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HomeMy WebLinkAboutReso 1980-9929 RESOLUTION NO. 9929 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CHULA VISTA APPROVING COMMERCIAL PRINCIPLES ADDENDUM TO DESIGN MANUAL The City Council of the City of Chula Vista does hereby resolve as follows: NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Chula Vista that the Commercial Principles Addendum as set forth in Exhibit A, attached hereto and incorporated herein by reference be, and the same are hereby adopted as an addendum to the Design Manual of the City of Chula Vista. Presented by Approved as to form by D. ",,-.'W 0 !, ^ ,. ~- .~~~;- D. J. p~on~1nLrector-of-~rge D. Lindberg, Cit~ Attorney Planning ADOPTED AND APPROVED by the CITY COUNCIL of the CITY OF CHULA VISTA, CALIFORNIA, this 22nd day of January , 198-2.._-, by the following vote, to-wit: AYES: Councilmen Hyde, McCandliss , Scott, Gi llow, Cox NAYES: Councilmen None ABSENT: Councilmen None (,U d.Q ~(~ ~. ~~ Mayor of the City of Chula Vista ATTES ~~ ~ Clt C er STATE OF CALIFORNIA) COUNTY OF SAN DIEGO) ss. CITY OF CHULA VISTA) I, , City Clerk of the City of Chula Vista, California, DO HEREBY CERTIry that the above is a full, true and correct copy of Resolution No. , and that the same has not been amended or repealed. DATED City Clerk 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 and 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 conveni~nce, and a pleasant environment for shopping. d. Where feasible, customer traffic should not be mixed with truck-service 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 not require extensive signing or external outdoor advertising. The appurtenant signs employed in these centers should be solely qq1~ -2- oriented towards "shop identification." ,A,rtistic graphics, toJood-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 principle source of visual pollution in suburbia, and are not appropriate for subneighborhood centers. This principle is also applicable to most freestanding signs. On the other hand, low profile monument signs 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, ~asonry walls, fountains, sculpture, or clusters of mall furniture, as well as plant material. 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 minimum 20 foot wide 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. qqt~ -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 qualitative 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 i~portant 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 should be devoted to landscaping. qq~q -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 i~prove 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 ~aterials should be selected, arranged, and installed in accordance with sound horticultural and landscape architectural practices. j. Mall 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-ele~ent basis. ~ -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 townscape 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 II commerci a 1" 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. Parking areas should be designed for public convenience and, where feasible, should be directly accessible from two streets, or a street and an a 11 en. c. In major commercial centers, pedestrian ways within parking areas should be protected from vehicular movements by landscaped areas, curbs, or bollards. qq 1/1 -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 anc 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. qq ~D1