Fox
;J 0 - _s-I/
ACKNOWLEDGEMENTS
DESIGN MANUAL ADVISORY COMMI'ITEE
Barbara Gilman, Chair
Father John G. Proctor, Jr., Vice Chair
James A1gert
Robert Coffee
Patty Davis
Roy Dixon
J. C. Rodriguez
Art Sellgren
Frank Tarantino
DESIGN REVIEW COMMI'ITEE
Michael Spethman, Chair
J. C. Rodriguez, Vice Chair
Richard Duncanson
Patricia Kell y
Dan Way
ECONOMIC DEVELOPMENT COMMISSION
William C. Tuchscher, Chair
Ty Compton, Vice Chair
Patty Davis
Liz Lebrone
Brene Patrick
Charles Peter
Don Reed
EX OFFICIO
Ken Clark
Glen Lewis
John Munch
Leonard M. Moore
Art Sellgren
Charles Sutherland
PLANNING COMMISSION
William C. Tuchscher, n - Chair
John C. Ray, Vice Chair
Susan Fuller
Thomas A. Martin
lohn S. Moot
Mary C. Salas
Frank Tarantino
,
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TABLE OF CONTENTS
INlRODUCTION ................................................ i
SMALL-LOT SINGLE F~Y ..................................... 1-1
SITE PLANNING ........................................... 1-1
Grading.. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. I-I
Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-2
Open space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-3
Lots ............................................... 1-4
Building placement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-4
Site entries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . " 1-6
Privacy .......................................................................................... 1-6
Garages and parking .................................... 1-6
Walls and fences ....................................... 1-7
ARCHITECTURE ........................................... 1-8
Compatibility ......................................... 1-8
Scale . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-8
Varied design ......................................... 1-8
Facade and roof articulation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1-9
Attached dwellings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1-10
Additions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1-10
Colors and materials. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1-11
Fenestration ......................................... .1-11
Garage doors ........................................ .1-11
Gutters, downspouts and vents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1-12
Equipment screening ................................... .1-12
LANDSCAPING. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1-12
MULTIPLE F~Y . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11-1
SITE PLANNING ...........................................11-1
Grading and drainage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11-1
Compatibility ............................................................ '. .. .. .. .. .. .. .. .. .. .. D-2
Clustering ...................................................................................... D-3
Open space .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. n-3
Vehicular access and drculatlon ............................. II-S
Site entries .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. n-s
Parkin& .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. D-5
Pedestrian drculation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11-6
Walls and fences .......................................11-7
AncUlary structures .....................................11-7
Privacy ............................................. 11-8
Security and lighting. . . . . . . . . . . . . . ':..20 ....--r1:, . . . . . . . . . . . . . . II-!:
TABLE OF CONTENTS
Trash .............................................. II-S
Recycling . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-9
Mailboxes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-lO
ARCHITECTURE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-lO
Compatibility ........................................ II-IO
Seale.. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. n..l1
Building, facade and roof articulation ........................ II-ll
Materials and colors. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-13
Building entries. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-13
Fenestration ......................................... II-13
Carports, garages and accessory structures ..................... II-14
Balconies, porches and patios . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11-14
Stairways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11-14
Gutters, downspouts and vents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-IS
Mechanical and utility equipment ........................... 11-15
LANDSCAPING. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-IS
COMMERCIAL (INSTITUTUIONAL) ................................. III-I
SITE PLANNING .......................................... III-I
Grading. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-I
Compatibility ................. ~ . . . . . . . . . . . . . . . . . . . . . . III-2
Building placement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 111-2
Vehicular access and circulation ............................ 1II-3
Site entries .., . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1II-4
Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 111-5
Pedestrian circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 111-6
Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-6
uading .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. ill-7
Recycling .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. m-8
Trash .......................................................................................... m..7
Cart storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III-S
ARCHITECTURE .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. rn-8
Compatibility ................................................................................ m-8
ScaJe .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. m-8
Building, facade and roof articulation ........................ 1II-9
Fenestra.tion. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .m-tO
Overheads and awninp . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .III-IO
Materials and colors. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .III-IO
Mechanical and utility equipment ........................... m-ll
Gutters, downspouts and vents ... . . . . . . . . . . . . . . . . . . . . . . . . . .1II-12
Ligbtina .. .. .. .. .. .. .. .. .. .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .m-12
eM/f?
TABLE OF CONTENTS
Signs 0 0 0 0 0 0 0 . 0 0 0 . 0 . 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0111-12
LANDSCAPING. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1lI-13
INDUSTRIAL. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 0 . . . . . . 0 . IV-I
SITE PLANNING .......................................... IV-I
Grading. . . . . . . . . 0 . . . . . . . . . . 0 . . . . . . . . . . . . 0 . . . . . . . . . 0 IV-I
Compatibility ................. 0 . . . . . . . . . . . . . . . . . . . . . . IV-3
Site design elements .................................... IV-3
Building placement. . 0 . . 0 0 . 0 . . . . . . . . . . . . . . . 0 . . 0 0 . . 0 . . 0 . . IV-3
Vehicular access and circulation ...... 0 . . . . . . . . 0 0 . . 0 . . . . . 0 . . IV-4
Site entries . . 0 0 . 0 . . 0 . . 0 . . . . 0 . . 0 . . 0 . . 0 . . 0 . . . . . 0 0 . . 0 . . 0 IV-S
Parking 0 . 0 . . . 0 0 . . 0 . . . . . . . 0 . . 0 . . . . . . . . 0 . . . 0 . . 0 . . . . . . IV-S
Pedestrian circulation 0 . . . . 0 0 . 0 . 0 0 . . 0 . . 0 . . 0 . . 0 0 . . 0 . . 0 0 . 0 0 IV-6
Loading 0 . 0 . . . . . . . . . . . . 0 . . . . . . . . 0 . . . 0 . 0 . . . . . . . . . . 0 . 0 IV-7
Walls and screening . 0 . . 0 . . . . . . . . . . . . . . . . . 0 0 . . . . . . . . . . . . IV-7
Trash .. 0 . 0 . . . . . . . . . . . . . . . . . . . . 0 . . 0 . . 0 . . 0 . . 0 . . 0 . . 0 . IV-8
Recycling . . . . . . . . . . 0 . . . . . . . . . . 0 . . 0 . . 0 . . 0 . . . . . . . 0 . . . 0 IV-9
ARCHITECTURE ..... 0 . 0 0 . 0 . . 0 . . . . 0 . . 0 0 . 0 . . 0 . 0 . . . . . . . . . . . 0 IV-9
Compatibility .. 0 . . . 0 . . . . 0 . . 0 . . . . . 0 . 0 0 . 0 0 . . . . 0 . . . 0 . 0 0 . IV-9
Scale 0 0 . . . 0 . . . . . . . 0 . . . . . . . 0 . . . . . . . . . . . . . 0 . . . . . 0 . . 0 . IV-9
Building, facade and roof articulation 0...................... IV-IO
Fenestration .... 0 . 0 . . 0 . 0 . . . . 0 . . . . . 0 . . 0 . . . . . . . 0 . . . . 0 0 IV-IO
Materials and colors. 0 . . 0 . 0 . . 0 . . . . . . . . . . . . . 0 . . . . . . . . . . 0 IV-IO
Mechanical and utility equipment ..... 0 . . . . . . . 0 . . . . . . . . . . .. IV-ll
Lighting. . . . . 0 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-13
Signs. . . . . . . . . . . 0 . . . . . . 0 . . . . . . . . . . . . . . . . . . . . . . . . . . IV-13
LANDSCAPING . . . . . . . . . . 0 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-14
SIGN DESIGN GUIDELINES .....................................0. V-I
SilD concept . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V-I
Compatibility .................................................................................. V-2
Placement ...................................................................................... V..2
Size and sb.ape ................................................................................ V..3
Copy.. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. V-3
Colors and materials. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V-4
Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . V-4
,
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INTRODUCTION
THE DESIGN MANUAL
The Design Manual provides guidelines to assist the city and the development community to achieve
a high quality of aesthetic and functional design. The guidelines are applied in conjunction with
development standards in implementing the city's design review process. Although these guidelines are
expected to be followed, they are general and may be interpreted with some flexibility in order to
encourage creativity on the part of project designers.
Design review is intended to achieve orderly and attractive development, to protect and enhance the
city's unique character and assets, and to ensure the stability and growth of public and private
investment in land and improvements. The purpose of these guidelines is to promote development
which respects the physical and environmental characteristics of the community and the site, and which
reflects functional and attractive site planning, and high quality design.
The contents of the Manual are organized into the following five sections:
. Small-Lot Single Family Residential
. Multiple Family Residential
. Commercial
. Industrial
. Signs
THE DESIGN REVIEW PROCESS
Design review involves a comprehensive evaluation of the site plan, architectural and landscape design
components of development. Generally, all small-lot single family, multiple-family, commercial,
industrial, and institutional 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 (ORe). The DRC is appointed by the City Council
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 planning department.
DEVELOPMENT STANDARDS
The Design Manual must be used in conjunction with the city's development standards. These include
building and fire codes, site and facility accessibility requirements for the disabled, zoning and planned
community district regulations, grading and subdivision regulations and a separate Landscape Manual,
among others. There are also specific and precise plans, redevelopment plans, and project specific
design guidelines which may supplement or supersede these guidelines or the otherwise applicable
standards and regulations. The planning department may be contacted regarding which if any of these
other plans, standards and guidelines may apply to a particular property.
References are included in the text for guidelines which are closely as~~ with development
standards contained in the Chula Vista Municipal Code (CVMe). ,;2J "v'i i
DESIGN GUIDELINES
Small-Lot Single Family
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SMALlrLOT SINGLE FAMILY
Small-lot single family projects - generally those consisting of lots of less than 5,000 square feet - have
in recent years become a significant component of most planned communities. By reducing the amount
of improved land per lot, the developer is, among other things, able to offer a single family home at
a more affordable price.
Although the lots are smaller, the homes are often as large or larger than those found on traditional
single family lots. The resulting loss of open area in relation to building area can tend to result in
projects which appear crowded and monotonous, and which offer significantly less yard space and
privacy than traditional single family developments.
The guidelines for small-lot single family are intended to:
Encourage projects which respect the particular natural and manmade character of their
sites and surroundings, and which thereby present an attractive and integrated overall
appearance when viewed from outside the project boundaries;
Create visual interest and variety, while maintaining a sense of harmony and proportion
along interior and adjoining street frontages and other portions of the project exposed to
public view;
Provide for adequate usable open space areas and other characteristics such as ample on-
street parking and privacy which are traditionally associated with single family
development.
The city intends to remain particularly flexible in responding to innovative approaches and alternate.
solutions for small-lot single family. Project specific standards and guidelines shall take precedence
when in conflict with the following guidelines.
SITE PLANNING
Grading
Development should relate to the natural surroundings and minimize grading by following the natural
contours as much as possible. Graded slopes should be rounded and contoured to blend with the
existing terrain. Existing landforms may be contoured as necessary to provide II smooth and gradual
transition to graded slopes while preserving the site's basic form.
Grading should emphasize and accentuate scenic vistas and natural landforms. Significant natural
vegetation and other unique features should be retained and incorporated into the project.
Avoid large manufactured slopes in favor of several smaller slopes integrated throughout the project.
Smaller slopes jI1"C less obtrusive, more easily revegetated, and can be used to add visual interest,
preserve views, and provide physical buffers where necessary.
Grading of individual pads must address drainage of rear yard areas and building structures.
,;2{) - ,d, /
SMALL-WT SINGLE FAI\fiLY
Streets
Single family development is generally required to be served by public rather than private streets.
Private streets may be considered for smaller and/or self-contained projects where the streets are not
required to serve adjacent properties or the general public.
The provision of two separate entry points, as far removed from one another as possible, is encouraged
in order to facilitate emergency access. Emergency vehicle access and turnarounds shall be as required
by the fire prevention bureau.
Street curves that seem very slight in a bird's-eye view are readily perceived by the driver and interrupt
the line of sight. The introduction of curves will also tend to reduce vehicle speeds.
It is often desirable to provide openings at the ends of cul-de-sacs in order to establish pedestrian
connections and/or view corridors. The design of the openings should provide security for adjoining
residents. The issue of continued maintenance must also be addressed.
1ffi --
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Vision clearance shall ~ provided at street intersections and driveway areas (CYMC 12.12.120 and
12.12.130).
dl)- t~
(Il",.1_21.1~)
1-2
SMALL-WT SINGLE FAMILY
Open space
Open space can meet both a functional and visual need within small-lot projects, and may include
common as well as private areas and facilities. The issue of adequate open space is generally addressed
at the planning rather than development stage of project review, but it is appropriate to revisit the issue
when replanning or resubdividing areas from larger lot or attached development to small-lot single
family.
Small-lot single family projects are expected to provide adequate usable outdoor areas for normal family
activities, such as areas for children to playoff-street, areas for outdoor family gatherings and dining,
and areas for landscaping and gardening. If the yard area of the lot is insufficient for these purposes,
then supplemental common usable open space should be provided.
Each lot should provide approximately 750 square feet of usable open space for a typical three or four
bedroom dwelling, either exclusively in private yards, or in a combination of private yards, landscaped
front yards and/or common areas. The private usable fenced yard area should generally total not less
than 15 percent of the lot size with no dimension less than 10 feet.
Consideration may be given to provide all or a portion of the common usable open space off-site in
conveniently located and easily accessible private parks or public parks with acreage or amenities in
excess of that required by code. Such facilities should generally be within 1/4 mile walking distance
of the project and accessible without crossing a four-lane street.
Common usable open space should be provided in large, meaningful areas and not fragmented or consist
of "left over" land. It should be centrally located, easily accessible for the majority of units, and
buffered but visible from surrounding dwellings. Areas for both passive and active recreation should
be provided, to include amenities such as tables and shaded seating areas, barbecues, courts and tot lots.
The need to provide visual open space is dependent upon many factors, including the size and shape
of the lots, the size, design and placement of the dwellings, and the width and design of the streets.
These factors can best be judged on a project-by-project basis. But generally, the smaller and narrower
the lots, the larger and less differentiated the homes, and the narrower the streets and setbacks, the
greater is the need to use common open space(s) to provide visual relief within the project. .
When provided and where feasible, locate common areas adjoining entries or other locations which
maximize their visual impact. Major slopes located next to common areas should be transitioned into
landscaping and usable areas to maximize the effect of open space.
A water drainage and/or runoff system should be provided for all common outdoor activity areas.
Vegetated rather than concrete swales should be used whenever possible. Avoid water runoff across
pedestrian walkways. Drainage elements which dissect paving should complement the paving design.
,
,;2;/ /' i- J
SMALL-LOT SINGLE FAMILY
Lots
Making some lots wider than the average can provide different amounts of open area between structures.
It also allows placement of different shapes and sizes of homes. On narrow lots, a variation of only
a few feet can make a perceptible difference.
Innovative techniques such as "zippered", "z" and wide-shallow lots can significantly enhance the street
scene. The use of such techniques in lieu of standard lot configurations will require flexibility in the
application of many of the guidelines contained herein.
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Buildin~ placement
The siting and design of structures and landscaping should ensure that they blend into the terrain and
not dominate the landform as seen from lower elevations. Where feasible, locate buildings to conceal
larger graded slopes.
Building placement should consider the potential for tree and plant growth on each lot.
Front and rearyard setbacks for dwellings should generally be 15 feet. A minimum ten foot separation
should be provided between homes. Sideyard setbacks should be a minimum of three feet; the exception
being zero lot line or attached single family development.
Rearyard and exterior sideyard setbacks for dwellings should be increased a minimum of five feet for
lots which back onto or side onto streets.
Front, exterior sideyard and street facing rea.ryard setbacks should be increased for two-story homes
or the second story portion of two-story homes.
Varying the distance of homes from the street and between adjacent homes, or between homes and
fences, creates different patterns of visible open space, avoids a repetitive appearance, and results in
different types of yards and private patio areas. A variation of only a few feet is perceivable.
o2P --- ~ t(
(kY.I_ZI.I9M)
1-4
SMALL-LOT SINGLE FAMILY
VARIABLE FRONT AND SIDE YARD SETBACKS
Attached single family dwellings can emphasize the individuality of units or can look like one large
home, depending on how they are treated. Attached dwellings can yield larger open areas between
structures.
Zero lot line homes (flush to the side lot line) lend themselves well to the creation of courts and patios.
Consideration should be given to the use of both single- and two-story homes. Single-level elements
or floor plans will enhance the visual interest of the street scene by providing varying ridgelines and
mass elements.
The use of single story homes on comer lots can provide a feeling of openness at intersections. In the
case of two-story homes, larger setbacks, setting back the second story or introducing single story
elements can achieve a similar result.
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TWO-STORY, CORNER LOT'mEATMENT
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c1f) /1>5
SMALL-LOT SINGLE FAMILY
Site entries
Decorative walls and/or enhanced landscaping should be used at public street entries. Where private
streets are allowed, enriched paving, raised medians and gateway structures should also be considered.
Continued maintenance must be ensured.
Project entries should be punctuated by an open view of green space if possible. Homes across from
entry points should be plotted so that landscaping is the predominant view from entry drives.
Privacy
The design, placement and orientation of buildings, yards, fencing, landscaping, floor plans, balconies
and wintlows is expected to promote privacy within the individual dweIIing units to the maximum
feasible extent.
Garages and parking
One-story garage elements soften the impact of dweIIings on a residential street scene and help create
a feeling of openness and human scale within a neighborhood. Garages should have a single story mass
at the front of the structure to provide an architectural transition on two-story homes.
ONE-STORY GARAGE B.EIllENT
Garage door setbacks should allow driveway parking that keeps the sidewalk clear of vehicles. If a
garage is allowed to be sited less than 191h feet from the back of sidewalk, an automatic garage door
opener shouio be provided. Sectional roll-up doors should also be considered in these exceptional cases.
dLJ"' j, i-
(bY .1_ 21. 1994)
1-6
SMALL-LOT SINGLE F AMn.. Y
Angled or side-entry garages can be used to break up the monotony of all garage doors facing the street.
Vary driveway locations whenever possible to add variety to the street scene.
.
.
-.
VARED GARAGE ENTRES
The siting of driveways should maximize on-street parking. At least one on-street space per lot should
be considered the minimum. One space per lot should also be considered the minimum in the case of
private streets with guest parking bays. Additional on-street/guest parking above the minimum is
expected to be provided for any lot which features a shortened driveway.
The parking or storage of trailers, campers, motor homes, boats and other recreational vehicles should
be prohibited from occurring on the street or within front or exterior sideyard areas as reflected in the
CC&R's. The provision of a separate storage area, adequately and attractively screened with a
combination of solid walls and landscaping, can be utilized to provide convenient RV storage on-site.
Walls and fences
Small-lot developments should submit a complete wall/fencing program to be included in the project
CC&R's. The program should include all community as well as private walls and fences. For projects
with no homeowners association, community walls should be located within adjoining open space
maintenance districts where applicable.
Decorative masonry should be used for community walls. View fencing of wrought iron or tubular steel
is also acceptable, although masonry may be required for noise attenuation. Decorative masonry and/or
wood fences may be used for front and exterior side yards. Style, materials and color should
complement the project architecture.
Walls or fences which abut community walls should intersect them at or below the cap level of the
community walVpi1aster. Sideyard fences should intersect at an equal OT lower height than rear and
front walls/fences/pi1asters.
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SMAU-LOT SINGLE FAMn..Y
Open, transparent fencing is encouraged on the face of all rearyard slopes which are exposed to public
view.
Walls and/or view walls in the frontyard setback should generally not exceed 31h feet in height and
should maintain a minimum five foot setback from back of sidewalk. Depending on the project design,
it may be appropriate in some cases to restrict walls from frontyard areas altogether, and in other cases
to allow an increase in height to create front yard patio areas.
Lower walls at exterior sideyards should maintain a minimum five foot setback from the back of
sidewalk; ten feet for walls over 3% feet in height.
Higher, unrelieved walls and fences are imposing, particularly on smaller lots. Any combination of
retaining walls and freestanding walls/fences should not exceed six feet in height. Parallel retaining
walls or a retaining wall and fence should be offset by a minimum three foot wide clear planting space.
Trees, shrubs and vines should be used to soften the appearance of fences and walls. Community walls
should be separated from adjacent streets by the required setback or a minimum 10 foot wide landscape
buffer from back of sidewalk, whichever is greater.
ARCHITECTURE
Compatibility
There is no preferred architectural .style" for residential structures. The focus should be on the
development of a high quality residential environment. The architecture should consider compatibility
with surrounding character, including harmonious building style, form, size, color, material, and
roofline.
Scale
Dwellings and other improvements should be appropriate in mass and scale to the site on which they
are placed. The site and its relationship to other structures, scenic values, climate orientation, and
access should be factors in the design and orientation of structures on each site.
Form, p1oportion and scale should relate to the use of the structure as a single-family residence. The
scale of structures should be within a human scale so as not to overwhelm .or dominate their
surroundings. Second story rooms may be tucked into roof planes to maintain low pro(lles. Clipping
the roofs at the sides and comers of buildings can be used to lower apparent height.
Varied desi&n
Individual dwelling units should relate in terms of mass and bulk but should be distinguishable from one
another. A minimum of three housing plans with three alternative front and exposed rear elevations
per plan should be provided. A difference in the massing and composition (not just finish materials)
of each adj~t house'should be accomplished.
,;J.CJ/ ~ ~
CRcv.I_ 21. 1994)
1-8
SMALL-LOT SINGLE FAMILY
ALtERNATIVE ELEVATIONS
The overall street scene should be arranged to convey a sense of ordered variety. One elevation should
not be repeated more frequently than each fourth house. Wherever the same unit plan is proposed
adjacent or directly across from another unit, "alternate elevations" should be utilized. "Reversed"
elevations are not considered alternate elevations.
Facade and roof articulation
The articulation of facades and the massing of structures gives them depth and substance. Uninterrupted
exterior walls and monolithic forms should be avoided on all structures. All front, exposed rear and
exterior sideyard walls should have relief, offsets, overhangs and recesses in order to create an
interesting blend with landscaping, structures, and the casting of shadows. The integration of varied
texture, relief, and design accents on building walls softens the architecture.
ARTlCULATlON
'For sloped roofs, both vertical and horizontal articulation is encouraged. Roof lines should be
representative of the design and scale of the units under them. Roof articulation may be achieved by
changes in plane and/or the use of traditional roof forms such as gables, hips, and dormers. Flat roofs
and A-frame type roofs are discouraged unless appropriate to the architectural style. Roof design must
prevent water runoff onto adjacent lots.
All elevations should be architecturally treated. Building elevations which back or side onto streets,
open spaces or tops of slope should be strongly articulated along the visible rac,de. Elements such as
overhangs, projoctions and recesses of stories, porches, balconies, reveals and awnings are encouraged.
Dwelling entries should be articulated through massing treatment and/or should incorporate detailed
design elements. c2 t) ,/ t? 7
SMALL-LOT SINGLE FAMILY
1be articulation of two-story elements when visible from the greater community is particularly critical.
Wherever possible, one-story masses should be incorporated into visible rear elevations. Where two-
story masses do occur on the view edge, one or more of the following measures should be employed
to soften the visual impact: incorporation of a variety of hip and gable roofs, introduction of trellises
and shade structures, use of second floor balconies, cantilevering of second floor elements, and stepping
back plan elements to vary setback and create shadow patterns.
AUacbed dwellings
Attached single family dwellings should incorporate the same elements as single-family detached
housing. One-story elements are preferable on street elevations, end-unit conditions and on highly
visible rear elevations. Attached dwelling units should express individuality through careful massing,
front and rear offsets, and clearly identifiable entries and private outdoor spaces.
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Garages should have a single-story appearance at the front of the building to allow a stepped-back
architectural transition for two-story structures. The visual impact of garage doors can be reduced by
varying their orientation, recessing them within the structure, and/or using multiple single doors.
Garages must be set back from the street sufficiently to allow driveway parking without overhanging.
the sidewalk.
Additions
The allowable extent of and design parameters for patio covers and other additions ind alterations
should be addressed with the initial project design and incorporated into the project CC&R's. Structural
additions or alterations should be integrated into and conform with the form, character, materials,
colors, and detailing of the existing dwelling.
Balconies, porches and patios, as well as ancillary structures such as gazebos, cabanas, and storage
sheds, should be compatible with the design and materials of the dwelling. No structure should extend
or be built over slope areas unless the building design is appropriately integrated into the slope.
..2tJ~ ?O
_.1_21.1994)
1-10
SMAlL-LOT SINGLE FAMILY
Colors and materials
The choice and mix of materials on the facades of structures and garage doors is important in providing
an attractive living environment. Materials should be consistently applied and should be chosen to work
harmoniously with adjacent materials. Piecemeal embellishment anJ frequent changes in materials
should be avoided. Materials tend to appear substantial and integral when material changes occur at
changes in plane.
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Colors can be used in combination with design to distinguish one home from another. Walls and other
large expanses should generally be light in color, with elements such as doors, window framing,
chimneys, trim, railings, awnings and light fixtures in a contrasting color to add interest and variety.
Subdued color combinations are encouraged.
Exterior repainting, resurfacing or reroofing of any dwelling or structure should be in compliance with
approved standards included in the project CC&R's.
Graffiti deterrence/protection should be considered in the selection of building materials, paints, and
other protective coatings (CVMC 9.20.055).
Fenestration
The placement and relationship of windows, doors and other building openings plays a significant role
in achieving a unified building composition. Where possible, window sizes should be coordinated
vertically as well as horizontally, and window design should be consistent in terms of style and general
arrangement on all sides of the building.
The placement and design of windows should consider floor plans, yards and setbacks of adjacent homes
to promote interior privacy to the degree possible.
Garaee doors
Garage doors are often a major visual element of a home. When they are, they should appear to be set
into the walls rather than flush with the exterior wall. The use of two doors on a two-car or three doors
on a three-car garage can significantly enhance the street scene and is encouraged.
A number of compatible designs should be used throughout a project to ensure variety. The design of
the garage door should relate to the particular architectural style selected, and should reflect a
substantial, well-constrUcted quality. ,,.) tJ - ? I
_ ._h
SMALL-LOT SINGLE FAMILY
Gutters, downspouts and vents
Gutters and downspouts should be concealed unless designed as an architectural feature. Exposed
gutters and downspouts not used as architectural features should be colored to coordinate with the
surface to which they are attached. Roof vents sho\:ld be colored to coordinate with roofing material.
Equipment screening
Any equipment, whether on the roof, side of a structure, or on the ground, shall be properly screened
(CVMC 15.16.030). The method of screening should be architecturally compatible with the dwelling
in terms of materials, color, shape, and size, and should blend with the building design. Utility meters
and equipment may be placed in locations which are not exposed to view from the street in lieu of
screening.
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Solar panels installed on the roof should be parallel to and resting on the roof slope. Frames should
be colored to coordinate with roof colors.
LANDSCAPING
Refer to the Landscape Manual for the city's complete landscape planting and irrigation standards.
It may be appropriate in some cases to have front and exterior sideyard landscaping installed by the
developer and maintained by the homeowners association. If landscaping is installed.by individual
homeowners, the CC&R's should require installation of front and exterior sideyard landscaping within
six months of occupancy.
Standards for front and exterior sideyard landscaping and relandscaping should be included in the
CC&R's. Drought tolerant planting should be emphasized in accordance with the requirements of the
city Landscape Manual. The CC&R's should also require that landscaping be permanently maintained
in a healthy and thriving condition, free from weeds, trash and debris.
Landscaping in and around entrances and drives r.:ast be designed to maintain sight distances (CVMC
12.12.120 and 12.12.130).
v2tJ- /d-
(Jev .1_ :no 19M)
1-12
DESIGN GUIDELINES
Multiple Family
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MULTIPLE FAMILY
Multiple family residential includes apartments, condominiums and townhomes; essentially anything
other than single family. These projects, regardless of their form of ownership, are characterized by
higher density attached units, and shared facilities such as parking, open space, and recreation. These
characteristics present unique design issues.
Multiple family projects involve larger structures, and tend to generate large parking areas and limited
private open space. If not properly designed, buildings can dominate their surroundings, parking and
circulation areas can dominate the site, and open spaces may be relegated to left over areas, not related
to the structures or the people who live there.
The guidelines for multiple family residential are intended to:
Encourage developments which are sensitive to the character and scale of surrounding
development, with particular attention to transition areas wherein multiple family projects
and single family dwellings may coexist for years or even decades;
Promote an attractive and functional arrangement of buildings and ample open spaces
which are sensitive to the physical characteristics of the site, and which provide a high
standard of visual quality and liveability for the residents;
Incorporate within the project architecture a sense of harmony and human scale, while
providing for visual interest and individual unit identity, as well as privacy and security
for each resident and the project as a whole.
Project specific standards and guidelines shall take precedence when in conflict with the following
guidelines. All projects must be designed to be accessible for persons with disabilities in accordance
with currently applicable requirements.
SITE PLANNING
Grading and drainage
Development should relate to the natural surroundings and minimize grading by following the natural
contours as much as possible. Graded slopes should be rounded and contoured to blend with the
existing terrain. Existing landforms may be contoured as ne<%5Sllry to provide a smooth and gradual
transition to graded slopes while preserving the site's basic form. .
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MULTIPLE FAMILY
Grading should emphasize and accentuate scenic vistas and natural landforms. Significant natural
vegetation and other unique features should be retained and incorporated into the project whenever
possible.
Avoid large manufactured slopes in favor of several smaller slopes integrated throughout the project.
Smaller slopes are less obtrusive, more easily revegetated, and can be used to add visual interest,
preserve views, and provide physical buffers where necessary.
Drainage should respond to the natural drainage pattern of each site. Provide a water drainage and
runoff system for all outdoor activity areas. Use vegetated rather than concrete swales whenever
possible.
Avoid water runoff through planter areas or across pedestrian walkways. Drainage elements which
dissect paving should complement the paving design.
Compatibility
The arrangement of structures, parking and circulation areas, and open spaces should recognize the
particular characteristics of the site and should relate to the surrounding built environment in pattern,
function, scale, character and materials. In developed areas, new projects should meet or exceed the
standards of quality which have been set by surrounding development.
EXISTING
NEW BUILDING
EXISTING
When an existing single family unit is to remain on the site where new multiple family units are to be
constructed, the new units should be designed to be compatible with the existing unit.
,
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(IIev.J_2I,I994)
D-2
MUL11PLE FAMILY
Clusterin&
Clustering of multi-family units should be a consistent site planning element. Large projects should be
broken up into groups of structures. Combining elements of varying heights in building clusters is
encouraged.
The siting and design of structures and landscaping should ensure that they blend into the terrain and
not dominate the landform as seen from lower elevations. Where feasible, locate buildings to conceal
larger graded slopes.
Open space
Common and private usable open space is required for all multiple family projects (CVMC 19.28.090).
The design and orientation of these areas should take advantage of available sunlight and be sheltered
from the noise and traffic of adjacent streets or other incompatible uses. The visual impact of common
areas should be maximized.
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MUL11PLE FAMILY
Required common open space and recreation areas are expected to be centrally and conveniently located
for all of the residents. Private open spaces should be contiguous to the units they serve and screened
from public view. Projects should have secure open spaces and childrens' play areas that are visible
from the units.
Common open space should be provided in large, meaningful areas and not fragmented or consist of
"left over" land. Large areas can be imaginatively developed and economically maintained. Without
sufficient area, common open space cannot serve the purpose for which it is intended. Major slopes
located next to recreation areas should be transitioned into landscaping and usable areas to maximize
the effect of open space.
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Any portion of a lot which is relatively level (maximum five percent grade), developed for recreational
or leisure use, and which contains 60 square feet with no dimension less than six feet, is considered
open space (CVMC 19.28.090). Roof decks and recreation rooms should generally count for no more
than 25 percent of required common open space. Front and exterior sideyard setback areas may
constitute up to 50 percent of required common open space, provided they are developed in a usable
and attractive manner.
Common open space areas should include both passive and active recreation amenities such as tables,
benches, pools, barbecues, courts and tot lots. A focal point should be provided such as a fountain,
kiosk, specimen tree or tree grouping, or other sculptural feature. Features and furniture should be well
constructed, durable, and complement the overa1llandscape design.
Play areas for children should be provided whenever possible, and are expected to be incorporated into
any larger project with a significant number of two bedroom units. Tot lots should feature a soft
ground surface, shaded seating areas, and defining edges andlor open fencing of wrought iron or tubular
steel. The tot lot should be well separated and buffered but visible from adjacent dwellings.
Private open space may, take the form of patios, balconies or courtyards. Studio, one-bedroom and all
other units above the first story should provide 60 square feet of open space. Two- and three-bedroom
ground floor units should provide 80 square feet and 100 square feet of open space, respectively.
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11-4
MULTIPLE FAMILY
Patio fencing and balcony screening should be an integral part of the overall building architecture.
Access to balconies and patios which are to be counted toward required private open space should be
achieved from common floor space areas such as living or dining rooms, hallways, kitchens, etc.
Balconies should be arranged to preserve the privacy of other private areas within the site and adjacent
parcels.
Vehicular access and cin:ulation
Continuous circulation should be provided whenever possible. Turnarounds should be provided
wherever dead-end driveways or parking aisles cannot be avoided. Emergency vehicle access and
turnarounds shall meet the requirements of the city tire prevention bureau.
The number of vehicular access points should be minimized and located as far as possible from street
intersections. Whenever possible, provide at least two separate entry points, as far removed from one
another as possible, in order to facilitate emergency access. The use of common or shared driveways
which provide access to more than one site is encouraged.
Primary circulation drives should whenever possible be separate from parking areas and provide no
direct access to parking spaces. On larger projects, curvilinear driveways which interrupt the line of
site are preferred over long, straight drives.
Site access and internal circulation should promote safety, efficiency, and convenience. Avoid conflicts
between vehicles and pedestrians, minimize dead-end driveways, and provide adequate areas for
maneuvering, stacking and accommodating emergency vehicles.
Driveway throats adequate to stack at least one vehicle behind the sidewalk should be provided at all
access points.
Vision clearance shall be provided at street intersections and driveway areas (CVMC 12.12.120 and
12.12.130).
Site entries
Parkin&
In multiple family projects, parking is accommodated in individual open parking spaces, parking courts,
carports and garages. Parking by whatever means should be located so as to minimize its visual impac~
Parking on circulation drives or in large, undivided parking lots is not desired. Wh4~n; Znot
be incorporated within residential structures, small dispersed parking courts are the desired alternative.
MULTIPLE FAMILY
Parking courts should be treated as 'landscape plazas,' with attention to hardscape surfaces, softened
edges, shade, and articulated pedestrian/vehicular circulation. Parking courts should be separated from
one another by structures or significant landscaped buffers. Introduce decorative paving, landscape
planters, and canopy trees to add visual interest and soften the appearance of unrelieved paving.
Parking should be located close to and wherever possible visible from the residential units which use
them. Convenient, unobstructed and clearly identified pedestrian access which minimizes the need to
cross circulation drives, parking aisles and landscaped areas should be provided to building entrances.
Generally, there should be no more than 10 spaces of uninterrupted parking, whether in garages,
carports, or open parking areas. Landscaped bulbs, or pedestrian accessways with landscaping and/or
architectural elements such as trellis structures can be used to provide this separation.
Parking which is visible from the street or other areas exposed to public view must be screened and
softened by landscaping, earth berms, low screen walls, or a combination thereof (CVMC 19.62.080).
Parking areas must be landscaped, receiving interior as well as perimeter treatment in accordance with
the city Landscape Manual (CVMC 19.62.090).
Parking incorporated within residential structures should be enclosed behind garage doors. Garages
with parking aprons less than 191h feet in length should be provided with automatic garage door
openers. Sectional roll-up doors are encouraged.
Carports may be incorporated into the interior of a project subject to the same dispersal criteria noted
above for parking courts. The placement of carports adjacent to streets, elevated slopes or other highly
exposed areas is strongly discouraged.
Pedestrian circulation
Pedestrian wal1cways should be provided to link dwelling units with common open space areas,
recreational and support facilities, parking areas, and the street. A pedestrian circulation plan is
expected to be submitted for each project.
.;2(// ? 7
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D-6
MULTIPLE FAMILY
Walkways should be separated from circulation drives to the maximum feasible extent. Curvilinear
paths provide a more inviting and interesting experience and are generally preferred over long, straight
alignments. Paths which traverse open spaces are strongly encouraged.
A minimum five-foot wide relatively smooth, non-slip walking surface should be provided (add two feet
for walkways which also serve as wheel stops). The use of brick, interlocking pavers, enhanced
concrete or other similar surface is encouraged. At a minimum, decorative paving should be used to
delineate crossings at circulation drives and parking aisles.
Walls and fences
Walls and fences are used to define project entries and boundaries, provide security, privacy and noise
attenuation, and screen views of parking, storage and equipment areas. They are also an important
design component. Materials, style and color are expected to complement the project architecture.
Decorative masonry walls are preferred for areas exposed to public view, such as streets, open space
areas and elevated slopes. Pilasters, planting offsets, wrought iron in view circumstances, and other
vertical elements should be used to interrupt the horizontal monotony of longer walls and fences.
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Trees, shrubs and vines should be used to soften the appearance of fences and walls and to deter graffiti
(CVMC 9.20.055). Perimeter walls and fences should be separated from adjoining streets by the
required setback or a minimum 10 foot wide landscape buffer from back of sidewalk, whichever is
greater.
Except for unusual circumstances, uncapped wood, mesh or chain link fencing, and precision cut
concrete block walls are generally considered inappropriate and are strongly discouraged.
Ancillary stroctures
Ancillary structures such as laundry facilities, recreation buildings and salesllease offices should be
consistent in architectural design and form with the rest of the complex.
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MULTIPLE FAMILY
Privacy
The design, placement and orientation of buildings, yards, fencing, landscaping, floor plans, balconies
and windows is expected to promote privacy within the individual dwelling units to the maximum
feasible extent. Consider the use of trees to screen private first floor areas and windows from second
story units. Stagger setbacks to adjacent unit entrances.
Security and lighting
Multi-family projects should be designed to provide the maximum amount of security for residents and
visitors. Building/unit entries, parking areas, walkways and common areas should be appropriately lit
with fixtures to complement project architecture. All exterior lighting shal1 be selective and shielded
to confine light within the site and prevent glare onto adjacent properties or streets (CVMC 19.66.100).
Lighting may also be used to deter graffiti (CVMC 9.20.055).
Parking areas should be located so as to be visible from residential units. Landscaping should be
planned and maintained to provide views into open space areas, and to avoid creating "hiding places"
. for possible criminal activity.
Addresses should be clearly visible and readily identifiable in order to facilitate emergency response.
Trash
Trash storage must be fully enclosed and incorporated within the main structures or separate
freestanding enclosures (CVMC 19.58.340). Where practical, storage at each unit is preferred over
common enclosures. Trash storage cannot be placed under stairways.
Small projects of four units or less may group individual containers into common enclosures. Common
enclosed storage for projects of five or more units should be provided in enclosed dumpsters at the
recommended rate of one standard dumpster for every 12 units or increment thereof.
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MULTIPLE FAMILY
Enclosures should be located in convenient but unobtrusive areas, well screened with landscaping and
positioned so as to protect adjacent uses from noise and odors. Recommended locations include inside
parking courts at the end of parking bays. Locations should be conveniently accessible for trash
collection but not block circulation drives during loading operations.
Storage for individual containers, either at the unit or in common enclosures, should be provided for
two standard 30 gallon containers (2 ft. x 4 ft.) or for one 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 the
minimum area r~uired for parking or private open space.
Enclosures should provide a concrete surface and be of steel reinforced masonry construction with frame
and face doors of heavy gauge metal finished to complement the project architecture and materials.
Dumpster enclosures should provide clear interior dimensions of 6 ft. x 9 ft. by 5 ft. high with metal
wheel guides or interior curbing, and fronted by a 12 ft. wide concrete apron of adequate thickness to
protect asphalt paving.
Plans and specifications should be reviewed with the local waste disposal company.
Recyclin&
Recycling collection and loading areas should be fully enclosed and designed to accept the number and
size of containers deemed adequate to serve the project in accordance with the standards of the local
ncycling collection company.
Whenever feasible, locate ncycling areas adjacent to trash collection areas. Use signs to clearly
distinguish between ncycling and trash containers and the materials which can be placed within them.
Enclosures or cOntainers should be designed to protect ncyclables from the elements.
c:2 () -- g- .2-
MULTIPLE FAMILY
Enclosures should be designed to complement the project architecture and materials, and be located in
convenient and accessible but unobtrusive areas well screened with landscaping. Protect adjacent uses
from noise and odors.
Plans and specifications should be reviewed with the local recycling collection company.
Mailboxes
Where common mailboxes are provided, they should be located close to the project entry or near
recreational facilities. The architectural character should be similar in form, materials, and colors to
the surrounding buildings. Mailbox locations must be approved by the U.S. Postal Service.
ARCHITECTURE
Compatibility
There is no particular architectural "style" proposed for multiple family residential structures. High
quality, innovative and imaginative architecture is encouraged.
The focus is expected to be on the development of a high quality residential environment. The
architecture should consider compatibility with surrounding character, including harmonious building
style, form, size, color, material and roofline. In developed areas, new projects should meet or exceed
the standards of quality which have been set by surrounding development.
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MULTIPLE FAMILY
All major and minor structures should share a common architectural theme and design characteristics
to provide an architectural unity for the total project. The designer is expected to employ variations
in form, building details and siting in order to create visual interest. In all cases, the chosen
architectural style should be employed on all building elevations.
Scale
The scale of multiple family projects should be considered within the context of their surroundings.
Larger projects should be broken up into groups of smaller structures, and taller structures should
provide increased setbacks so as not to dominate and impose on surrounding uses and the character of
the neighborhood.
Second story rooms may be tucked into roof planes to maintain low profiles. Clipping the roofs at the
sides and comers of buildings can be used to lower apparent height.
Combinations of one, one and one half, and two story massing will create variation and visual interest.
Building, facade and roof articulation
wng, unbroken facades and box-like forms should be avoided. Large, unrelieved expanses of wall can
also encourage graffiti (CVMC 9.20.055). Building heights should be varied and building facades
should provide relief and offsets to give the appearance of a collection of smaller structures.
VERTICAL. HORIZONTAL AND ROOF ARTDJLATlON >>. K' 'i
MULTIPLE FAMILY
To the extent possible, each of the dwelling units should be individually recognizable. This can be
accomplished with the use of roof lines, setbacks, projections and balconies which help articulate
individual dwelling units or collections of units, and by the pattern and rhythm of windows and doors.
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Separations, changes in plane and height, and the inclusion of elements such as balconies, porches,
arcades, dormers, and cross gables mitigate the barracks-like quality of flat walls and roofs of excessive
length.
Hipped or gabled roofs covering the entire mass of a building are preferable to mansard roofs or
segments of pitched roof applied at the structure's edge.
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The following design techniques should be implemented whenever possible: varying front setbacks and
heights within the same structure; staggered and jogged unit planes; use of reverse building plans to add
variety; maximum of two adjacent units with identical wall and rooflines; and, a variety of orientations
to avoid the monotony of garage door corridors.
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Materials and colors
Colors and materials should be complementary to the chosen architectural style and compatible with the
character of surrounding development.
Materials for multiple family projects should be durable and require low maintenance. They should be
consistently applied and work harmoniously with adjacent materials. Piecemeal embellishments and
frequent changes in materials should be avoided. Materials tend to appear substantial and integral when
material changes occur at changes in plane.
Color is often underestimated as a component of project design. The color palette should be selected
carefully. Variations in shade or tone can be used to enhance form and heighten interest.
Graffiti deterrence/protection should be considered in the selection of building materials, paints and
other protective coatings (CVMC 9.20.055).
Building entries
Entrances identify and articulate individual units. Distinctive architectural elements, materials and
colors should be used to denote prominent entries. Recessed entries or porches provide articulation as
well as protection from the elements and are encouraged.
The entry design should also promote security and privacy. To the extent possible, the entrances to
individual units should be plainly visible from nearby parking areas, street frontages, or common open
space areas. Privacy can be enhanced by the use of patios or courtyards at individual entries.
Long, monotonous access balconies and corridors which provide access to five or more units should be
avoided. Access points should be clustered in groups of four or less. Separate entries for each unit are
preferred where possible.
Fenestration
The placement and relationship of windows, doors and other building openings plays a significant role
in achieving a unified building composition. Where possible, window sizes should be coordinated
vertically as well as horizontally, and window design should be consistent in terms of style and general
arrangement on all sides of the building.
. ,;20~~?-
MUL11PLE FAMILY
Carports, garages and accessory structures
Carports, detached garages, and accessory structures should be designed as an integral part of the
architecture of projects. They should be similar in materials, color, and detail to the principal structures
of a development. Carport roofs visible from buildings or streets should incorporate roof slope and
materials to match adjacent buildings.
Where garages are utilized, doors should appear set into walls rather than flush with the exterior wall.
Their design should be simple and unadorned. Attached garages should provide a massing and
architectural transition from the principal structure; partial single story mass projections, architectural
details and windows are encouraged in this regard.
The incorporation of balconies, porches, and patios within multi-family structures is strongly encouraged
for both practical and aesthetic value. These elements should be integrated into the architecture to break
up large wall masses, offset floor setbacks, and add human scale to structures.
Common exterior balconies and corridors that provide access to units should not require circulation past
adjacent unit windows and entries.
Stairways
Stairways are expected to be integrated into and complement the architectural massing and form of the
structure. Simple, clean, bold projections are encouraged. Thin-looking, open metal, prefabricated .
stairs are to be avoided. The width of stairways should generally be greater than the minimum required
by code.
M'EGRATED 8TAIlWAY
Uncovered stairwells s1\ould be precluded from general streetscape view through the use of wing walls,
landscaping or other means.
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MULTIPLE FAMILY
Gutters, downspouts and vents
Gutters and downspouts should be concealed unless designed as an architectural feature. Exposed
gutters and downspouts not used as architectural features should be colored to coordinate with the
surface to which they are attached. Roof vents should be colored to coordinate with roofing material.
Mechanical and utility equipment
All mechanical equipment whether mounted on the roof, side of a structure, or on the ground shall be
screened from view (CVMC 15.16.030). Utility meters and equipment should be placed in locations
which are not exposed to view from the street or be suitably screened. All screening devices are to be
compatible with the architecture, material and color of adjacent structures.
All new projects are required to be pre-wired to accommodate cable reception (CVMC 15.32.050).
Satellite dish antennas are specifically prohibited on roofs and should be considered early in the design
process in terms of location and any required screening (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
Refer to the Landscape Manual for the city's complete landscape planting and irrigation standards.
All areas not covered by structures, drives, parking or hardscape should be Al'Y1Uyriately and
professionally landscaped. Landscaping should generally constitute no less than 15 peroent of the gross
site area, and a minimum of 10 percent of parking areas. Drought tolerant planting should be
emphas;7,..d in aCcordance with the requirements of the city Landscape Manual.
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MULTIPLE FAMILY
Landscape planting is to be used to frame, soften, and embellish the quality of the environment, to
buffer units from noise or undesirable views, to break up large expanses of parking, and to separate
frontage roads within a project from public streets. To accomplish these design objectives, landscape
elements need vertical dimension. Trees and tall shrubs are needed in addition to grass and
groundcover. Trees can also be used to provide shading and climatic cooling.
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Landscaping should be in scale with adjacent structures and be of appropriate size at maturity to
accomplish its intended purpose. Use larger specimen trees at major entrances, along street frontages
and in larger open space areas. Flowering and multi-trunk species are encouraged.
Variable landscape setbacks should be provided wherever possible.
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Landscaping in and around entrances and drives must be designed to maintain sight distances (CYMC
12.12.120 and 12.12.130).
Landscaping around the base of buildings is recommended to soften the edge between pavement and
the structure. Entrances should be ~nted to provide focus. Trees should be located throughout the
parking lot and not simply at the ends of parking aisles. Landscaping in and around entrances and
drives must be designed to maintain sight distances.
Tree planting should consist of designated species where applicable in accordance with PC district or
other regulations, including dominant, accent and shade trees. Consider the use of deciduous trees for
open space areas used for passive or active recreation.
Landscaping should be protected from vehicular and pedestrian encroachment by raised planting
surfaces, depressed walks, or the use of curbs. Concrete mow-strips separating turf and shrub areas
are required per the Landscape Manual. Consider the use of "turfstone" for areas used exclusively for
emergency vehicle turnarounds.
Vines and climbing plants integrated upon buildings, trellises, and perimeter garden walls can be
effective in softening the appearance of structures and in deterring graffiti (CYMC 9.20.055) and are
encouraged where appropriate.
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DESIGN GUIDELINES
Commercial
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A city's identity is often associated with its commercial districts: an established downtown; its major
shopping centers; the stores, shops and offices which line its commercial thoroughfares; and the
convenience centers which serve its neighborhoods. These areas are at the most prominent locations
in the city and convey its strongest visual image. They affect th~ way residents and visitors feel about
a community, and the attention paid to their development reflects a city's pride in itself and its economic
vitali ty .
Commercial projects are more diverse than any other category of development. They are large and
small, located on major thoroughfares and residential collector streets, and they can be intensely active
or relatively passive. The particular nature and location of each development will have much to do with
specific design solutions. The following guidelines, however, are generally applicable to all categories
of commercial development. Although public, quasi-public and institutional projects often present
unique design issues which require flexible solutions, they will also generally be evaluated based upon
their compliance with these commercial guidelines.
The guidelines for commercial development are intended to:
Encourage developments which are unique and creative yet respect the scale, proportion
and basic character of their surroundings, with particular attention to projects within
pedestrian oriented areas, and sites which adjoin residential neighborhoods or other uses
which may be particularly sensitive to the scale, design and impacts of commercial
development;
Promote an attractive, inviting, imaginative and functional arrangement of buildings and
parking areas, and a high quality of architectural and landscape design which provides
for proper commercial access, visibility and identity, but which discourages standardized
approaches to commercial site planning and design;
Recognize the importance of parking and circulation to the success or failure of
commercial enterprises in terms of ingress and egress and potential conflicts with street
traffic, on-site circulation and potential conflicts between cars, pedestrians and service
vehicles, and the overall configuration, efficiency and appearance of parking areas and
circulation drives.
Project specific standards and guidelines shall take precedence when in conflict with the following
guidelines. All projects must be designed to be accessible for persons with disabilities in accordance
with currently applicable requirements.
SITE pLANNING
Grading
Development should relate to the natural surroundings and minimize grading by following the natural
contours as much as possible. Graded slopes should be rounded and contoured to blend with the
existing terrain. Grading should emphasize and accentuate scenic vistas and natural landforms.
..2 t7 ~ 5:;2-
COMMERCIAL
Significant natural vegetation and other unique features should be retained and incorporated into the
project.
A void large manufactured slopes in favor of several smaller slopes integrated throughout the project.
Smaller slopes are less obtrusive, more easily revegetated, and can be used to add visual interest,
preserve views, and provide physical buffers where necessary.
Compatibility
The arrangement of structures, parking and circulation areas, and open spaces should recognize the
particular characteristics of the site and should relate to the surrounding built environment in pattern,
function, scale, character and materials. In developed areas, new projects should meet or exceed the
standards of quality which have been set by surrounding development.
Building placement
Placement of structures should consider the existing built context of the commercial area, the location
of incompatible land uses, the location of major traffic generators, as well as an analysis of a site's
characteristics and particular influences.
The siting and design of structures and landscaping should ensure that they blend into the terrain and
not dominate the landform as, seen from lower elevations. Where feasible, locate buildings to conceal
larger graded slopes.
Structures should be sited in a manner that will complement adjacent structures. Sites should be
developed in a coordinated manner to provide ordered diversity and to avoid jumbled confusion.
Whenever possible, new structures should be clustered. This creates plazas and pedestrian malls and
prevents long "barracks-like" rows of structures. When clustering is impractical, a visual link between
separate structures should be established. This link can be accomplished through the use of an arcade
system, trellis, or other open structure.
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Recognize the importance of spaces between structures as .outdoor rooms. on the site. Outdoor spaces
should have clear, recognizable shapes that reflect careful planning and are not simply .left over" areas
between structures. Such spaces should provide pedestrian amenities such as shade benches, fountains,
etc.
Building setbacks should be proportionate to the scale of the structures and considerate of existing
development. Larger structures should require more setback area for balance of scale and so as not to
impose on neighboring uses.
Freestanding, singular commercial structures should be oriented with their major entry toward the street
where access is provided. Primary structures should not be obscured by secondary or ancillary
structures. In the case of commercial centers, pad buildings should generally constitute no more than
2S percent of a project's street frontage.
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. Locate structures and on-site circulation systems to minimize pedestrian/vehicle conflicts. Link
structures to the public sidewalk where possible with walkways, textured paving, landscaping, and
trellises.
Vehicular access and circulation
Site access and internal circulation should promote safety, efficiency and convenience. Avoid conflicts
between vehicles and pedestrians, minimize dead-end driveways, and provide adequate areas for
maneuvering, stacking, truck staging and loading, and accommodating emergency vehicles.
.
Continuous circulation should be provided whenever possible. Turnarounds should be provided
wherever dead-end driveways or parking aisles cannot be avoided. Emergency vehicle access and
turnarounds shall meet the requirements of the city fire prevention bureali.
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The number of site access points should be minimized and located as far as possible from street
intersections. Whenever possible, provide at least two separate entry points, as far removed from one
another as possible, in order to facilitate emergency access.
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The use of common or shared driveways which provide access to more than one site is encouraged and
may in some cases be required.
Primary circulation drives should whenever possible be separate from parking areas and provide no
direct access to parking spaces.
Loading and service areas should be provided with separate access and circulation whenever possible.
On larger projects, curvilinear driveways which interrupt the line of sight are preferred over long,
straight drives, provided adequate sight distance is maintained. Decorative paving should be used at
pedestrian crossing points.
Whenever possible, locate site entries on side streets in order to minimize pedestrian/vehicular conflicts.
Avoid designs which encourage the use of public streets for "internal" circulation.
Driveway throats adequate to stack at least one vehicle behind the sidewalk should be provided at all
access points. With larger projects and centers, significantly more stacking area may be required.
Vision clearance shall be provided at street interseCtions and driveway areas (CYMC 12.12.120 and
12.12.130).
Site entries
Principal vehicular access into a commercial project should be through an entry drive rather than a
parking aisle. Project entry areas should be enhanced and obvious to customers. Landscaped medians,
enriched paving, decorative landscaped entry walls and low profile monument signs are encouraged.
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COMMERCIAL
Parking
Parking should not be the dominant visual element of the site. Parking areas which accommodate a
significant number of vehicles should be divided into a series of connected smaller lots. Landscaping
and offsetting portions of the lot are effective in reducing the visual impact of large parking areas.
Introduce decorative paving and canopy trees to add visual interest.
Parking which is visible from the street or other areas exposed to public view must be screened and
softened by landscaping, earth benns, low screen walls, or a combination thereof (CVMC 19.62.080).
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Vehicular circulation and parking patterns between connected parking areas and within individual
parking lots should be coordinated to minimize traffic conflicts.
,
The parking area should be designed in a manner which links the structures to the street sidewalk
system as an extension of the pedestrian environment. This can be accomplished by using design
features such as walkways with enhanced paving, trellis structures, and special landscaping treatment.
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Design parking areas so that pedestrians walk parallel to moving cars. The need for pedestrians to
cross parking aisles and landscape areas should be minimized.
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Parking areas should be separated from structures by a landscaped strip and raised concrete walkway.
Continuous concrete curbs delineating walkways or landscape planters should be used in lieu of wheel
stops.
Parking areas must be landscaped, receiving interior as well as perimeter treatment in accordance with
the city Landscape Manual (CVMC 19.62.090).
Pedestrian circulation
Separate vehicular and pedestrian circulation systems should be provided whenever possible. Pedestrian
linkages between uses in commercial developments should be emphasized, including distinct pedestrian
access from the street and parking areas in larger commercial developments, such as shopping centers.
A pedestrian circulation plan is expected to be submitted for each project.
Use raised pathways, landscape planting and/or bollards to separate pedestrian walkways from vehicle
circulation drives and parking aisles to the maximum feasible extent. Walkways should be well lit.
A minimum five-foot wide relatively smooth, non-slip walking surface should be provided (sdd two feet
for walkways which also serve as wheel stops). The use of brick, interlocking pavers, enhanced
concrete or other similar surface is encouraged. At a minimum, decorative paving should be used to
delineate crossings at circulation drives and parking aisles.
Amenities such as sidewalk cafes, seating areas and shelters should be incorporated into the pedestrian
system wherever possible. Allow for visual and physical separation between active and passive use
areas through the use of landscape planters, low wrought iron fences or similar devices.
Screenln&
Walls should be kept to a minimum and as low as possible while performing their screening and security
functions.
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Where walls are used at property frontages, or screen walls are used at parking areas or to conceal
storage and equipment areas, they should be designed to blend with the site's architecture. Both sides
of all perimeter waUs or fences should be architecturally treated. Landscaping should be used to soften
the appearance of fences and walls and to deter graffiti (CVMC 9.20.055).
When security fencing is required, it should be a combination of solid walls with pilasters and
decorative view segments, or short solid wall and wrought iron grill work combinations. Chain link
or barbed/razor wire fencing is generally unacceptable. Long expanses of wall surfaces should be offset
and architecturally designed to prevent monotony. Landscape pockets should be provided.
Where screening is required, a combination of elements should be used including solid masonry walls,
berms, and landscaping. The height should be determined by the height of the material or equipment
being screened. Chain link fencing with redwood or neutral colored slatting is an acceptable screening
material for areas not visible from public view. Exterior storage should be confined to portions of the
site least visible to public view.
Any outdoor equipment, whether on a roof, side of a structure, or on the ground, should be
appropriately screened from view. The method of screening should be architecturally integrated with
adjacent structures in terms of materials, color, shape and size. Where individual freestanding
equipment is provided, a continuous screen is desirable.
Loading
Loading and service areas should be located and designed to minimize visibility, circulation conflicts,
and potential adverse noise impacts to the maximum feasible extent. Location at the rear of the site
with separate access and circulation is preferred wherever possible.
Screen loading areas with portions of the building, architectural wing walls, freestanding walls and
landscape planting. Ensure adequate noise attenuation for adjacent incompatible land uses.
Trash
Trash storage must be fully enclosed and incorporated within the main structures or separate
freestanding enclosures (CYMC 19.58.340). Locations should be unobtrusive and conveniently
~ssible for trash collection but not block circulation drives during loading operations. Recommended
placement is to the rear of structures within service and loading areas screened from public view and
positioned so as to protect adjacent uses from noise and odors.
Enclosures should provide a concrete surface and be of steel reinforced masonry construction with frame
and face doon of heavy gauge metal finished to complement the project architecture and materials.
Enclosures should provide clear interior dimensions of 6 ft. x 9 ft. x S ft. high with metal wheel guides
or interior curbing, and fronted by a 12 ft. wide concrete apron of adequate thickness to protect asphalt
paving. All freestanding enclosures visible to the public should be well screened with landscaping.
Plans and specifications should be reviewed with the local waste disposal company.
L~tJ ~7 r
COMMERCIAL
Recycling
Recycling collection and loading areas should be fully enclosed and designed to accept the number and
size of containers deemed adequate to serve the project in accordance with the standards of the local
recycling collection company.
Whenever feasible, locate recycling areas adjacent to trash collection areas. Use signs to clearly
distinguish between recycling and trash containers and the materials which can be placed within them.
Enclosures or containers should be designed to protect recyclables from the elements.
Enclosures should be designed to complement the project architecture and materials, and be located in
convenient and accessible but unobtrusive areas well screened with landscaping. Protect adjacent uses
from noise and odors.
Plans and specifications should be reviewed with the local recycling collection company.
Cart storage
Shopping cart storage, where applicable, should be incorporated into the initial project design.
Recommended locations are within the main structures and/or within small, conveniently located
enclosures designed and landscaped to complement the balance of the project. Large, freestanding
enclosures or un screened "cart corrals" are generally considered unacceptable.
ARCHITECTURE
Compatibility
There is no particular architectural "style" proposed for commercial structures. High quality, innovative
and imaginative architecture is encouraged. The use of standardized "corporate" architectural styles
associated with Chain-type facilities is acceptable provided the design complies fully with these
guidelines.
The focus is expected to be on the development of a high quality commercial environment. The
architecture should consider compatibility with surrounding character, including harmonious building
style, form, size, color, material and roofline. In developed areas, new projects should meet or exceed
the standards of quality which have been set by surrounding development.
The designer is expected to employ variations in form, building details and siting in order to create
visual interest. In all cases, the chosen architectural style should be employed on all building
elevations.
Scale
The scale of new development is expected to be compatible with that of its surroundings. This applies
not only to the relationship between structures, but also to the relationship between structures and open
spaces and pedestrian areas such as plazas, courtyards and sidewalks.
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COMMERCIAL
At a minimum, the height of new development should "transition" from the height of adjacent
development. Also, varying the height of a building so that it appears to be divided into distinct
massing elements, and/or articulating the building facade by horizontal and vertical offsets in wall planes
can reduce building bulk and is strongly encouraged.
Building scale can also be addressed through the proper use of window patterns, roof overhangs,
awnings, trellises, wall materials, colors, moldings, fixtures and other architectural ornamentation, as
well as through the use of increased setbacks and landscape planting. Building articulation and
architectural detailing are particularly important in creating an inviting and human scale at the ground
level of structures.
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Repetitive and uniform building placement and massing creates an uninteresting and uninviting site plan
and street scene. Cluster buildings and vary their orientation in order to create visual interest and
inviting spaces. The use of arcades, trellises and other open structures can be introduced to provide
a visual and physical link between individual buildings.
In commercial centers, "anchor" or major tenant buildings should be used to create balance rather than
overwhelm minor tenant structures. Use massing, facade articulation and architectural detailing to
integrate the scale of all structures within the center. Vertical architectural elements can be used as
focal points to identify major tenants.
Building, facade and roof articulation
Heights and setbacks within the same building should be varied, and wail planes should be staggered
both horizontally and vertically in order to provide visual relief from monotonous, uninterrupted
expanses of wall. Large, unrelieved expanses of wall can also encourage graffiti (CVMC 9.20.055).
Building entries should be readily identifiable. Use recesses, projections, columns and other distinctive
architectural elements, as well as materials and colors, to articulate entries.
.).t/ ~ / t70
COMMERCIAL
Nearly vertical, mansard or pitched roofs applied at the structure's edge should be avoided. Flat roofs,
when combined with sloping roofs, should be integrated into the structural design and should be of a
scale and proportion so as not to appear as an afterthought or appendage. Roof materials to be avoided
include corrugated metal or highly reflective surfaces.
Fenestration
Building fenestration refers to the arrangement and design of windows, doors and other openings on a
building's surface. The size of windows and doors and associated structural detailing should be
coordinated and relate to the scale of the elevation on which they appear.
Overheads and awnings
Arcades, canopies, trellises and awnings are recommended for functional as well as aesthetic reasons.
,
The use of awnings along a row of contiguous structures should be restricted to awnings coordinated
with regard to location, form and color. Signs on awnings should be painted on and be'limited to the
awning's flap (valance) or to the end panels of angled, curved, or box awnings.
Materials and colors
Colors and materials should be consistent with the chosen architectural style and compatible with the
character of surrounding development. An exception is where the colors of adjacent structures diverge
significantly from these guidelines.
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COMMERCIAL
Materials for commercial projects should be durable and require low maintenance. They should be
consistently applied and work harmoniously with adjacent materials. Piecemeal embellishments, and
frequent changes in materials should be avoided. Materials tend to appear substantial and integral when
material changes occur at changes in plane.
The color palette should be selected carefully. Subdued color combinations consisting of a limited
number of colors are encouraged. Large areas of intense white color and vibrant compositions should
be avoided. Variations in shade or tone can be used to enhance form and heighten interest.
Colors should be used to articulate entries or other architectural features. The use of color or color
combinations to transform the building or any of its elements into a sign, such as .corporate color
striping", is strongly discouraged.
Graffiti deterrence/protection should be considered in the selection of building materials, paints and
other protective coatings (CVMC 9.20.055).
Mechanical and utility equipment
All mechanical equipment whether mounted on the roof, side of a structure or on the ground shall be
screened from view (CVMC 15.16.030). Utility meters and equipment should be placed in locations
which are not exposed to view from the street or be suitably screened. All screening devices should
be compatible with the architecture, material and color of the adjacent structures.
The screening of roof-mounted equipment is expected to be incorporated into the design of the roof.
Full parapets, sloping roofs and low parapets with supplemental screens may be used to screen roof
equipment provided that roof-mounted screen walls are fully integrated with the buildings architecture;
.fence-type" screening is generally considered unacceptable.
Mechanical equipment is expected to be located below the roofline. Equipment visible from the upper
floors of adjacent buildings or other devated locations should be installed in an orderly, compact
manner and should be colored to coordinate with the color of the roof surface on which it is placed.
Noise attenuation should be considered in the case of adjacent incompatible uses.
Satellite dish anleI1nas are frequently used for commercial communications and should be considered
early in the design process in terms of location and required screening (CVMC 19.30.040).
ell! ~ //d-.
COMMERCIAL
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.
Sloped and racked collectors may be used on flat roof areas if collectors are located in the interior
portion of the roof, well away from the perimeter, and the racks are enclosed on the sloping and back
sides and colored to coordinate with roof colors.
Gutters, downspouts and vents
Gutters and downspouts should be concealed unless designed as an architectural feature. Exposed
gutters and downspouts not used as architectural features should be colored to coordinate with the
surface to which they are attached. Roof vents should be colored to coordinate with roofing material.
Lighting
Lighting should be used to provide illumination for the security and safety of on-site areas such as
entries, parking, loading, shipping and receiving, pathways and working areas. Lighting can also be
used to deter graffiti (CVMC 9.20.055). The design of light fixtures and their structural support should
be architecturally compatible with the main structures.
Building illumination and architectural lighting should be indirect and concealed from view. Indirect
wall lighting, wall "washing" from concealed fixtures, and landscape lighting is encouraged provided
it is subtle and not overly bright.
;
All exterior lighting shall be selective and shielded to confine light within the site and prevent glare onto
adjacent properties or streets (CVMC 19.66.100).
Signs
See also the Sign Design Guidelines in this Manual. For allowable sign types and sizes refer to the sign
provisions in Chapter 19 of the Municipal Code.
Every structure and commercial complex should be designed with a precise concept for adequate..
signing. Provisions for sign placement, sign scale in relationship with the site and building, and sign
readability are expected to be considered in developing the project design and signing concept. All
signing should be highly compatible with the building and site design relative to size, color, material,
and placement.
Signs should be characterized by restraint and designed as supportive elements to land use. They are
intended to "identify" businesses and not to advertise products or display information not part of the
name of the business.
Low-prof11e monument signs and individually cut (channel) letter signs are the preferred alternative for
business identification whenever possible. Freestanding pole and pylon signs are strongly discouraged.
-
>>/ Jbl;?
_.1_21.1994)
1lI-12
COMMERCIAL
Where several tenants occupy the same site, individual wall mounted signs are appropriate in
combination with a monument sign identifying the development and address.
Roof signs or wall signs which extend above the roofline are generally prohibited. Standardized
"corporate" signs are acceptable only if they comply with these guidelines. Painted wall signs and
exposed sign "cans. which are not incorporated into the structure of the building or a ground monument
are generally considered unacceptable.
DO THIS
NOT THIS
LANDSCAPING
Refer to the Landscape Manual for the city's complete landscape planting and irrigation standards.
All areas not covered by structures, drives, parking or paving should be appropriately and professionally
landscaped. Drought tolerant planting should be emphasized in accordance with the requirements of
the Landscape Manual.
Landscaping for commercial uses should be used to define specific areas by helping to focus on
entrances to buildings and parking lots, define the edges of various land uses, provide transition between
neighboring properties (buffering), and provide screening for parking, loading and equipment areas.
Landscaping should generally constitute no less than IS percent of the gross site area, and a minimum
of 10 percent of parking areas. Use dense formations and layering of plants to achieve immediate effect
when planting is used as the primary means to screen parking.
Landscaping should be in scale with adjacent structures and be of appropriate size at maturity to
accomplish its intended purpose. Use larger specimen trees at major entrances and along street
frontages and in larger open space areas. Flowering and multi-trunk species are encouraged.
Landscaping should be used around the base of buildings, walls and fences to soften the edge between
pavement and structures. A minimum clear width of five feet is generally required in order to provide
an appropriate planting space. This should be enlarged at building entrances to provide focus.
Landscaping in and around entrances and drives must be designed to maintain sight distances (CVMC
12.12.120 and 12.12.130).
Trees should be located throughout the parking lot and not simply at the ends of parking aisles.
~~~ ,'[:vrd&~Jvi
COMMERCIAL
Landscaping should be protected from vehicular and pedestrian encroachment by raised planting
surfaces, depressed walks, or the use of curbs. Concrete mow-strips separating turf and shrub areas
are required per the Landscape Manual. Consider the use of "turfstone" for areas used exclusively for
emergency vehicle turnarounds.
Vines and climbing plants integrated upon buildings, trellis, and perimeter garden walls can be effective
in softening the appearance of structures and in deterring graffiti (CYMC 9.20.055) and are encouraged
where appropriate.
A void water runoff through planter areas or across pedestrian walkways. Drainage elements which
dissect paving should complement the paving design.
Use plants in permanent containers for enhancement of sidewalk shops, plazas, and courtyards.
At maturity, trees should be able to be trimmed 10 feet above ground and shrubs should be maintained
at a height of approximately 31h feet to provide adequate visibility. Use specimen trees with unique
structural qualities whenever possible.
Landscaping should be planned and maintained to avoid creating "hiding places" for possible criminal
activity.
,
20 -- /(J~
(ReY.l_ 21.1994)
1lI-14
DESIGN GUIDELINES
Industrial
,
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c?"-
INDUSTRIAL
Very little thought was given in the past to the appearance, or even function, of industrial development.
Older industrial areas were most often located "on the other side of the ttacks", physically if not
visually separated from the balance of the community. The emphasis was on commerce, and the
freestanding factories, warehouses and supply yards which made up these areas were generally left alone
to function and appear as they chose to. A good example is Chula Vista's early bayfront.
As communities have grown, many of these older industrial areas are no longer on the outskirts, but
are the centerpiece of the city. Industry is also generally more compatible, due in no small part to
health and environmental regulations, and most new industrial development occurs in preplanned
employment centers located close to the homes of the employees who work there. Because of these
factors, it is now recognized that industry must be fully integrated with the larger community, both
functionally and aesthetically.
The guidelines for industrial development are intended to:
Encourage projects which respect the character and scale of adjoining development, with
particular attention to sites in older, mixed-use areas, and sites which adjoin residential
neighborhoods or other uses which may be particularly sensitive to the scale and impacts
of industrial development;
Promote a functional and attractive arrangement of buildings, open spaces, parking,
circulation and loading areas which are sensitive to the physical characteristics and
constraints of the site, and which provide efficient and pleasant places to work;
Create a high quality of architectural and landscape design, with an emphasis on
functional needs, reducing the apparent mass of large scale buildings, and screening and
buffering loading, storage and working areas from incompatible land uses and from the
public view.
Project specific standards and guidelines shall take precedence when in conflict with the following
guidelines. All projects must be designed to be accessible for persons with disabilities in accordance
with currently applicable requirements.
SITE PLANNING
Grading
Development should relate to the natural surroundings and minimize grading by following the natural
contours as much as possible. Graded slopes should be rounded and contoured to blend with the
existing terrain.
Grading should emphasize and accentuate scenic vistas and natural landforms. Significant natural
vegetation and other unique features should be retained and incorporated into the project whenever
possible.
c1c // /' ?
INDUSTRIAL
Avoid large manufactured slopes in favor of several smaller slopes integrated throughout the project.
Smaller slopes are less obtrusive, more easily revegetated and can be used to add visual interest,
preserve views, and provide physical buffers where necessary.
Compatibility
The arrangement of structures, parking and circulation areas, and open spaces should recognize the
particular characteristics of the site and should relate to the surrounding built environment in pattern,
function, scale, character and materials. In developed areas, new projects should meet or exceed the
standards of quality which have been set by surrounding development.
Use techniques such as building placement and orientation, increased setbacks, screen walls and
landscaping to buffer incompatible land uses from industrial operations.
Site design elements
The main elements of sound industrial site design include: controlled site access; service areas located
at the sides and rear of buildings; convenient access, visitor parking and on-site circulation; screening
of outdoor storage, work areas and equipment; emphasis on the main building entry and landscaping,
and; landscaped open space.
BuUdin& placement
Placement of structures should consider the existing built context of the industrial area, ~e location of
incompatible land uses, the location of major traffic generators as well as an analysis of a site's
characteristics and particular influences.
The siting and design of structures and landscaping should ensure that they blend into the terrain and
not dominate the landform as seen from lower elevations. Where feasible, locate buildings to conceal
larger graded slopes.
A variety of building and parking setbacks should be provided in order to create diversity and avoid
long monotonous building facades.
c2t/ ---/~r
(Rev. 1_ 21. 19M)
IV-2
INDUSTRIAL
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Building setbacks should be proportionate to the scale of the structures and considerate of existing
development. Larger structures should require more setback area for balance of scale and so as not to
impose on neighboring uses.
The provision of outdoor patio and leisure areas for employees is strongly encouraged. Place structures
to create spaces for plazas, courts and gardens. Setback areas can often be used to provide space for
patio areas.
Locate structures and on-site circulation systems to minimize pedestrian/vehicle conflicts. Link
structures to the public sidewalk where possible with walkways, textured paving, landscaping, and
trellises.
Vehicular access and circulation
Site access and internal circulation should promote safety, efficiency and convenience. Avoid conflicts
between vehicles and pedestrians, minimize dead-end driveways, and provide adequate areas for
maneuvering, stacking, truck staging and loading, and accommodating emergency vehicles.
,
02&-/ t:F/
INDUSTRIAL
The number of site access points should be minimized and located as far as possible from street
intersections. Whenever possible, provide at least two separate entry points, as far removed from one
another as possible, in order to facilitate emergency access. The use of common driveways which
provide access to more than one site is encouraged and may in some cases be required.
Driveway throats adequate to stack at least one vehicle behind the sidewalk should be provided at all
access points. With larger projects or access points .which serve truck traffic, significantly more
stacking area may be required.
Primary circulation drives should whenever possible be separate from parking areas and provide no
direct access to parking spaces. Decorative paving should be used at pedestrian crossing points adjacent
to public access areas.
Loading and service areas should be provided with separate access and circulation whenever possible.
Entrances and exits to and from parking and loading facilities should be clearly marked with appropriate
directional signage where multiple access points are provided.
Continuous circulation should be provided whenever possible. Turnarounds should be provided
wherever dead-end driveways or parking aisles cannot be avoided. Emergency vehicle access and
turnarounds shall meet the requirements of the city fire' prevention bureau.
Vision clearance shall be provided at street intersections and driveway areas (CVMC 12.12.120 and
12.12.130).
Site entries
Principal vehicular access into a industrial project should be through an entry drive rather than a parking
aisle. Project entry areas should be enhanced and obvious to the customer. Landscaped medians,
enriched paving, decorative landscaped entry walls and low profile monument signs are encouraged.
. ,.
Parkin&
~
The industrial site should be a self-contained development capable of accommodating its own automobile
and truck parking needS. The use of the public street for parking and staging of trucks is not allowed.
caev._2I,I9!l4)
IV-4
c2tl-) Ie/'
INDUSTRIAL
The parking lot and cars should not be the dominant visual elements of the site. Large expansive paved
areas located between the street and the building are to be avoided in favor of smaller multiple lots
separated by landscaping and buildings. Introduce decorative paving and canopy trees to add visual
interest.
Parking which is visible from the street or other areas exposed to public view must be screened and
softened by landscaping. earth berms, low screen walls, or a combination thereof (CYMC 19.62.080).
""'~
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Vehicular circulation and parking patterns between connected parking areas and within individual
parking lots should be coordinated to minimize traffic conflicts.
The parking area should be designed in a manner which links the structures to the street sidewalk
system as an extension of the pedestrian environment. This can be accomplished by using design
features such as walkways with enhanced paving, trellis structures, and special landscaping treatment.
Design parking areas so that pedestrians walk parallel to moving cars. The need for pedestrians to cross
parking aisles and landscape areas should be minimized.
Parking areas should be separated from structures by a landscaped strip and raised concrete walkway.
Continuous concrete curbs delineating walkways or landscape planters should be used in lieu of wheel
stops.
Parking areas shall be landscaped, receiving interior as well as perimeter treatment in accordance with
the city Landscape Manual.
Pedestrian circulation
Separate vehicular and pedestrian circulation systems should be provided whenever possible. A
pedestrian circulation plan is expected to be submitted for each project.
Use raised pathways, landscape planting and/or bollards to separate pedestrian walkways from vehicle
circulation drives and parking aisles to the maximum feasible extent. Walkways should be well lit.
A minimum five:.foot wide relatively smooth, non-slip walking surface should be provided (add two feet
for walkways which also serve as wheel stops). The use of brick, interlocking pavers, enhanced
concrete or other similar surface is encouraged. At a minimum, decorative paving should be used tI'
delineate cr03ssings at circulation drives and parking aisles adjacent to public access areas. t..-..:lt/ .-j / / )
INDUSTRIAL
Loading
Loading and service areas should be located and designed to minimize visibility. Placement of loading
docks at the front of structures or other highly visible areas is strongly discouraged. Location at the
rear of the site with separate access and circulation is preferred wherever possible.
Screen loading areas with portions of the building, architectural wing walls, freestanding walls and
landscape planting. Ensure adequate noise attenuation for adjacent incompatible land uses.
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Separate loading activities from automobile parking and public access areas. Backing from the public
street onto the site for loading blocks the street and causes unsafe truck maneuvering and should be
avoided. Loading facilities should be offset from driveway openings.
Walls and screening
Walls serve a major function in the industria1landscape to provide security, and to screen automobiles,
loading and storage areas, and utility structures. However, walls should be kept to a minimum and as
low as possible while performing their screening and security functions.
Where walls are used at property frontages, or screenwalls are used to conceal storage and equipment
areas, they should be designed to blend with the site's architecture. Both sides of all perimeter walls
should be architectu~ treated. Landscaping should be used to soften the appearance of walls and to
deter graffiti (CYMC 9.20.055).
(Ilev.l_ 21.1994)
IV-6
~CJ'-//d-
INDUSTRIAL
When security fencing is required, it should be a combination of solid walls with pilasters and
decorative view segments, or short solid walls and wrought iron grill work combinations. Chain link
or barbed/razor wire fencing should be avoided and is generally unacceptable for any area exposed to
public view. Long expanses of wall surfaces should be offset and architecturally designed to prevent
monotony. Landscape pockets should be provided.
I
I
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I
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Where screening is required, a combination of elements should be used including solid masonry walls,
berms, and landscaping. The height should be determined by the height of the material or equipment
being screened. Chain link fencing with redwood or neutral colored slatting may be an acceptable
screening material for areas not visible from public view. Exterior storage should be confined to
portions of the site least visible to public view.
Any outdoor equipment, whether on a roof, side of a structure, or on the ground, should be
appropriately screened from view. The method of screening should be architecturally integrated with
adjacent structures in terms of materials, color, shape and size. Where individual freestanding
equipment is provided, a continuous screen is desirable.
Trash
Trash storage must be fully enclosed and incorporated within the main structures or separate
freestanding enclosures (CYMC 19.58.340). Locations should be unobtrusive and conveniently
accessible for trash collection but not block circulation drives during loading operations. Recommended
placement is to the rear of structures within service and loading areas screened from public view and
positioned so as to protect adjacent incompatible uses from noise and odors.
Enclosures should provide a concrete surface and be of steel reinforced masonry construction with frame
and face doors of heavy gauge metal finished to complement the project architecture and materials.
Enclosures should provide clear interior dimensions of 6 ft. x 9 ft. x 5 ft. high with metal wheel guides
or interior curbing, and fronted by a 12 ft. wide concrete apron of adequate thickness to protect asphalt
paving. All freestanding enclosures visible to the public should be well screened with landscaping.
Plans and specifications should be reviewed with the local waste disposal company. cJ-t} --- ) /3
INDUSTRIAL
Recycling
Recycling collection and loading areas should be fully enclosed and designed to accept the number and
size of containers deemed adequate to serve the project in accordance with the standards of the local
recycling collection company.
Whenever feasible, locate recycling areas adjacent to trash collection areas. Use signs to clearly
distinguish between recycling and trash containers and the materials which can be placed within them.
Enclosures or containers should be designed to protect recyclables from the elements.
Enclosures should be designed to complement the project architecture and materials, and be located in
convenient and accessible but unobtrusive areas well screened with landscaping. Protect adjacent uses
from noise and odors.
Plans and specifications should be reviewed with the local recycling collection company.
ARCHITECTURE
Compatibility
There is no particular architeCtural "style" proposed for industrial structures. High quality, innovative
and imaginative architecture is encouraged.
The focus is expected to be on the development of a high quality industrial environment. The
architecture should consider compatibility with surrounding character, including harmonious building
style, form, size, color, material and roofIine. In developed areas, new projects should meet or exceed
the standards of quality which have been set by surrounding development.
The designer is expected to employ variations in form, building details and siting in order to create
visual interest. In all cases, the chosen architectural style should be employed on all building
elevations.
Scale
Industrial structures are often by necessity large, rectangular buildings, but need not appear monotonous
and unattractive. Listed below and in the following sections are a variety of design techniques to reduce
the scale and enhance the appearance of industrial structures.
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INDUSTRIAL
Repetitive and uniform building placement and massing creates a monotonous and uninviting site plan
and street scene. Where possible, cluster buildings and vary their orientation in order to create visual
interest and inviting spaces. The use of arcades, trellises and other open structures can be introduced
to provide a visual and physical link between individual b:Jildings.
BuUding, facade and roof articulation
Heights and setbacks within the same building should be varied, and wall planes should be staggered
both horizontally and vertically in order to create pockets of light and shadow and provide visual relief
from monotonous, uninterrupted expanses of wall. Large, unrelieved expanses of wall can also
encourage graffiti (CVMC 9.20.055).
Entries to industrial structures should portray a quality appearance while being architecturally tied into
the overall mass and building composition.
Nearly vertical roofs (A-frames) and piecemeal mansard roofs (used on a portion of the building
perimeter only) should not be utilized. Mansard roofs should wrap around the entire perimeter of the
structure. Roof materials to be avoided include corrugated metal or highly reflective surfaces.
Metal buildings may be used but must be designed to appear as conventionally built structures in
accordance with and subject to all of the design guidelines for industrial buildings.
Fenestration
Windows and doors are key elements of any structure's form, and should relate to the scale of the
elevation on which they appear. Windows and doors can establish character ,by their rhythm and
variety.
Rolling shutter doors located on the inside of the building are the preferred method for providing large
loading doors while keeping a clean, uncluttered appearance from the exterior.
Materials and colors
Colors and matirials should be consistent with the chosen architectural style and compatible with the
character of surrounding development. Sensitive alteration of colors and materials can produce diversity
and enhance architectural forms. . ,/'
~t0..//.?
INDUSTRIAL
Materials for industrial projects should be durable and require low maintenance. They should be
consistently applied and work harmoniously with adjacent materials. Piecemeal embellishment and
frequent changes in materials should be avoided. Materials tend to appear substantial and integral when
material changes occur at changes in plane.
Avoid highly reflective surfaces, expose!! precision block walls, and materials with high maintenance
such as stained wood, shingles or metal siding.
The color palette should be selected carefully. Subdued color combinations consisting of a limited
number of colors are encouraged. Large areas of intense white color and vibrant compositions should
be avoided. Variations in shade or tone can be used to enhance form and heighten interest.
Colors should be used to articulate entries or other architectural features. The use of color or color
combinations to transform the building or any of its elements into a sign, such as "corporate color
striping", is strongly discouraged.
Graffiti deterrence/protection should be considered in the selection of building materials, paints and
other protective coatings (CVMC 9.20.055).
Mechanical and utility equipment
All mechanical equipment whether mounted on the roof, side of a structure, or on the ground shall be
screened from view (CVMC 15.16.030). Utility meters and equipment should be placed in locations
which are not exposed to view from the street or be suitably screened. All screening devices should
be compatible with the architecture, material and color of the adjacent structures.
The screening of roof-mounted equipment is expected to be incorporated into the design of the roof.
Full parapets, sloping roofs and low parapets with supplemental screens may be used to screen roof
equipment provided that roof-mounted screen walls are fully integrated with the buildings architecture;
"fence-type" screening is generally considered unacceptable.
LOW PARAPET WITH eCREE"l
FULL PARAPET
eLOPING ROOF
Mechanical equipment is expected to be located below the roofline. Equipment visible from the upper
floors of adjacent buildings or other elevated locations should be installed in an orderly, compact
manner and should be colored to coordinate with the color of the roof surface on which it is placed.
Noise attenuation should be considered in the case of adjacent incompatible uses.
02tJ-)/6
cae..l_ 21. \994)
Iv-tO
INDUSTRIAL
Satellite dish antennas are frequently used for business communications and should be considered early
in the design process in terms of location and required screening (CVMC 19.22.030).
Solar panels should be integrated into the roof design. Solar panels placed on sloped roofs should be
para1lel to and resting on the roof slope. Frames should coordinate with roof colors.
Sloped and racked collectors may be used on flat roof areas if collectors are located in the interior
portion of the roof, well away from the perimeter, and the racks are enclosed on the sloping and back
sides and colored to coordinate with roof colors.
Li&htlng
Lighting should be used to provide illumination for the security and safety of on-site areas such as
entries, pathways, and parking and working areas. Lighting can also be used to deter graffiti (CVMC
9.20.055). The design of light fixtures and their structural support should be architecturally compatible
with the main structures on-site.
Building illumination and architectural lighting should be indirect and concealed from view. Indirect
wall lighting, wall "washing" from concealed fixtures and landscape lighting is encouraged provided
it is subtle and not overly bright.
All exterior lighting shall be selective and shielded to confine light within the site and prevent glare onto
adjacent properties or streets (CVMe 19.66.100).
Signs
See also the Sign Design Guidelines in this Manual. For allowable sign types and sizes refer to the sign
provisions in Chapter 19 of the Municipal Code.
Every structure and industrial complex should be designed with a precise concept for adequate signing.
Provisions for sign placement, sign scale in relationship with the site and building, and sign readability
are expected to be considered in developing the project design and signing concept. All signing should
be highly compatible with the building and site design relative to size, color, material, and placement.
Sign locations, types, sizes, and style should be identified on the project plans.
Signs should be characterized by restraint and designed as supportive clements to land use. They are
intended to "identify" businesses and not to advertise products or dIsplay information not part of the
name of the business. c20 -)1 ?
INDUSTRIAL
Low-profile monument signs and individually cut (channel) letter signs are the preferred alternative for
business identification whenever possible. Freestanding pole and pylon signs are strongly discouraged.
Where several tenants occupy the same site, individual wall mounted signs are appropriate in
combination with a monument sign identifying the development and address.
Roof signs or wall signs whi:h extend above the roofline are strongly discouraged. Standardized
"corporate" signs are acceptable only if they comply with these guidelines. Painted wall signs and
exposed sign "cans" which are not incorporated into the structure of the building or a ground monument
are generally considered unacceptable.
The industrial site should be appropriately signed to give directions to loading and receiving areas,
visitor parking and other special areas.
LANDSCAPING
Refer to the Landscape Manual for the city's complete landscape planting and irrigation standards.
All areas not covered by structures, drives, parking or paving should be appropriately and professionally
landscaped. Drought tolerant planting should be emphasized in accordance with the requirements of
the city Landscape Manual.
For industrial uses, landscaping should be used to define areas by helping to focus on entrances to
buildings, parking lots, loading areas, defining the edges of various land uses, providing transition
between neighboring properties (buffering), and providing screening for parking, outdoor storage,
loading, and equipment areas.
Landscaping should generally constitute no less than 15 percent of the gross site area, and a minimum
of 10 percent of parking areas. Use dense formations and layering of plants to achieve immediate effect
when planting is used as the primary means to screen parking.
Landscaping should be in scale with adjacent buildings and be of appropriate size at maturity to
accomplish its intended goals. Use larger specimen trees at major entrances, along street frontages and
in larger open space areas. Flowering and multi-trunk species are encouraged.
Use of vines on walls can be effective in softening the appearance of structures and in deterring graffiti
(CYMC 9.20.055) in industrial areas because such walls often tend to be large and blank.
Landscaping should be used around the base of buildings, walls and fences to soften the.edge between
pavement and structures. A minimum clear width of five feet is generally required in order to provide
an appropriate planting space. This should be enlarged at building entrances to provide focus.
Landscaping in and around entrances and drives must be designed to maintain sight distances (CYMC
12.12.120 and 12.12.130).
Berming in conjunction-With landscaping can be used at the building edge to reduce structure mass and
height along facades.
(bY. 1_ 21. '9M)
IV-12
c2tJ -II r
INDUSTRIAL
Trees should be located throughout the parking lot and not simply at the ends of parking aisles.
Landscaping should be protected from vehicular and pedestrian encroachment by raised planting
surfaces, depressed walks, or the use of curbs. Concrete mow-strips are required per development
regulations between turf and shrub areas. Consider the use of "turfstone" for areas used exclusively
for emergency vehicle turnarounds.
Avoid water runoff through planter areas or across pedestrian walkways. Drainage elements which
dissect paving should complement the paving design.
Landscaping should be planned and maintained to avoid creating "hiding places. for possible criminal
activity.
dL}-)/ '7
DESIGN GUIDELINES
Sign Design Guidelines
,
~c ~ j;lO
SIGN DESIGN GUIDELINES
The following design guidelines should be consulted prior to developing signs for any project or
occupancy. See also the sign guidelines contained in the Commercial and Industrial sections of this
Manual. For allowable sign types and sizes refer to the sign provisions in Chapter 19 of the Municipal
Code.
No other aspect of design can have a more dramatic and immediate impact on the appearance and
character of a city than signs. Restrained and tasteful signage conveys an orderly and quality image
which complements project design and which enhances the overall impression of the community. Such
signs are also far superior in accomplishing their primary task of identifying the suppliers of goods and
services to their prospective customers.
An excessive number of signs, or signs which contain too much information, degrade the visual quality
of the environment and convey a disorderly and inferior image regardless of the care taken with site
planning and architecture. Also, as businesses compete for the viewer's attention with an ever
increasing number of large, ostentatious signs, the customer's ability to sort through all of the visual
information and identify any particular business decreases proportionately.
The guidelines for signs are intended to:
Encourage signs which are used primarily to "identify" businesses and provide directional
information rather than advertise products, and which manifest restraint, order and taste
in the selection of size, shape, materials, copy, color and placement;
Limit the number of signs to only those necessary to properly identify the business, and
which are legible in the circumstances in which they are seen;
Promote signs which are compatible with the nature, character and design of the area in
which they are located, and which are appropriate to the type of activity to which they
pertain.
Project specific standards and guidelines shall take precedence when in conflict with the following
guidelines.
Sign concept
Every commercial, industrial or institutional structure or complex should be designed with a precise
concept for adequate signing.
Provisions for sign placement, sign scale in relationship with the site and buUdin&, and sign readability
are expected to be considered in developing the project design and sign concept.
Sign locations, types, sizes and style are expected to be identified on the project plans. All signs must
be in compliance with State and Federal accessibility requirements.
~'/;L/
SIGNS
Compatibility
The sign concept should consider the character of other uses and signs existing within the area, and
create harmonious and nonconflicting designs, and avoid competing or obstructing sign arrangements.
It would be incompatible, for instance, to introduce an internally-illuminated cabinet sign into an area
of professional offices identified by understated brass cut-out letter type signs. Individual signs should
relate to the site and building upon which they are placed in terms of scale, proportion, colors,
materials, and the other design elements setforth below.
Building wall and fascia signs should be compatible with the predominant visual elements of the
building. Commercial centers, office complexes and other similar multi-tenant facilities are required
to be part of a planned sign program in accordance with the provisions of the Zoning Ordinance.
Where there is more than one sign, all signs should be complementary to one another in terms of
construction materials (copy, background, support), letter size and type, method of support (wall or
ground base), size and configuration of sign area, and related components.
Placement
Freestanding signs should be placed within a landscaped area, perpendicular to approaching traffic and
positioned so as not to obstruct vision or create a traffic hazard to the satisfaction of the city traffic
engineer (CVMC 12.12.120 and 12.12.130). A location at or near the main entry will facilitate
. circulation. Refer to the Landscape Manual for the minimum size and dimension for planted areas at
the base of freestanding signs.
8IGN WITHIoI D/RfVEW A Y ENTRY MEDIAN
Place wall signs to indicate building entries, consistent with the proportions and scale of building
elements within the facade. Buildings that have a monolithic or plain facade can use signs to establish
or continue appropriate design rhythm, scale and proportion. A particular sign may fit well on a plain
wall area, but would overpower the finer scale and proportion of the lower storefront. A sign which
is ayy.opriate near the building entry may look tiny and out of place above the ground level.
Signs which designate parking spaces for the disabled should whenever possible be placed upon walls
rather than on freestanding poles or monuments.
,
$//~;Z
(aev.1_2I,I994)
V-2
SIGNS
Size and shape
Signs should not dominate the site frontage, building architecture or individual storefront design.
The use of sign shapes or graphics consistent with the nature of the business to be identified is
encouraged, i.e., hammer symbol for hardware store or a mortar and pestle for a drug store. However,
care must be taken that narrow or oddly shaped signs do not impair the legibility of the message.
The closer a sign's viewing distance, the smaller that sign need be. Make signs smaller if they are
oriented to pedestrians. The pedestrian-oriented sign is usually read from a short distance; the vehicle-
oriented sign is viewed from a much greater distance and is dependent on vehicle speed.
Copy
A sign with a brief, succinct message is simpler and faster to read, looks cleaner and is more attractive.
Overly intricate typefaces which are difficult to read should be avoided as they reduce the signs ability
to communicate. Where practicable, combine words with logos, symbols and artistic graphics. A
simple, recognizable graphic can communicate much more effectively than words.
The copy area of signs, including logos, symbols and graphics, should not exceed SO percent of the
background area on which it is applied. If copy takes up too much of the background area, the sign
is harder to read.
Very often the numbers which identify individual properties and buildings cannot be read from the street
or are missing altogether. The identification of each building or store address in legible numbers over
the main entry doorway or within 10 feet of the main entry is encouraged.
"L>-~
Freestanding signs are intended to provide street addresses, and identification for the freestanding
building or complex as a whole and for up to four tenants. All tenant signs should be limited in size
to the width of the architectural features of the sign and shall be uniform in size as well as color.
,
:20,/ :23
SIGNS
. c ",-""!t-,,~ ~ ...
:::'1.Q.J~ :y: :01
~.~
Freestanding signs for multi-tenant buildings or centers should identify the center or building by address
and name. Strip developments or multi-building complexes should display the range of addresses for
that development on their freestanding signs.
Colors and materials
Sign colors and materials should be selected to contribute to legibility and design integrity. Use
significant contrast between the background and letter or symbol colors. Avoid too many different
colors on a sign. Too many colors compete with the content for the viewer's attention.
Li&htin&
Direct and indirect lighting methods are allowed provided that they are not harsh or uMecessarily
bright, and light and glare is confined within the site.
c2tJ --- /,,2 '/
(Reo. J_ 21. 1994)
V-4
ATTACHMENT 7
. ID~~TI~~ ~JIDD~W
PROCEDURAL GUIDE AND APPLICATION
elt:; of Ciulla Vllta
'la..l., D.put...t
o2V - / .;J,_~
TABLE OF CONTENTS
~
lMiE
DESIGN REVIEW.. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .... 1
DESIGN MANUAL .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .... 2
D~P~ST~AJtDS ..................................... 2
PRE-APPLICATION CONFERENCE ................................. 2
STAFF OR COMMITI'EE REVIEW .................................. 3
PROJECT'SUBMITfAL ........................................... 3
ENVIRONMENTAL REVIEW ...................................... 3
.
PROJECT'REVIEW .............................................. 4
DRC MEETINGS ................................................ 4
PROJECT' APPROVALS ........................................... 4
APPEALS ...................................................... 5
PUBLIC AND PRIVATE IMPROVEMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . .. 5
APPENDIX A - DESIGN REVIEW APPLICATION
APPENDIX B - DISCLOSURE STATEMENT
APPENDIX C _ DEVELOPMENT PERMIT PROCESSING AGREEMENT
APPENDIX D . SUBMITIAL REQUIREMENTS
APPENDIX E. SUBMITfAL REQUIREMENTS SUMMARY
APPENDIX F - FLOW CHART
026 -- J;Z?
DESIGN REVIEW
Design review involves a comprehensive evaluation of the site plan, architectural and
landscape design components of development. Generally, all small-lot single family,
multiple-family, commercial, industrial, and institutional development requires 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 (ORC). The DRC is appointed
by the City Council and consists of five city residents with an interest in and sensitivity to
design.
pESIGN MANUAL
The principles and guidelines for design review are set forth in the City of Chula Vista
Design Manual. Copies of the Manual are available from the city planning department
located at 276 Fourth Avenue, or by calling 691-5101.
DEVELOPMENT STANDARDS
The Design Manual must be used in conjunction with city's development standards. These
include building and fire codes, site and facility accessibility requirements for the disabled,
zoning and planned community district regulations, grading and subdivision regulations, and
a separate Landscape Manual, among others. There are also specific and precise plans,
redevelopment plans, and project specific design guidelines which may supplement or
supersede the otherwise applicable guidelines, standards and regulations.
The planning department may be contacted regarding which if any of these other plans,
standards and guidelines may apply to a particular property.
PRE-APPLlCA nON CONFERENCE
Prior to the preparation and submission of detailed plans, project applicants are encouraged
to schedule a pre-application conference with city design review staff. This conference will
be used to familiarize applicants with the city's design guidelines and design review process,
and to discuss project specific design issues and a tentative processing schedule prior to
formal application.
Appointments may be made by contacting the design review secretary in the planning
department at 691-5101.
...20 ~ ).,) ?
Page 1
~ONING ADMINISTRATOR OR COMMITTEE REVIEW
Certain types of projects may be processed by the zoning admiinistrtor (ZA) rather than the
DRC. ZA review is less formal and can generally be accomplished in 3-4 weeks versus 6-8
weeks for projects which require DRC approval, although these time frames can vary
depending on the complexity of the project, the current caseload and/or the need for
environmental review (see below).
Projects which qualify for ZA design review include:
. signs;
. residential projects of four (4) units or less;
. commercial, industrial, or institutional additions which constitutes less than
a 50 percent increase in Ooor area;
. new commercial, industrial, or institutional projects with a total Ooor area of
20,000 sq. ft. or less, when such projects are located within a planned
community with its own design guidelines and design review process.
fROJECf SUBMITTAL
The design review process formally begins when a complete preliminary design review
package is received by the design review staff. A complete package includes an application
(Appendix A), disclosure statement (Appendix B), development permit processing
agreement, when applicable (Appendix C), development plans (see preliminary submittal
requirements, Appendix D), and the applicable filing fee or deposit as determined from the
city's fee schedule.
Design review staff will meet with the applicant to review the application package for
completeness and inform the applicant if additional information is necessary. An
appointment should be scheduled by the applicant to submit the package directly to the
project planner.
E~RONMENTALREVlEW
Projects may require environmental review under the prOVlSlons of the California
Environmental Quality Act (CEQA). Because of special public review requirements
mandated by state law, the processing period for environmental review will generally range
between 8-12 weeks. Environmental review can be processed concurrently with, but must
be completed prior to, design review approval.
It should be pOSSIble for staff to determine whether or not environmental review will be
required at the pre-application conference based on the general parameters of the project
Staff will also review with the applicant the environmental review process, application forms
and necessary fees.
A separate environmental review application and procedural guide is available from the
planning department
d-.O ~ / .:L ?"
Page 2
pROJECT REVIEW
Approximately 2-3 weeks after the preliminary design review package has been filed, a
project review meeting will be scheduled with the applicant to discuss staff comments on the
plans. If deemed necessary or desirable, design review staff will arrange for representatives
from other city departments to attend the meeting to discuss their comments in detail.
Following this meeting, final plans, and exhibits will be prepared by the applicant for action
by the ZA or the DRC (see final submittal requirements. Appendix D). The time frames
noted earlier for ZA or DRC review 1SS'lme lone week turnaround between the project
review meeting and the submittal of final plans and exlnbits. When the final plans/exhibits
are received, the schedule for action by the ZA or the DRC will be confirmed.
A preliminary presentation or a working session with a subcommittee of the DRC may be
scheduled if the applicant desires committee input prior to final action on the project.
The design review staff reviews the final plans and prepares a staff report and
recommendation to the DRC, or a letter to the applicant in the case of ZA action. The
project planner will discuss the contents of the draft staff report or letter with the applicant
prior to it being finalized and issued.
DRC MEETINGS
DRC meetings are held the second and fourth Monday of each month beginning at 4;30
p.m. in Conference Rooms 2 and 3 of the Public Services Building of the Civic Center at
276 Fourth Avenue. The meetings are noticed and open to the general public.
A copy of the agenda and the staff report to the Committee will be mailed to the applicant
at least three days prior to the meeting. The project architect/designer and the applicant
or a designated representative should, in all cases, attend the meeting. It is likely the
project will be continued to a subsequent meeting if there is no one representing the project
in attendance.
PRO.1ECT APPROVALS
The project applicant will be notified in writing of the decision and any conditions applied
by the ZA or the DRC. Design review approvals expire after one year unless a written
request for extension, along with the nectSS"ty plans, exhibits and filing fee, is received and
approved prior to the expiration date.
Design review approval does not in itself authorize work on a project to commence. All
necessary permits, including building, grading, andlor other permits must be obtained prior
to any site work or building construction.
-20 ' ) :2 '7
Page 3
APPEALS
The applicant or other interested party may appeal the decision of the zoning administrator
or DRC within 10 working says after the decision is rendered. Appeals from the zoning
administrator are directed to the DRC, and appeals from the DRC are directed to the
Planning Commission. A decision of the Planning Commission may be further appealed to
the City Council
Appeals are generally given priority over new cases, and will normally be scheduled for
hearing 3-4 weeks from the date the appeal is filed. The design review staff should be
contacted regarding the necessary forms, fees and exlubits for filing an appeal.
PUBLIC AND PRIVATE IMPROVEMENTS
Applicants for development projects, including additions and interior/exterior remodels, are
advised that they may be required to install and/or modify on-and off-site public and private
improvements. These improvements may include on-site structures, paving and landscaping,
and requirements to dedicate, improve and/or modify streets and other public facilities off-
site.
The necessity for or exact extent of these requirements, if any, are generally not known until
an application has been filed and routed for review and comment to the various city
departments and outside agencies. Applicants are encouraged, however, to contact the city
regarding the possibility for and the general extent of these requirements at the earliest
possible stage of project consideration. The city departments normally involved with such
requirements are the Departments of Planning, Building & Housing, and Fire for private
improvements, and the Engineering Department for public improvements.
c20--)30
Page 4
APPENDIX A Date Received
ZA 0 DRC 0 Case No. DRC
City of Chula Vista Planning Department Receipt No.
. Design Review Application Tentative Consideration Date
PROjECf NAME
PROjECf LOCATION
PROjECf ADDRESS
(Obtain rrom Engineering Department)
ASSESSORS PARCEL NUMBER(S)
GENERAL PlAN DESIGNATION
ZONE
REDEVELOPMENT AREA
PROPERlY OWNER
ADDRESS
PlANNED COMMUNllY
ZIP
PHONE
PROJECf APPLICANT
ADDRESS
ZIP
PHONE
ARCHITECfIDESIGNER
ADDRESS
CONTACf PERSON
PROIECf DESCRIPTION
1. lAND USE: EXISTING
2. LOT SIZE:
3. NO. OF DU:
4. TYPE OF DU:
5. EXISTING DU: STUDIO
PROPOSED DU: STUDIO
BUILDING FLOOR AREA: EXISTING
PARKING REQUIRED: STD SIZE
PARKING PROVIDED: STD SIZE
8. lANDSCAPING REQUIRED:
lANDSCAPING PROVIDED:
9. OPEN SPACE REQUIRED: COMMON
OPEN SPACE PROVIDED: COMMON
10. PROPOSED EXCEPTIONS TO ZONING REQUIREMENTS (pRECISE PlAN)
PHONE
PROPOSED
TOTAL ACREAGE:
PROPOSED
DETACHED
NO. OF LOTS:
EXISTING
ATTACHED
1 BR
1 BR
2 BR
2 BR
6.
7.
PROPOSED
COMPACT
COMPACf
PRIVATE
PRIVATE
RELATED CASES:
PRINT APPUCANT/AGENT NAME
yj)/ (3)
APPUCANT/AGENT SIGNATURE
.APPENDIX B
'IHE CITY OF C:Huu. VISTA DJSC10SURE STATEMENT
.You are required to file a Statement of Disclosure of cenain ownership or financial interests, payments, or campaign
contributions, on aU mailers which will require discretionary action on the pan of the Oty Council, Planning Commission. and
all otber official bodies. The followinllnformation must be disclosed:
1. Listtbe lI8IIles of all persons baving a financial interest In tbe property whicb is tbe subject of tbe application or the
contract, e.g.. owner, applicant, contractor, subcontractor, material supplier.
Ii
2. If any person. identified pursuant to (1) above Is a corporallon or pannership, list the umes of aU individuals owning
more than 10% of the shares In the corporation or owninl any pannership interest In the pannership.
3. If any person. identified pursuant to (1) above is non-profit orpnizalion or a trust, list the umes of any person
serving as director of the non-profit orpn\zation or as trustee or beneficiary or trustor of the trust.
4. Have you had more tban $250 worth of business transacted with any member of the Oty starr, Boards, Commissions.
Commiuees, and Council within the past twelve months? Yes_ No_ Jr yes. please indicate person(s):
S. Please Identify each and every person. including any agents, employees, consultants, or Independent contractors who
you bave assigned to represent you before the City In this mailer.
6. Have you and/Or your officers or aFnts, In tbe agrepte, contributed more tban $1,000 to a Councllmember in tbe
current or prec:eding e1ec:tlon period? Yes_ No_ If yes, state which Councilmember(s):
. . . (NO'IB: AItadt Mditloaa1 .... . ..... ''Y) · · ·
Date:
Sipature of contractor/applicant
;2fJ-132
Print or type name of contractor/applicant
. Pmon Is MftIw:d /II: 'Any /NIJoNIuIJl. jInn. et>-".-rIrip, joiIII_ _umon. I/XiIJ/ c6Ib, fI-l-r- 1.4h.... ...,.......... - - NtCMr...,.....
IIW .III-.y'" ClIIIIIl}\ tiq .,,;I.-.y. tiq~. ....... ."... jW1Ibklll 1IIbdi....... ." -.y ...""" ,,--.,...,.. .., III. ....u.'
APPENDIX C
(1 of 4)
Development Permit Processing Agreement
Permit Applicant:
Applicant's Address:
Type of Permit:
Agreement Date:
Deposit Amount:
This Agreement ("Agreement") between the City of Chula Vista, a chartered municipal
corporation ("City") and the forenamed applicant for a development permit ("Applicant"),
effective as of the Agreement Date set forth above, is made with reference to the following
facts :
Whereas, Applicant has applied to the City for a permit of the type aforereferenced
("Permit") which the City has required to be obtained as a condition to permitting Applicant to
develop a parcel of property; and,
Whereas, the City will incur expenses in order to process said permit through the various
departments and before the various boards and commissions of the City ("Processing Services");
and,
Whereas, the purpose of this agreement is to reimburse the City for all expenses it will
incur in connection with providing the Processing Services;
Now, therefore, the parties do hereby agree, in exchange for the mutual promises herein
contained, as follows:
1. Applicant's Duty to Pay.
Applicant shall pay all of City's expenses incurred in providing Processing Services
related to Applicant's Permit, including all of City's direct and overhead costs related thereto.
This duty of Applicant shall be referred to herein as "Applicant's Duty to Pay."
1.1. Applicant's Deposit Duty.
As partial performance of Applicant's Duty to Pay, Applicant shall deposit the amount
aforereferenced ("Deposit").
1.1.1. City shall charge its lawful expenses incurred in providing Processing
Services against Applicant's Deposit. If, after the conclusion of processing Applicant's Permit,
any portion of the Deposit remains, City shall return said balance to Applicant without interest
thereon. If, during the processing of Applicant's Permit, the amount of the Deposit becomes
exhausted, or is imminently likely to become exhausted in the opinion of the City, upon notice
of same by City, Applicant shall forthwith provide such additional deposit as City shall calculate
as reasonably necessary to continue to provide Processing Services. The duty of Applicant to
>>--/;1;1
APPENDIX C
(2 of 4)
initially deposit and to supplement said deposit as herein required shall be known as "Applicant's
Deposit Duty".
2. City's Duty.
City shall, upon the condition that Applicant is not in breach of Applicant's Duty to Pay
or Applicant's Deposit Duty, use good faith to provide processing services in relation to
Applicant's Permit application.
2.1. City shall have no liability hereunder to Applicant for the failure to process
Applicant's Permit application, or for failure to process Applicant's Permit within the time frame
requested by Applicant or estimated by City.
2.2. By execution of this agreement Applicant shall have no right to the Permit for
which Applicant has applied. . City shall use its discretion in evaluating Applicant's Permit
Application without regard to Applicant's promise to pay for the Processing Services, or the
execution of the Agreement.
3. Remedies.
3.1. Suspension of Processing.
In addition to all other rights and remedies which the City shall otherwise have at law
or equity, the City has the right to suspend and/or withhold the processing of the Permit which
is the subject matter of this Agreement, as well as the Permit which may be the subject matter
of any other Permit which Applicant has before the City.
3.2. Civil Collection.
In addition to all other rights and remedies which the City shall otherwise have at law
or equity, the City has the right to collect all sums which are or may become due hereunder by
civil action, and upon instituting litigation to collect same, the prevailing party shall be entitled
to reasonable attorney's fees and costs.
4. Miscellaneous.
4.1. Notices.
All notices, demands or requests provided for or permitted to be given pursuant to this
Agreement must be in writing. All notices, demands and requests to be sent to any party shall
be deemed to have been properly given or served if personally served or deposited in the United
States mail, addressed to such party, postage prepaid, registered or certified, with return receipt
requested, at the addresses identified adjacent to the signatures of the parties represented.
c10-J3L/
APPENDIX C
(3 of 4)
4.2. Governing LawlVenue.
This Agreement shall be governed by and construed in accordance with the laws of the
State of California. Any action arising under or relating to this Agreement shall be brought only
in the federal or state courts located in San Diego County, State of California, and if applicable,
the City of Chula Vista, or as close thereto as possible. Venue for this Agreement, and
performance hereunder, shall be the City of Chula Vista.
4.3. Multiple Signatories.
If there are multiple signatories to this agreement on behalf of Applicant, each of such
signatories shall be jointly and severally liable for the performance of Applicant's duties herein
set forth.
4.4. Signatory Authority.
The signatory to this agreement hereby warrants and represents that he is the duly
designated agent for the Applicant and has been duly authorized by the Applicant to execute this
Agreement on behalf of the Applicant. Signatory shall be personally liable for Applicant's Duty
to Pay and Applicant's Duty to Deposit in the event he has not been authorized to execute this
Agreement by Applicant.
4.5. Hold Harmless.
Applicant shall defend, indemnify and hold harmless the City, its elected and appointed
officers and employees, from and against any claims, suits, actions or proceedings, judicial or
administrative, for writs, orders, injunction or other relief, damages, liability, cost and expense
(including without limitation attorneys' fees) arising out of City's actions in processing or issuing
Applicant's Permit, or in exercising any discretion related thereto including but not limited to
the giving of proper environmental review, the holding of public hearings, the extension of due
process rights, except only for those claims, suits, actions or proceedings arising from the sole
negligence or sole willful conduct of the City, its officers, or employees known to, but not
objected to, by the Applicant. Applicant's indemnification shall include any and all costs,
expenses, attorneys' fees and liability incurred by the City, its officers, agents, or employees
in defending against such claims, whether the same proceed to judgment or not. Further,
Applicant, at its own expense, shall, upon written request by the City, defend any such suit or
action brought against the City, its officers, agents, or employees. Applicant's indemnification
of City shall not be limited by any prior or subsequent declaration by the Applicant. At its sole
discretion, the City may participate at its own expense in the defense of any such action, but
such participation shall not relieve the applicant of any obligation imposed by this condition.
4.6. Administrative Claims Requirements and Procedures.
No suit or arbitration shall be brought arising out of this agreement against the City
unless a claim has first been presented in writing and filed with the City of Chula Vista and
;LO~/ 35'
APPENDIX C
(4 of 4)
acted upon by the City of Chula Vista in accordance with the procedures set forth in Chapter
1.34 of the Chula Vista Municipal Code, as same may from time to time be amended, the
provisions of which are incorporated by this reference as if fully set forth herein, and such
policies and procedures used by the City in the implementation of same. Upon request by City,
Consultant shall meet and confer in good faith with City for the purpose of resolving any dispute
over the terms of this Agreement.
Now therefore, the parties hereto, having read and understood the terms and conditions
of this agreement, do hereby express their consent to the terms hereof by setting their hand
hereto on the date set forth adjacent thereto.
Dated:
City of Chula Vista
276 Fourth Avenue
Chula Vista, CA
by:
Dated:
by:
(f; \shared\planning\perproccs .agm)
02cf-- / } 6
APPENDIX D
(1 of 4)
City of Chula Vista P1anning Department
.~ It,..
Submittal Requirements
ODRC
o ZA
No. of Copies
Items Needed Prelim. Final
Prelim. Final ZA DRC ZA DRC
0 0 1. Site Plan 5 5 2 7
Site plans must be accurately drawn and fully
dimensioned and contain the following information:
(a) North Arrow
(b) Scale (min. 1" = 20')
(c) Legal description
(d) Property Lines (dimensioned)
(e) Streets (names & dimensions)
(f) Structures (existing & proposed)
(g) No. of units (multi-family)
(h) Parking (no. & sizes)
(i) Parking (screening, 6" curbs, step-offs)
(j) Driveway widths
(k) Setbacks (front, rear & sides)
(I) Open space area (multi-family)
(m) Landscape area (multi-family)
(n) Fences (existing & proposed)
(0) Trash enclosures (6'x8'xS')
(P) Lot coverage
(q) Utilities (existing & proposed)
(r) Roof equipment & screening
(s) Exterior lighting
(t) Signs
(u) Existing trees
species:
dia:
disposition:
size:
0 0 2. Floor Plan 5 5 2 7
Provide preliminary, fully dimensioned architectural
floor plans from which parking and lot coverage
calculations can be accurately made.
J()~/31
WPC F:_......\I792A.94
APPENDIX D
(2 of 4)
City of Chula Vista Planning Department
.DesilnIl~_W
Submittal Requirements
ODRC
DZA
No. of Copies
Items Needed Prelim. Final
Prelim. Final ZA DRC ZA DRC
0 0 3. Landsca,pe Plan 5 5 2 7
Conceptua1landscape plans to show planting areas,
major landscape structures (such as fences, walls,
walks, pools, and trellises with dimensions) and
paving materials.
The landscape plans should indicate the proposed
general plant pallet and container size. Include both
common and botanical names. (Approval of a final
landscaping and irrigation plan shall be required prior
to issuance of a building permit.)
0 0 4. Gradine 5 5 2 2
Preliminary grading plans to show proposed/existing
contours both on-site and a minimum of 50 ft. beyond
the project boundaries. Indicate direction of existing
and proposed drainage, finish grade, finish floor
elevations, and retaining walls (with height and finish
materials specified).
0 0 5. Buildine Elevations 5 5 2 7
0 0 a) Elevations: Show all elevations with materials,
colors and dimensions specified.
0 0 b) Lights: Show the locations, height, size and
type of exterior lights.
0 0 c) Features: Indicate the locations of
identification signs, mailboxes, storage spaces,
air conditioning units, transformers, utility
meters and other items that affect the exterior
appearance of the project.
0 0 6. Roof Plan 5 5 2 7
Provide roof plans showing roof slope and materials,
the general size and location of all mechanical
equipment, vents, ducts and other roof mounted items.
WPC p:_.--.'I792A.94
c20~/3r;!
APPENDIX D
(3 of 4)
City of Chula Vista Planning Department
.DesipR'.W
Submittal Requirements
ODRC
o ZA
No. of Copies
Items Needed Prelim. Final
Prelim. Final ZA DRC ZA DRC
0 0 7. ~ 5 5 2 7
0 0 a) Site Plan: Show the location and size of all
freestanding and wall signs on the site plan.
0 0 b) Elevations: Provide fully dimensioned
building elevations showing sizes and locations
of existing and/or proposed wall signs
(minimum scale Va" = 1'-0")
0 0 c) Details: Provide detailed drawings of all
proposed signs indicating the type of letter,
color scheme, cabinet colors, and illumination,
and material specifications (minimum scale *"
= 1'-0:)
0 0 d) Inventory: A sign inventory (list) of all signs
must be submitted for any sign evaluation and
should include the type, description, size, area
and locations of ill existing and proposed
signs.
Example:
Si.n #1 ~ Size Awl Location
1 Wall Sign 4'x6' 24 sq. ft. West Elevation
0 0 8. Site Photo~raDhs I I I I
Provide 35 mm photographs and slides clearly
showing views of and from the project site, including
adjacent structures and significant neighboring
developments.
Photographs should be mounted on a 8-lh" x 11"
board (maximum size) and labeled accordingly. It is
desirable to take a series of overlapping photographs,
which could be arranged together to form a panoramic
view.
0 0 9. Colors and materials palette to include samples of I I
exterior building colors and materials mounted on an
illustration board, preferably 8-lh" x 11" in size.
'tJ~ / "
WI'C p,_,,--.II792A.94
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]';
APPENDIX D
(4 of 4)
City of ChuIa Vista Planning Department
.Design R~..
Submittal Requirements
ODRC
o ZA
No. of Copies
Items Needed Prelim. Final
Prelim. Final ZA DRC ZA DRC
0 0 10. Additional Information:
0 0 a) Aerial photograph
0 0 b) Perspective sketches
0 0 c) Models
0 0 d) Other:
WPC P,_....-rII792A.94
JJ) //'/V)
APPENDIX E
City of Chula Vista Planning Department
DesIgn ~e.w
Submittal Requirements Summary
ODRC
o ZA
PRELIMINARY
SUBMITIAL
ZA DRC
BP BP CD
Site Plan 5 5
Floor Plans 5 5
Landscape Concept Plan 5 5
Grading Plan 5 2
Elevations 5 5
Roof Plan 5 5
Sign Program 5 5
Site Photographs and 1 1
Slides
Color & Materials Pallete 1 1
Other
'If Dot submitted with preliminary
LEGEND
ZA Zoning Administrator
DRC Design Review Committee
BP Blueprints
CD Colored drawings
FINAL
SUBMITI AL
ZA DRC
BP BP CD
2 7 1
2 7
2 7 I
2 2
2 7 1
2 7
2 7 1
1* 1*
)O'/i!
WPC P:_\pIomDoc\I792A.94
APPENDIX F
DESIGN REVIEW PROCESS
- - --
. SUBMIT
INITIAL
ENVIRONMENTAL
STUDY
API'lICATlON
8-12 WEEICS
- -
NEGATM
DEClARATION
ISSUED
I TO , ..
BUILDING 10
I PERMIT / REDEVElOPMENT
PROCESS AGENCY
I
I / I'
, ZONING 10 1lA'VS , -? 10
PREI.IMINARV PRElIMINARY ADMINlSTRAlOR APPEAL BUILDING
CONFERENCE / SUBMmAL DEOSION / PERMIT
PROCESS
2-3 WEOO ...., " 3-4 WEEI<S
, ~ , ~
MEETING WITH 1 WEEK , 3-4 WEEI<S , ORe i--
APPlICANT FINAL PUBLIC APPEAL
10 RE\IlEW / SUBMmAL 7 HEARING 10 1lA'VS ,
\.., STAFF COMMENTS
/
~
3-4 WEEI<S
\ , ,
~
}; PlJ\NNING 101lA'VS ,
COMMISSION APPEAL
HEARING /
3-4 WEEICS
. SOME PROJECTS. DEPENDING ON THE SIZE, ~LE AND IMPACT, REQUIRE AN , ,
INmAl ENVIRONMENTAl STUDY. THIS STUDY MUST BE COMPlETED AND A
NEGATM DEOARATlON MUST BE ISSUED PRIOR TO ACTION ON THE PROJECT. crTY
OOUNCIL
PUBLIC
.. IF THE PROJECT IS lOCATED WITHIN ONE OF THE cnvs REDEVElOPMEI'IT AREAS. HEARING
THE COMMITETEE RECOMMENDS ACTION TO THE REDMLOPMENT AGENCY
I
I
I
"-oil. ,,"IH
ORDINANCE NO. .2 (, P.:J
AN ORDINANCE OF THE CITY OF CHULA VISTA
AMENDING SECTION 19.14.582 OF THE CHULA VISTA
MUNICIPAL CODE TO ALLOW FOR ZONING ADMINISTRATOR
DESIGN REVIEW OF ADDITIONAL CATEGORIES OF PROJECTS
WHEREAS, in October 1992, the City Council approved the Permit Streamlining Workplan and
Implementation Schedule; and
WHEREAS, among other measures, said workplan called for allowing administrative review of
a broader range of projects subject to design review; and
WHEREAS, on May 2, 1994, the Design Manual Advisory Committee voted 7-0 to recommend
approval of the proposed amendment; and
WHEREAS, the proposed amendment has also been recommended for approval by the Design
Review Committee (by a vote of 5-0 on June 27, 1994), the Economic Development Commission (by
a vote of 9-0 on July 6, 1994), and by the Planning Commission in accordance with Resolution PCM-
92-17/PCA-95-01 (by a vote of 6-0 on July 27, 1994); and
WHEREAS, the Environmental Review Coordinator has determined that the proposed code
amendment is a procedural measure, not subject to CEQA under its General Rule; and
WHEREAS, the City Clerk set the time and place for a hearing on said revised Design Manual,
and notice of said hearing together with its purpose was given by its publication in a newspaper of
general circulation in the City at least 10 days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely 4:00 p.m.,
September 6, 1994, in the Council Chambers, 276 Fourth Avenue, before the City Council and said
hearing was thereafter closed.
NOW, THEREFORE, the City Council of the City of Chula Vista does hereby find, determine
and ordain as follows:
SECTION I: That the public necessity, convenience, general welfare, and good zoning practice
justifies the amendment and that the amendment is consistent with the City of Chula vista General Plan.
SECTION II: That Section 19.14.582 of the Chula Vista Municipal Code is hereby amended
to read:
19.14.582 Design review committee-Duties and responsibilities.
A. The design review committee shall review plans for the establishment, location, expansion or
alteration of uses or structures in all R-3 zones, all commercial and industrial zones, and
development and redevelopment within redevelopment project area boundaries and shall approve,
conditionally approve or deny such plans, except when projects are within the boundaries of a
e:l~A -/
Page 2
redevelopment project, in which case the committee shall recommend approval, conditional
approval or denial to the redevelopment agency of the city. The committee shall render
decisions on minor proposals as defined in Agency Resolution No. 71.
B. The design review committee shall also review plans for the establistunent, location, expansion
or alteration of multiple family dwelling uses, major use permits, commercial, or industrial
projects or structures located within the 1985 Montgomery annexation area, and governed by
Chapter 19.70 of this ordinance.
C. The design review committee shall review all appeals filed to contest sign design rulings of the
zoning administrator.
D. The design review committee shall base its findings and action upon the provisions of the
effected design manuals of the city.
E. The design review committee shall prepare and adopt operational procedures, bylaws and
business forms.
F. The design review committee shall submit annual reports on its operations to the city planning
commission and redevelopment agency.
G. The fee for a hearing before the design review committee is the Required Fee(s).
H. The zoning administrator has the discretion, with the concurrence of the applicant, to act in the
place of the design review committee in the case of minor projects, including signs, commercial;
!lfld-industrialj gflli~in~!ll!! additions which constitute less than a ~~ percent increase in
design review committee in the same manner as set forth in Section 19.14.583. The fee for
zoning administrator design review shall be the Required Fee(s).
SECTION III: This ordinance shall take effect and be in full force on the thirtieth day from and
after its adoption.
Bruce M. Boogaard
City Attorney
Presented by
Robert Leiter
Director of Planning
[M: \home\planning\2062. 94]
-2~/I'~
PUBLIC HEARING a-JECK LIST
PUBLIC HEARING DATE: C) / f..e, / '1 i
SUBJECT: (l~. ..fJ~~............ ~ D~_I t"t\~ .",. ~.......J; .k,
LOCATIONTJ=L,....., \0., I~' \'1,1,\.5'(2.
SENT TO STAR NEWS FOR PUBLICATION.. BY FAX V/; BY HA\lD_
<js/2."1lq~
, BY :VWL
PUBLICATION DATE
MAILED NOTICES TO PROPERTY OWNERS
-
NO. MAlLED
PER GC ~54992 Legislative Staff, Construction Industry Fed, 6336 Greenwich Dr Suite F San Diego. 92122
LOGGED IN AGENDA BOOK ~ / I ~ J '1 ~
COPIES TO:
Administration (4)
Planning V
v'
Originating Depanrrnenr
Engineering ,/
Others
City Clerk's Office (2)
POST ON BULLETIN BOARDS
v
~ IICi 194
SPECIAL INSTRUCTIONS:
7/93
.55.
)./)/J --:;
NOTICE OF PUBLIC HEARING
BY THE CHULA VISTA CITY COUNCIL
CHULA VISTA, CALIFORNIA
NonCE IS HEREBY GIVEN THAT THE CHULA VISTA CITY COUNCIL will hold
a public hearing to consider the following:
Purpose of considering the new City Design Review Manual & an amendment
to Title 19 of CVMC, Sec 19.14.582 to allow administrative design review of
braoder range of projects.
If you wish to challenge the City's action on this matter in court, you may be limited to
raising only those issues you or someone else raised at the public hearing described in this
notice, or in written correspondence delivered to the City Clerk's Office at or prior to the
public hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday,
September 6, 1994, at 4:00 p.m. in the Council Chambers, Public Services Building, 276
Fourth Avenue, at which time any person desiring to be heard may appear.
DATED: August 17, 1994
c2t?4 ~i
NOTICE OF PUBLIC HEARING BY THE
CITY COUNCIL OF THE CITY OF
CHULA VISTA, CALIFORNIA
NOTICE IS HEREBY GIVEN THAT A PUBLIC HEARING WILL BE HELD BY THE
CITY COUNCIL of the City of Chula Vista, California, for the
purpose of considering the new City Design Manual and an amendment
to Title 19 of the Municipal Code, Section 19.14.582, to allow
administrative design review of a broader range of projects.
Copies of the new City Design Manual and proposed amendment are on
file in the office of the Planning Department.
Any petitions to be submitted to the City Council must be received
by the City Clerk's office no later than noon of the hearing date.
If you wish to challenge the City's action on the new City Design
Manual and amendment in court, you may be limited to raising only
those issues you or someone else raised at the public hearing
described in this notice, or in written correspondence delivered to
the City Council at or prior to the public hearing.
SAID PUBLIC HEARING WILL BE HELD BY THE CITY COUNCIL on Tuesday,
September 6, 1994 at 4:00 p.m. in the Council Chambers, Public
Services Building, 276 Fourth Avenue, at which time any person
desiring to be heard may appear.
DATED. August 24, 1994
CASE NO. PCM-92-17/PCA-95-01
.........-
c2(}/I -3
RESOLUTION NO.
I?~lf 7
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CHULA VISTA REPEALING THE EXISTING DESIGN
MANUAL AND APPROVING THE REVISED DESIGN
MANUAL FOR THE CITY OF CHULA VISTA
WHEREAS, in October 1992, the City Council approved the Permit Streamlining Workplan and
Implementation Schedule; and
WHEREAS, among other measures, the Workplan called for revising the City Design Manual to include
more concise and objective design guidelines with additional illustrations; and
WHEREAS, on May 2, 1994, following six working sessions, the Design Manual Advisory Committee
appointed by the City Council voted 7-0 to approve and issue the revised draft Design Manual for consideration
and recommendation by the Design Review Committee, Economic Development Commission and Planning
Commission, and final adoption by the City Council; and
WHEREAS, at a special meeting of the Advisory Committee held on June 20, 1994, the Committee voted
6-0 to incorporate several additional revisions into the Manual; and
WHEREAS, the revised Design Manual has also been reviewed and recommended for approval by the
Design Review Committee (by a vote of 5-0 on June 27, 1994), by the Economic Development Commission (by
a vote of 9-0 on July 6, 1994), and by the Planning Commission in accordance with Resolution PCM-92-l7/
PCA-95-01 (by a vote of 6-0 on July 27, 1994); and
WHEREAS, the Environmental Review Coordinator has determined that the revised Design Manual is
exempt from environmental review as a regulatory measure designed to enhance the quality of the environment
(Class 8 exemption under CEQA), and a Notice of Exemption was filed with the County Clerk on August 5,
1994; and
WHEREAS, the City Clerk set the time and place for a hearing on said revised Design Manual, and
notice of said hearing together with its purpose was given by its publication in a newspaper of general circulation
in the City at least 10 days prior to the hearing; and
WHEREAS, the hearing was held at the time and place as advertised, namely 4:00 p.m., September 6,
1994, in the Council Chambers, 276 Fourth Avenue, before the City Council and said hearing was thereafter
closed.
NOW, THEREFORE, BE IT RESOLVED THAT THE CITY COUNCIL does hereby find that the public
necessity, convenience, general welfare and good zoning practice justifies the revised Design Manual and that
the Manual is consistent with the City of Chula Vista General Plan.
BE IT FURTHER RESOLVED that the City Council doe ereby rep
approve the revised Design Manual on file in the City Clerk' offi e, Docu
"'"="" by 'P o"d t
the existing Design Manual and
e t Number
Robert A. Leiter
Director of Planning
[M: \home\planning\2064. 94]
Bruce M. Boogaa
n City Attorney
.2.1/(..) -I