SPECIAL PURPOSE DISTRICTS DESIGN GUIDELINES - G19.10
G19.10.050 DEVELOPMENT DESIGN GUIDELINES 1. GENERAL The following design guidelines are intended as a reference framework to assist the designer in understanding the City's goal's and objectives for high quality development within areas of approved Specific Plans. The guidelines complement the mandatory site development regulations contained in this chapter by providing good examples of appropriate design solutions and by providing design interpretations of the various mandatory regulations. The design guidelines are general and may be interpreted with some flexibility in their application to specific projects. The guidelines will be utilized during the City's design review process to encourage the highest level of design quality while at the same time providing the flexibility necessary to encourage creativity on the part of project designers. Unless there is a compelling reason, these design guidelines shall be followed. If a guideline is waived by the Development Review Committee, the Mayor and Common Council shall be notified. An appeal, which does not require a fee, may be filed by the Mayor or any Council person within 15 days of the waiver approval. 2. APPLICABILITY The provisions of this section shall apply to all commercial development and rehabilitation projects within the areas of approved Specific Plans. Any addition, remodeling, relocation, or construction requiring a building permit within any Specific Plan area subject to review by the Development Review Committee shall adhere to these guidelines where applicable. 3. DESIGN GUIDELINES FOR PASEO LAS PLACITAS (MOUNT VERNON CORRIDOR) SPECIFIC PLAN The pleasant, pedestrian-oriented environment envisioned for the entire Paseo Las Placitas area is achieved by the proper scaling, proportioning and detailing of both the public streetscape and private courtyard spaces. The Paseo Las Placitas Design Palette is inspired by Spanish Revival architecture with its variety of materials, forms, fountains and landscape materials. The environment to be created is one of courtyards and walkways defined by light colored or white, plastered walls of 1 to 3 story structures. Clay roof tiles, wrought iron fences, gates and railings and wooden trellis beams and/or columns complete the major vocabulary of building materials. A. Parking Structures should: 1. Accommodate a 40' x 40' Entry Plaza.
2. Incorporate a major automobile entry off side streets. 3. Provide a continuous, 18' colonnade with retail storefronts adjacent. 4. Be separated from the adjacent residential area by a 15' buffer. 5. Be designed as 3 story garage with 2 levels of covered parking and a roof-top level. Shade elements, such as trellises should be used on the roof level. 6. Be designed in a Spanish Revival style utilizing the materials previously described. B. Public Surface Lots will be provided as the first phase of parking for the Maximum Development Plan. These lots should be sized so that the lot dimensions will allow future parking structures of efficient design. C. Extensive use of potted plants, vines on trellises, courtyard and wall fountains and appropriate, metal crafted light fixtures and well-detailed signage of tile or carved wood is recommended. D. Fountains are one of the major features of Paseo Las Placitas. Each courtyard segment is to incorporate at least 1 freestanding and/or 1 wall fountain. E. Window boxes, hand painted signs and awnings can add interest and color to the environment. F. A variety of designs of wrought iron fences and gates is consistent with the Spanish Revival vocabulary. G. The Gateways to Paseo Las Placitas should include the Corner Plazas, Gateway Structures and special Entry Intersection Paving. 1. The corner plazas should include fountains, landscaping and tile accents. 2. The gateways should incorporate the design theme of Spanish Revival architecture including tile accent and plaster finish. H. Smaller building development as will be appropriate for the Restaurant and Retail/Office complexes: These guidelines, for these uses, also apply wherever the uses are ultimately located. I. Courtyards and outdoor dining areas should have a minimum width of 15 feet. Fountains are encouraged in all courtyards. J. Towers should be used as vertical elements to relieve the predominant horizontal lines of buildings.
K. Veranda style, open rail, second level balconies and exterior stairways are encouraged to add interest to the building massing and facades. Ceramic tile accent is encouraged. L. The massing of building should: 1. Maintain low plate lines and profiles at street fronts and property edges. 2. Stagger long linear walls horizontally to provide interest by breaking long lines. 3. Not include large expanses of flat wall planes vertically or horizontally. 4. Reduce apparent volumes by lowering roof lines. 5. Be varied in height to add variety and interest. 6. Employ clean, simple, geometric forms and coordinated massing that produce overall unity while creating interest. 7. Embody the Spanish Revival architecture theme in all structures-major and minor. 8. Incorporate awnings, moldings, pilasters and other architectural embellishments whenever possible to create comfortable, human and visually stimulating facades. 9. Relate buildings with one another to create acceptable compositional patterns that create a sense of unity and overall harmony. 10. Integrate columns into the facade. 11. Include facade articulation which reinforces a sense of order through the interplay of light, shadow and texture. M. Entries - Recessed door, window and wall openings are characteristic elements of the Spanish Revival theme. 1. Door and window openings in buildings should be accented architecturally through indentation and framing. 2. Articulation and color for identity and interest is a recommended treatment for building entrances. 3. Integration with overall building form is required for the building entrance. 4. Metal doors without articulation are strongly discouraged.
N. Windows 1. Fully recessed openings are encouraged, although plaster projections and projecting windows may be used to add articulation to wall surfaces. 2. High interior spaces should have operable windows or exhaust vents to release built-up heat. 3. Color accented window frames are encouraged. 4. Metal window frames are allowed. Factory finish aluminum window or door frames are strongly discouraged. 5. The following glazing materials are allowed: A. Transparent glass
B. Lightly tinted glass
C. Lightly reflective solar glass (glass with a reflective factor of 30 percent or less) above the first floor. 6. The following glazing materials are not allowed: A. Highly reflective glass
B. Dark tinted glass
C. Glass of a pronounced color O. Roofs 1. Principal roof forms should be gable or hip with pitches from 3:12 to 6:12. 2. All pitched roof materials should be clay or concrete tile. 3. The use of double stacked roof tiles for additional texture is encouraged. 4. Varying plate heights and ridge heights is encouraged. 5. Large roof overhangs and exposed rafter tails are encouraged. 6. The use of wood shingles, simulated wood shingles, flat concrete tiles or other roofs should not be acceptable unless approved in a specific case by the Review Authority. Metal roofs are not acceptable. 7. Roof lines should be broken and varied within an overall horizontal context. 8. Skylights are to be designed as an integral part of the roof. Their form, location and color should relate to the building. 9. Solar panels should be integrated into the roof design, flush with the roof slope. Frames should be colored to complement roof. Natural aluminum frames are prohibited. Support solar equipment should be enclosed and screened from view. P. Loading Areas 1. Loading and service areas should not be visible from the Wide Sidewalk Pedestrian Promenade or the courtyards. Loading docks and service areas should be located on the rear side of all buildings adjacent to the alley/buffer areas. 2. Loading docks should be articulated and painted to match the building. 3. Access to service ways should be from side streets with truck traffic avoiding main, pedestrian-oriented streets, wherever possible. 4. Generally, side loading will be necessary. Q. Trash 1. Refuse enclosures are required by the Development Code. Gates should be painted to match adjacent buildings. Recommended enclosure locations include inside parking courts, or at the end of parking bays. Locations should be conveniently accessible for trash collection and maintenance. 2. Refuse collection areas should be located on an interior side or rear yard. 3. Walls of refuse enclosures may be screened by landscaping materials. R. Building Materials 1. Exterior plaster should be a smooth trowel finish, sand finish or float finish which simulates plaster over an uneven adobe brick structure. 2. Exterior columns for trellises, porches or colonnades should utilize materials and colors which are compatible with the adjacent building. 3. The use of bull nose or beveled corners at plaster walls is encouraged. 4. Exterior paving materials at courtyards, patios, and pedestrian identification points should utilize brick, interlocking pavers, quarry tile or colored/textured concrete. Natural concrete should not be acceptable in these locations. 5. Applied veneers on columns are discouraged. 6. Tile accent bands on plaster columns are acceptable. 7. Wood trimmed details for balconies are encouraged. 8. Rough sawn lumber, preferably with uneven edges for rafter tails, beams, posts and trim. 9. Rafter tails should be 4 inches or larger. 10. Thin posts, such as 4 inches by 4 inches wood or metal pipe columns are unacceptable. Wood posts should be 6 inches or larger. 11. The use of fascia boards is discouraged. 12. The underside of eaves, porches and colonnades should be wood planking or exterior plaster. 13. Stucco or plaster walls with wrought-iron grilles between pilasters are encouraged. 14. Use of wood lattice, if any, should be very minimal. 15. Bold trim and patterns are discouraged. 16. The crisp, clean and simple use of tile, brick, stone and masonry are encouraged as design accent and trim if used in an authentic expression of Spanish Revival architecture. 17. Use of material such as vinyl or aluminum siding is encouraged. Wood, masonite siding and stone should be limited to specific cases as approved by the Review Authority. 18. Patio trellises, arbors and other exterior structures may be of stucco or wood. They should incorporate forms typical of early California architecture as defined herein. 19. Materials should not be used to form any high contrasting or graphic pattern that would cause visual distraction. S. Landscaping Guidelines 1. The use of vines and shrubbery around columns is encouraged. 2. The use of vines on trellis structures is encouraged. 3. Vegetation should be mass planted in key areas, define circulation patterns and create courtyard environments. 4. Plant material, particularly vines and espaliered trees, should be used to visually soften project walls. 5. Plant material should be massed to: a. Distinguish entries
b. Define circulation patterns
c. Unify the overall project 6. Buildings in most cases should be landscaped with low-level plantings and trees to soften the impact of the architecture and provide a more human scale. 7. Vegetation of varying heights and textures should be placed along perimeter walls and fences to soften hard planes and to create interest and variety. T. Plant Pallette - The plant palette encourages the use of plant materials which are indigenous to Southern California, or were imported and used extensively for decades when Spanish Revival architecture was initially introduced to Southern California. Drought tolerant species have been emphasized.
COMMON NAMEBOTANICAL NAME
STREET TREES-LARGE SPECIES
Green Ebony Jacaranda Acutifolia
American Sweet Gum Liquidamber Styraciflua Southern Magnolia Magnolia Grandiflora Paper Bark Tree Melaleuca Leucadendron Canary Island Pine Pinus Canariensis Mondell Pine Pinus Eldarica London Plane Tree Plantanus Acerifolia California Live Oak Quercus Agrifolia Holly Oak Quercus Llex Cork Oak Quercus Suber Trident Maple Acer Buergerianum Crape Myrtle Lagerstroemia Indica
COMMON NAMEBOTANICAL NAME
Japanese Privet Lingustrum Japonicum Purple Leaf Plum Prunus Cerasifera Windmill Palm Trachycarpus Fortunei ORNAMENTAL TREES Trident Maple Acer Buegerianum White Alder Alnus Rhombifolia Purple Orchid Tree Bauhinia Variegata Canary Isle Date Palm Beaucanrnea Canariensis Canary Isle Date Beaucanrnea Canariensis Lemon Bottle Brush Callistemon Citrinus St. John Bread Carob Caratonia Siliqua Carrotwood Cupaniopsis Anacardioides Bronze Loquat Eriobotrya Deflexa Mexican Blue Palm Erythea Armata (Brahea Armata) Sweet Mock Orange Philadelphus Virginalis Split Leaf Philodendrum Philodendrum Selloum Red Photina Photina x Fraseri Mock Orange Pittosporum Tobira `Wheelerii' Dwarf Mock Orange Pittosporum Tobira Blue Cape Plumbago Plumbago Capensis `Select Spreader' Podocarpus Spreading Yew Pine Macrophylla Elephant's Food Portulaca Carolina Laurel Cherry Prunus Caroliniana
COMMON NAMEBOTANICAL NAME
Firethorn Pyrancanthus Species Raphiclepis Indica Chinese Wisteria Wisteria Sinensis Shiny Xylosma Xylosma Congestum SHRUBS FOR GROUND COVERS AND SLOPES Glossy Abelia Abellia Grandiflora Lily of the Nile Aganpanthus Africanus `Twin Peaks' Baccharis Pilularis California Holly Heteromeles Arbutifolia Crape Myrtle Lagerstroemia Indica Paper Bark Tree Melaleuca Leucadendron Flax Leaf Melaleuca Melaleuca Linariifolia Pink Melaleuca Melaleuca Mesophylla Canary Isle Date Plum Phoenix Canariensis Canary Isle Palm Pinus Canariensis Mondell Pine Pinus Eldarica Alleppo Pine Pinus Halpensis Chinese Pistache Pistacia Chinensis London Plane Tree Plantanus Acerifolia Yew Pine Podocarpus Macrophylla Gallery Pear Pyrus Calleryana California Live Oak Quercus Agrifolia Holly Oak Quercus Llex
Cork Oak Quercus Suber
COMMON NAMEBOTANICAL NAME
California Pepper Tree Schinus Mole Windmill Palm Trachycarpus Fortunei Bougainvillea Bougainvaillea Spp.
(Various Varieties) Netal Plum Carissa Grandiflora Day Lily or Bi-Color Hemerocallis Hybred Best for Groundcover Jasminum Mesnyi `Petites' Crape Myrtle Lagerstroemia `Petites' Nerium Oleander Lily Turf Ophiopogon Vaponicaum
Coyote Bush Baccharis Pilularis Barbery Berberis `species' Bougainvillea Bougainvillea spectabilis Schefflera Brassaia Actinophylla Japanese Boxwood Buxux Microphylla Japonica Sasanqal Camellia Camillie Sasanqua Sago Palm Cycas Revoluta Japanese Aralia Fatsia Japonica Daisy Bush Camolepis Chrysanemoides Gardenia Gardenia Jasminoides Chinese Hibuscus Hibiscus Rosa-Sinensis Japanese Privet Liqustrum Japonicum Heavenly Bamboo Nandina Domestica Oleander Nerium Olenader GROUND COVERS Compacta Xylosma-Congestum Mitzuwa Gazania Trialing Gazania Cascade Gazania Mondo Grass Periwinkle:
Vinca Minor Aaron's Beard African Daisey
COMMON NAMEBOTANICAL NAME
Ice Plants, Trailing Ivy's:
Needlepoint U. Rehabilitation of Existing Buildings. 1. Existing entries should be enhanced by the addition of replacement doors and added porticoes or trellises. 2. Existing windows and walls should be enhanced by the superimposition of plaster frames or the replacement of window walls. 3. The colors and materials of the additive elements should conform to the design palette and materials contained in the guidelines for new construction. 4. Accessory structures, built in former parking areas, should conform to all the design guidelines for Paseo Las Placitas. 5. All trash and utility systems should be upgraded to comply with the new construction guidelines where possible. 6. If possible, existing signage should be replaced with new signage constructed in accordance with the signage requirements. 7. To the extent feasible, existing roofs and rooflines, if not consistent with the Design Guidelines, should be modified to harmonize with the new construction guidelines contained herein. V. Parking Lot Design 1. Surface parking lots are prevalent in the Minimum Development Plan and in limited portions of the Maximum Development Plan.
2. Tree well and planter areas within paved parking areas should provide a minimum clear planting dimension of 5 feet (from inside face of curb). 3. Parking should be screened from streets through combined use of berming and/or low walls and landscape.
Vehicular access to building service areas and off-street parking lots should be located to minimize curb cuts over sidewalks and onto any street.
W. Noise Abatement - The impact from significant noise sources should be mitigated through noise abatement techniques which include the following: 1. Solid masonry enclosure-minimum 6 feet high around noise emitting source. 2. Solid masonry or concrete walls at interface of noise source. 3. Ground mounted air-conditioning or other equipment which should be located away from entries, windows or adjoining property lines. 4. Roof mounted air-conditioning equipment which should be mounted on isolators to reduce vibration. X. Signs 1. Sign materials should complement the building with materials, colors and textures which reflect those of the overall Specific Plan area. 2. Signs should utilize lettering styles reminiscent of the Spanish Revival Style rather than that of contemporary signage. 3. The use of tile wall signs and wood signs is preferred for individual tenant identification. 4. Sign colors should not be overpowering but should be an accent to the building on which it is mounted. 5. Signs generally may not be painted on exterior walls. However, extremely well-designed, painted signs which offer a special accent, may be approved by the Review Authority. Graphic examples and illustrations of these design guidelines are contained in the document entitled "Paseo Las Placitas, Specific Plan and Environmental Impact Report for the Mount Vernon Corridor" on file in the Department. Reso 92-135 4/6/92 Hyperlinks:
G19.10.060 40th Street Project Area Design Guidelines