HomeMy WebLinkAbout2010/05/25 Item 12
CITY COUNCIL
AGENDA STATEMENT
~\f? CITY OF
~CHULA VISTA
Item No.: 11-
Meeting Date: 5/25/10
ITEM TITLE:
SUBMITTED BY:
REPORT REGARDING POTENTIAL UPDATES TO THE
CITY'S DESIGN MANUAL TO PROVIDE SUSTAINABLE
DESIGN GUIDELINES.
DEPUTY CITY MANAGE~VELOPMENT SERVICES
DIRECTOR :M!s-
CITY MANAGER I
4/5THS VOTE: YES NO X
REVIEWED BY:
SUMMARY
On April I, 2008, the City Council adopted the Climate Change Working Group's (CCWG)
Climate Action Plan. As part of implcmenting Climate Action Plan Measure #4, Green Building
Standards, on December 8, 2009, the City Council adopted updated guidelines for the
preparation of Air Quality Improvement Plans ("AQIP"). These plans are required for larger
master planned communities. However, these guidelines do not apply to small infill projects that
consist of less than 50 dwelling units; less than 12 acres or equivalent square footage for
commercial projects; less than 24 acres or equivalent square footage for industrial projects; or a
mixcd use project with a cumulative threshold equal to that ofless than 50 dwelling units.
As a way to provide guidelines for implementing sustainability measures in smaller projects,
staff is proposing to update the City of Chula Vista Design Manual ("Design Manual") to
provide guidance on site design measures that provide for energy efficiency, water conservation,
air quality improvement, and greenhouse gas reduction. The measures would include a
combination of site design features intended to encourage smart growth community site design
principles, provide pedestrian friendly environments, support alternate travel modes (e.g., transit,
bicycling), aide energy conservation, and support reductions in vehicles miles travcled and air
pollution. Tonight's action requests that City Council accept the report discussing the potential
design concepts for sustainable development discussed below and outlined in Attachment A,
(Sustainable Design Concepts), and provide any comment and direction to staff to prepare
detailed design guidelines to be added to the Design Manual.
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Date, Hcm No.: 12-
Mceting Datc: OS/25/10
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ENVIRONMENT AL REVIEW
The Environmental Review Coordinator has reviewed the proposed project for compliance with
the California Environmental Quality Act (CEQA) and has determined that there is no possibility
that the activity may have a significant effect on the environment; therefore, pursuant to Section
15061(b)(3) (General Rule) of the state CEQA Guidelines the activity is not subject to CEQA.
Although environmental review is not necessary at this time, additional environmental review
will be required as applicable prior to the approval of any future project specifIC dcvelopment
entitlements including, but not limited to, site development plans, building permits, land
development permits, and conditional use pemlits.
RECOMMENDATION:
That Council accept the Report and direct staff to prepare revisions to the City's Design Manual
for future Council action.
BOARDS/COMMISSION RECOMMENDATION
Not Applicable
BACKGROUND
Chula Vista has historically been a regional and national leader in climate protection policies and
programs designed to reduce greenhouse gas or "carbon" emissions. The City Council
established a Climate Change Working Group (CCWG) to develop recommendations to add to
the City's existing Carbon Dioxide Reduction Plan and its portfolio of programs to tllrther
reduce the community's greenhouse gas emissions. On April 1, 2008, City Council adopted the
CCWG's seven recommendations and directed staff to implement the recommendations. The
seven new measures plus the City's original Carbon Dioxide Reduction Plan constitute Chula
Vista's comprehensive Climute Action Plan. The new measures focus on lowering energy and
water consumption, installing renewable energy systems, promoting alternative fuel vehicle use,
and designing pedestrian and transit-friendly communities.
One of the seven measures, Measure #4 Green Building Standards, is comprised of several
components: 1) Green Building Standards; 2) Increased Energy Efficiency Standards; 3) Green
Awareness Program, and; 4) Policy Guidelines and Regulatory Amendments related to
community and site planning consideration in new development and redevelopment. The first
three and a portion of the fourth have been implemented through various actions, such as the
Solar Ready Homes Ordinance adopted in Fehruary 2009, Green Building Standards Ordinance
(GBO) adopted in November 2009, Increased Energy Efficiency Ordinance adopted in February
2010, and the updated Air Quality Improvement Plan ("AQIP") Guidelines adoptcd in December
2009 for larger projects. The remaining component that needs to be implemented is the AQIP
equivalent for smaller projects. This effort can be accomplished by incorporating sustainable
design guidelines into the Design Manual.
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Meeting Date: OS/25/10
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The City of Chula Vista's Growth Managemcnt Ordinance (CVMC 19.09) requires an AQIP to
be prepared and submitted with all Sectional Planning Area (SPA) Plans and major projects
consisting of 50 or more dwclling units, 12 or more acres or cquivalent squarc footage for
commercial projects, and 24 or more acres or equivalent square footage for industrial projects.
The revised AQIP Guidelines for larger projects updated the quantitative modeling procedures
established in 2003, encouraging smart growth community site design principles, and provided
added clarity with regard to the required content and format of an AQIP. The focus of an AQIP
is to demonstrate that the proposed project represcnts the best available design to improve air
quality and energy efficiency.
In accordance with the City's Growth Management requirements, larger projects will be rcquircd
to meet the AQIP thresholds such as land-use mix, density, open space connectivity, pedestrian
network, and provide the following: 1) an analysis of air pollution resulting from the project; 2)
methods to improve traffic flow; 3) methods to reduce vehicle miles traveled (VMT); 4) usc of
traffic control mcasures; 5) methods to reduce direct or indirect emissions; and 6) a program to
monitor compliance. While the AQIP addresses larger projects at a community, there is currently
no similar design guidance for smaller infill projects and site plans subject to design review
approval. As a way to provide guidelines for smaller projects, staff is proposing to update the
Dcsign Manual to provide guidance on site design measures that implement sustainable goals of
energy efficiency, water conscrvation, air quality improvement, and greenhouse gas rcduction
similar to the guidelines required for largcr projects.
The City's Design Manual was approved by the City Council on September 6, 1994. The Design
Manual provides guidelines to assist the City and the development community to achieve a high
quality of aesthetic and functional design of multi-family, commercial, and industrial
development in areas not currently covered under a Specific Plan or SPA plan. The guidelines
are applied in conjunction with zoning regulations and development standards in implementing
the City's design review process. The guideliAes are general in nature 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 quality development, to protect and cnhance the City's
unique character and assets, and to ensure the stability and growih of public and private
investment in land and improvements. The purpose of the design guidelines is to promote
development which respects the physical and environmental characteristics of the community
and the site, reflects functional and attractive site planning, and high quality design. The Design
Manual was last updated in 1994, and as such does not include some of the more current design
principles related to sustainable development and more recent regulations related to green
building, stomlwater management, and landscape watcr conservation. The revisions to the
Design Manual will address ilie suggested sustainable design concepts that developers/applicants
would need to consider in designing their project prior to submitting for a Design Review permit.
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Existing Policies, Regulations, Development Standards, and Design Guidelines related to
Smart Growth
Currently, there are existing General Plan policies and regulations in the Zoning Code and in
Energy and Water ConservationlStormwater Management requirements that encourage smart
growth. The proposed update to the Design Manual will complement these existing policies or
standards. As outlined below, there are also other efforts related to smart growth which staff is
currently working on in addition to the Design Manual update.
General Plan
The City of Chula Vista General Plan encourages the creation of guidelines or policies that
promote sustainable development. Sustainable development is a means of balancing growth
and economic progress with the protection of natural resources and the environment in a
socially responsible manner. The General Plan's goal is to continue to move forward in
supporting the ability to meet present needs without compromising the ability of future
generations to meet their own needs. Staff has and will continue in the future to develop a
variety of guidelines and policies which promote sustainable development.
To implement thc General Plan's goal, SPA documents, Specific Plans, and Zoning
regulations have been adopted. The SPA documents, which specify the zoning for the various
Planned Communities, contain an AQIP that must be implemented for each project. The
Specific Plans, such as the Urban Core Specific Plan, which promotes smart growth
principles, pedestrian friendly development, increased density near transit, mixed use
development, and other air quality and energy conservation methods, provides regulations to
an area on the western portion of the City. Currently, staff is working on the Southwest
Palomar Gateway Specific Plan, which will provide specific zoning and design guidelines
related to development surrounding the Palomar Transit Station.
Zoning Code
The Zoning Code has regulations that further smart growth and sustainable development.
Planning efforts currently underway in Southwest Chula Vista include updatcs to the Central
Commercial (CC) zone (CVMC 19.36) and the existing mixed-use development standards
(CVMC 19.58) to incorporate more current design standards for mixed use designated areas
along South Third Avenue and South Broadway. In addition, as part of the on-going Process
Improvement Program, Council has approved shared parking regulations, which are a
component of smart growth.
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Meeting Date: OS/25/10
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Energy and Water Conservation/Stormwater Management
Over the last several years, other efforts have been made to further the City's commitment to
sustainable development and conservation efforts. For example, in 2008 the Storm Water
Manual was adopted and provides requirements and guidelines for storm water management
associated with development. Curreutly, staff is preparing updates to the Storm Water
Manual. In 2009, the City adopted the Green Building and Energy Efficiency Ordinances,
CVMC 15.12 and 15.26.030 respectively, which require developers/applicants to implemcnt
sustainable design features and improve building energy conservation 15% to 20% above
2008 State Energy Code requirements. Developers/Applicants are now required to comply
with these standards as part of the building permit process for all new buildings citywide. In
December 2009, the Chula Vista Landscape Water Conservation Ordinance was adopted and
requires the landscape design, installation, and maintenance to be water efficient. The
ordinance promotes the use of recycled water, gray water and captured rainwater for
irrigation and provides standards for landscapes in Chula Vista that implement the landscape
design.
DISCUSSION
Sustainable Design Concepts Research
Community and site design features and environmentally conscientious building practices can
result in substantial energy conservation, water conservation, and reductions in air quality
emissions and energy consumption. To further implement the City's commitment to positively
impact climate changes, stall formulated proposed design concepts, based on a comprehensive
research effort, which included reports from:
. SANDAG - Designingjor Smart Growth, June 2009;
. American Planning Association;
. Local and State Governments (e.g. State of Maryland, City of Arcata, City of Boston);
. Various boards and districts (e.g., Sacramento Metropolitan Air Quality Management
District, California Environmental Protection Agency, California Air Resources Board,
and LEED NDIUS Green Building Council)
Staff also reviewed the City of Chula Vista's current regulations such as the Urban Core Specific
Plan, approved Eastlake, Otay Ranch, and San Miguel Ranch SPA Air Quality Plans, Air Quality
Improvement Plan Guidelines, 2009 Landscape Water Conservation Ordinance, 2009 Green
Building Standards Process Guide, 2009 Climate Protection Measures Report, and recent
construction projects for guidance to develop a comprehensive menu of sustainable design
concepts tailored to the City of Chula Vista.
The outcome of that research was the identification of ten (10) sustainable design concepts that
are outlined in the subsequent discussion, and that form the basis for the Design Manual
revisions suggested in Attachment A.
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Meeting Date: OS/25/10
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Potential Design Manual Revisions
Staff is proposing to revise the Multi-Family, Commercial, and Industrial sections of the Design
Manual by adding additional guidelines to further assist developers in providing projects that
reflect smart growth, sustainable development, and energy efficiency. Staff also recommends
adding a new "Mixed Use Development" section to the Design Manual, which furthers the goal
of sustainable design. Mixed Use Development is considered a smart growth approach that
encourages a pedestrian friendly environment and a balanced mix of housing and employment
possibilities, which reduce trips and vehicle miles traveled.
The following is an overview of each of the ten (10) sustainable design concepts that will be
used to update the Design Manual guidelines. It is anticipated that staff may propose several
design guidelines for each concept theme. The revisions will not only include text, but pictures
and drawings conforming with the existing format of the Design Manual. A discussion of the
sustainable design revisions proposed for the Design Manual is outlined in Attachment A.
Sustainable Design Concepts
I. Mixed Land Uses
This concept encourages the placement of complementary land uses such as housing, retail,
office, services, and public facilities on the same lot as allowed per the Zoning Ordinance. This
may include both vertical mixed use (such as residential above shops) as well as horizontal
mixed use, which provides a variety of land uses situated on the same site.
This concept, encourages sustainable development since a balanced mix of housing and
employment reduces trips and VMT and enhances the pedestrian environment by providing
amenities within walking distance.
2. Parking
A well-designed site accommodates all modes of travel, including the automobile. It is essential
to accommodate parking while still creating walkable, pedestrian-oriented streets. The challenge
for designers is to provide a parking supply that is slightly constrained but does not deter
customers, frustrate tenants or create problems for nearby residents. One way to accomplish this
and still meet sustainable measures is to provide for shared parking and/or parking garages for
commercial and industrial projects.
This concept encourages sustainable development since a reduction in parking spaces reduces the
"heat islands" or pavement surface temperatures. The careful placement of a parking area also
enhances the pedestrian environment and avoids large parking lots in between buildings, which
can discourage pedestrians to walk from one building to another, thereby increasing the overall
VMT.
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3. Parks and Civic Space
The availability of public open spaces contributes to the character of a neighborhood, increases
local environmental quality and helps to create healthy, active neighborhoods. Public open
spaces, including parks and plazas can provide much-valued "breathing room" within compact
communities. They provide a venue for people to recreate ffild gather, thus fostering a shared
sense of identity. A variety of sizes and types of public open spaces are required to meet the
varying needs of a community. Designers should consider these needs, as well as the existing
network of public open spaces, when planning for a new public open space,
This concept encourages sustainable development by enhancing the community's social
environment, encouraging pedcstrian activity. combating air pollution, reducing water pollution,
and creating habitat for local plants and animals. By providing these amenities within closc
proximity of a home or business, the public will be encouraged to walk instead of driving to
these amenities, therefore reducing the number of VMT, and associated air emissions.
4. Energy Conservation and Landscaping
Well-planned sites can take advantage of potential energy conservation opportuUlltes by
providing landscaping on the site, orienting buildings to take advantage of the region's climate
and environmental influences, such as wind and sun, incorporating energy-generating
technologies, such as solar panels and turbines that capture sea breezes and the seasonal Santa
Ana winds, and providing conveniently located shaded landscaped areas. Landscaping can also
have a significant effect on the appearance and comfort of the accompanying space and help
reduce the heat island etfect.
This concept encourages sustainable development since the design of a site's landscaping and
energy conservation methods help to reduce the consumption of resourc,es, create a more
comfortable and livable environment, provide significant savings in maintenance costs, and a
reduction in the heat island effect.
5. Resource Conservation
Design solutions should incorporate strategies to conserve resources during both construction
and operation of the building. Adaptive reuse is the practice of reusing existing buildings for new
uses, and preserving some or all of the building's structural elements, architectural features
andlor construction materials. In addition, adaptive reuse of historic structures provides an
opportunity to preserve history and reinforce neighborhood character and identity.
This concept encourages sustainable development by reducing air pollution during constmction,
reduction in landfill waste, and energy cost of new materials. It also helps to conserve natural
resources by partially eliminating the need to use new materials for construction.
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Meeting Date: OS/25/10
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6. Buildin!:: Oesi!::n
Quality building design ensures that individual development projects contribute to thc overall
character of a community, particularly the public realm (e.g. sidewalks, streets). Buildings need
to be designed to facilitate pedestrian activity and access to transit facilities. Buildings should
also include architcctural features that reflect the local vernacular and are appropriate to the local
climate.
This concept encourages sustainable development through the design of the building by
enhancing the pedestrian experience. A building's facade, and the level of detail to which it is
designed, plays a significant role in shaping the public realm and encouraging pedestrians to use
the sidewalk. Windows can enliven the pedestrian environment and provide view opportunities
for ground floor businesses.
7. Buildin!:: Siting and Orientation
Buildings must be located where they can connect to the public realm, but they must also be
arranged within the site so that appropriate space is provided for parking, outdoor seating and
other activities. Buildings should be highly visible and readily accessible from the sidewalk,
encouraging people to walk from place to place. The front setback of a building sets the amount
of space, if any, which lies between a building and the sidewalk or street. It defines the transition
between the private development and the public realm. A thoughtfully designed site can include
small plazas, piazzas, courtyards and other outdoor spaces.
Sustainable development can be achieved through the siting and orientation of the building by
enhancing the pedestrian experience through the placement of the building adjacent to the public
realm or outdoor area. These spaces can create a physical transition zOne between the building
and the street and a visual connection to the public realm. ; ~,
8. Nei!::hborhood Context
The design of infill development must be sensitive to the existing neighborhood context and
positively contribute to the public realm, while identifying potential opportunities for the
coordination of building programs, site amenities and functional operations. The compatibility of
new development with existing development is especially important when new development
includes new uses or higher densities. Coordination between multiple sites can help to develop a
consistent community character.
Sustainable development can be achieved through contextual design of infill development by
several factors including providing a proper pedestrian scale between buildings, and helping to
achieve energy conservation (e.g. multi-story building providing shade for a one-story building).
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9. Site Access
Entrances to buildings are the transition area between the public and private realms; they are
highly active places. When entrances to retail businesses are placed where they are visible and
inviting to people on foot, they add to the visual interest of the public realm. Vehicle access
should not dominate a site, even where vehicle access must be accommodated for parking or
loading areas. Pedestrian and bicycle access should be given equal consideration. While it is
often important to allow vehicles to access a site, each access point should be designed to
minimize conflicts with pedestrians and bicyclists.
This concept encourages sustainable development through designing for a more pedestrian
friendly environment and focusing on walkability, bicycling, and transit. As a result, a reduction
in trips ami VMT may be accomplished.
10. Connectivitv
Good connectivity within a site allows people to easily move to and from the public realm. Site
planning should increase connectivity by implementing design solutions that maximize access
and optimize pedestrian use of new development. To connect to the street and public realm. new
development should be designed with clear pedestrian connections to the sidewalk and be
designed for the use and enjoyment of all community members regardless of their physical
ability. Transit stops should be easy to identify and locate. comfortable and accessible from the
site.
This concept encourages sustainable development through designing for a more pedestrian
friendly environment and focusing on the pedestrian connection to the site and encouragmg
buildings to be closer to transit stops. This results in a reduction in trips and VMT.
Next Steps
Staff plans to conduct workshops with the Design Review Board. Chula Vista Redevelopment
Corporation. and Planning Commission to discuss specific revisions to the Design Manual based
on the concepts outlined in Attachment A. and obtain their recommendations. Staff anticipates
then returning for final consideration and action by the City Council in late 20 I O.
DECISION-MAKER CONFLICTS:
Staff has reviewed the decision contemplated by this action and has determined that it is not site
specific and consequently the 500 foot rule found in California Code of Regulations Section
18704.2(a)(1) is not applicable to this decision.
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CURRENT YEAR FISCAL IMPACT
The proposed direction to Staff on the sustainable design concepts will not result in an impact to
the current fiscal year budget. Funding for staff s preparation of updates to the Design Manual
will be through San Diego Gas & Electric's Local Government Partnership program grant funds
as part of their 20 I 0-20 12 Energy Efficiency Program Portfolio (EEPP), and Redevelopment
Agency Funds (7003).
ONGOING FISCAL IMPACT
The amendments to the Design Manual are expected to be completed within a 4-6 month
timeframe. This work program is funded through the SDG&E local government partnership
program as part of their EEPP 20 I 0-20 12 and Redevelopment Agency Funds (7003).
Once the updated Design Manual is adopted, Applicants are responsible for the preparation of
plans that will meet the suggested sustainable design guidelines. Implementation of the design
guidelines will require staff time to review these projects for compliance with the Design
Manual; however, the associated eosts will be charged to the applicable project deposit accounts.
ATTACHMENT
A. Sustainable Design Concepts for integration into the City's Design Manual
Prepared by: Caroline Young, Assistant Planner, Development Services Department
J:\Plallning\Caroline\Sllstain:lble Design Gllidelincs\CC Rcports\Final CC Rcports\CC-Final Air Quality Design Concepts Rcportl.doc
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Attachment A
Sustainable Design Concepts for Integration into the City's
Design Manual
The following is an overview of some of the proposed sustainable design concepts that
staff proposes to be integrated into the City of Chula Vista Design Manual for small
projects requiring a Design Review permit, in order to demonstrate that the project
represents the best available sustainable design guidelines to improve energy efficiency,
water conservation, and air quality. Each section describes what is currently missing in
the Design Manual and provides examples of some of the proposed design guidelines.
1. MIXED LAND USES
The 2005 General Plan update created a mixed-use designation and the Zoning Ordinance
allows mixed-use developments within the Commercial Central (C-C) zone. However,
the City's design guidelines have not been updated to assist staff and developers on how
to achieve a mixed-use development that meets the goal of smart growth and sustainable
development.
Suggested design guidelines may include:
. Locating activity-generating retail storefronts on the ground floor of buildings to
encourage pedestrian activity.
. Link compatible residential and non-residential uses by utilizing access roads,
walkways, common landscape areas, building orientation, and unfenced. property
lines.
,.
2. PARKING
The Design Manual has limited guidelines for parking spaces or parking garages to meet
the goal of smart growth and sustainable development. If the shared parking regulations
are approved, additional design standards will need to be incorporated into the Design
Manual.
Suggested design guidelines may include:
. Encourage the use of shared parking between two or more lots.
. Place parking lots behind buildings wherever possible, so that pedestrians can
access buildings more easily and to ensure that buildings have a visual presence
on the street.
. For parking garages, break up the building's facade with vertical elements, such
as projecting columns and offset wall planes, as well as variations in color, texture
and materials.
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Attachment A
Page 2 of 4
3. PARKS AND CIVIC SPACE
The Design Manual has limited guidelines for pocket parks, public open spaces, or
recreational facilities as an amenity in a commercial or industrial zone.
Suggested design guidelines may include:
. Encourage commercial or industrial land uses to provide public open space for
customers and/or recreational facilities for employees.
. The landscape design should balance water conservation with the need to create
an appealing space that supports outdoor recreation.
. Open space or recreational facilities should be located within walking distance
and placed adjacent to pedestrian walkways or building entrances for
accessibility.
4. ENERGY CONSERV A nON AND LANDSCAPING
The Design Manual has limited guidelines for energy conservation and how it can be
achieved through landscaping, proper orientation of a building, shading, etc. The
Design Manual also does not state or clarify which existing guidelines may provide
energy conservation to the site.
Suggested design guidelines may include:
. Orient buildings to the sun to provide natural heating, day lighting, and maximize
energy efficiency.
. Take advantage of natural winds by placing buildings so that door and window
openings are oriented to the prevailing wind direction.
. Use trees and shade structures, such as trellises, to shade plazas, sidewalks,
parking areas and buildings in order to reduce heat gain and create a more
pleasant pedestrian environment.
5. RESOURCE CONSERVATION
The Design Manual has limited guidelines in regards to resource conservation and how it
can be achieved through adaptive reuse of existing building including historic structures.
Suggested design guidelines may include:
. Minimize use of new resources by renovating or adding to existing buildings
rather than building new structures.
. Determine the best possible new uses for existing buildings with respect to their
contribution to neighborhood character, economic feasibility, economic
revitalization and interior conversion potential
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Attachment A
Page 3 of 4
6. BUILDING DESIGN
The Design Manual does have some guidelines regarding the design of the building,
however the guidelines need to be updated and expanded upon to state how they
accomplish sustainable development. In addition, other guidelines need to be added to
further promote pedestrian activity on the site.
Suggested design guidelines may include:
" In buildings containing retail, commercial, community-serving or other active
uses, position windows for visibility by both pedestrians and motorists at street
level.
" Vary the building facade by recessing the storefront entrance or creating a niche
for the interior use to expand onto the sidewalk.
" Design arcades to provide at least ten feet of clear space between the building
facade and the edge of the arcade, so that there is adequate space to walk along
the arcade as people enter and exit buildings.
7. BUlLDTNG SITING AND ORIENTATION
The Design Manual provides guidelines for building Sltlllg and orientation however,
further guidance could be provided to meet the sustainable development goal of
enhancing the pedestrian environment. In addition, other regulations need to be added to
further promote pedestrians activity on the site and provide less emphasis on the
automobile.
Suggested design guidelines may include:
": Orient building towards the street, so that they frame the pedestrian environment.
" Do not locate parking between buildings and the street edge.
" Integrate semi-public outdoor spaces, such as plazas, piazzas, or courtyards, into
commercial development where feasible to help support pedestrian activity and
connect to the public realm.
8. NEIGHBORHOOD CONTEXT
The Design Manual has limited guidance regarding the neighborhood context and how it
can achieve the goals of smart growth and sustainable development.
Suggested design guidelines may include:
" Coordinate site designs with existing development on adjoining properties to
avoid creating excessive noise or intrusions on privacy, particularly when
development is adjacent to sensitive uses such as residential development.
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Attachment A
Page 4 of 4
. Proper placement and size of a building can help to reduce the air circulation or
wind tunnel that is created between the new and existing buildings, to avoid
potential air pollution.
. Place buildings to frame significant views by ensuring that gaps between
buildings provide a view of a significant feature from a publicly-accessible
vantage point.
. Develop shared facilities such as driveways, parking areas, plazas and walkways
in order to increase pedestrian access.
9. SITE ACCESS
The Design Manual has limited guidance on site access, however, further guidance could
. be provided to encourage developers to focus on pedestrian access instead of providing
amenities primarily for automobiles.
Suggested design guidelines may include:
. On larger sites containing multiple buildings, the si te' s entrance should face a
public street or plaza with highlighted design features that create a clear
pedestrian path.
. Design sites to provide for pedestrian and bicycle access.
. Include pedestrian and bicycle connections that link the site to nearby homes,
busincsses, otlices and civic buildings if applicable.
. Avoid placing fences where they would limit pedestrian circulation.
10. CONNECTIVITY
The Design Manual has limited guidance on connecl1vlty, however, further guidance
could be provided to encourage developers to focus on pedestrian connectivity to the site
and visibility of nearby transit areas.
Suggested design guidelines may include:
. Connect all commercial buildings to the public sidewalk via a publicly accessible
path or walkway.
. Include elements such as special paving materials, landscaping, pedestrian-scaled
lighting and seating along pedestrian paths and walkways to encourage pedestrian
use.
. Place building and site entrances close to adjacent transit stops, and orient
buildings to face the transit stop.
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