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HomeMy WebLinkAbout6496 RESOLUTION NO. 6496 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, ADOPTING ARCHITECTURAL DESIGN REVIEW GUIDELINES FOR SINGLE-FAMILY RESIDENTIAL PROJECTS PER SECTION 9295.6 OF THE ARCADIA MUNICIPAL CODE WHEREAS, the text amendment revising the City's Architectural Design Review standards (T.A. 2005-04) was initiated by the Development Services Department to amend the City's current Architectural Design Review Guidelines and establish new guidelines for single-family residential projects; and WHEREAS, Section 9295.6 of the Arcadia Municipal Code, as amended, states that general design review criteria for single-family, multiple-family and commercial/industrial projects shall be established by resolution of the City Council; and WHEREAS, on July 12,2005 and September 13,2005 duly noticed public hearings were held before the Planning Commission on said matter at which time all interested persons were given full opportunity to be heard and to present evidence; and WHEREAS, the Planning Commission voted 5 to 0 to recommend to the City Council approval of the single-family design review guidelines; and -1- 6496 WHEREAS, on November 15,2005, the City Council held a duly noticed public hearing on said text amendment and voted 5 to 0 to approve said text amendment. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS: SECTION 1. That the proposed single-family residential design guidelines provide for the orderly development of the City and will promote high- quality development while allowing diversity of style. SECTION 2. That the proposed single-family residential design guidelines are a tool to effectively communicate to a homeownerlbui1der a clearer understanding of acceptable design solutions and establish standards for new homes and additions to existing homes that address mass, scale and other design features to encourage compatibility with surrounding development. SECTION 3. That for the foregoing reasons, the City Council approves the single-family residential design guidelines as set forth in Exhibit A attached hereto. SECTION 4. This Resolution shall take effect upon the effective date of Ordinance No. 2213. -2- 6496 SECTION 5. The City Clerk shall certify to the adoption of this Resolution. Passed, approved and adopted this 6th day of December , 2005. May r of the City of Arcadia ATTEST: Ity Clerk of the City of Arcadia APPROVED AS TO FORM: ~p.~ Stephen P. Deitsch City Attorney -3- 6496 STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) SS: CITY OF ARCADIA ) I, JAMES H. BARROWS, City Clerk of the City of Arcadia, hereby certifies that the foregoing Resolution No. 6496 was passed and adopted by the City Council of the City of Arcadia, signed by the Mayor and attested to by the City Clerk at a regular meeting of said Council held on the 6th day of December, 2005 and that said Resolution was adopted by the following vote, to wit: A YES: Council Member Chandler, Kovacic, Marshall, Segal and Wuo NOES: None ABSENT: None ~,,~~ ity Clerk of the City of Arca 13 4 6496 EXHIBIT A \~}n '':''-1 ~r-:I:],-'-, -"i:"\;'ii?";~ '""'t~.'--,"""x~ .....~:ri'.!-' -~ b'... ~"-~t~""'~t ~ ',~ .J~~<~~:~:t;,~~: CONTENTS A. Applicability ...................................3 B. Purposes ...........................................4 C. Issues............................. ...................5 D. Redesign Example ..........................6 I. Introduction II. Guidelines A. Site Planning ...................................7 8. Entry................................................9 C. Massing .........................................11 D. Roofing ..........................................13 E. Facade Design................................14 F. Detail .............................................16 G. Materials & Colors.........................19 H. Open Space ...................................21 .;., ~-=-~~~~~~ II r-F'." '< .,....C. ..... ~ 1 ;', ...... : .:,' i' fl . ;~~...:. III. Design Review .~.'. .. ~ ~~ ',; ..:.;,~ hl":';\." -!:. " A. Relationship of Guideline ..............23 B. Scope and Authority ......................23 C. Design Review Process .................23 -- (:- _ :, JI~tU.~';ii:1 -JA-~ ",~ ' _:.:i.:: . __~I'b!PI .I:- .;1I"/liljll"" '''I!I''JI'II'I''h~ I' ",\...," '";,,,- i ',,'i F.;' 'Jri' =C:' "', "1"-'" '!ill:tIIiIiiIiIIIiiI"........'.. '_ ~_~~~~. -. ,d' ~:'.:.f-~. ~, I, II : _.~,I IV. Defini tions. ...................... ..... .............. ..26 Single-Family Residential Design Guidelines APLICABILlTY Design approval is required for all exterior work requiring a building permit for single-family dwellings and accessory buildings. The design approval shall be based on the standards set forth in these guidelines. The guidelines also apply to exterior paint colors and materials to ensure compatibility and hamlony with the neighborhood. City review and approval is not required prior to painting a structure, however, the use of exterior materials and paint color shall confonn to the standards set forth on page 19 of the Guidelines. The Guidelines are "should" statements. They express the City's desires and expectations. Alternative design features may be allowed, if consistent with the intent ofthe guidelines. .;.~: ;.,., . u' SF Design Review 11/05 Page 3 .- Single-Family Residential Design Guidelines PURPOSES Thc purposcs of thc Single-Family Residential Design Guidelines are to: I. Provide guidance for the development of the City and high-quality development. orderly promote 2. Allow diversity of style while promoting the positive design characteristics existing throughout the City. 3. Encourage excellence 111 architectural design: a. that will enhance the visual environment and character of the community; b. that will preserve and protect property values; c. that is sensitive to both the site and its surroundings; and d. that has been carefully considered, with well-integrated features that express a definite architectural style. .-~~.;':. Arcadia has a rich tradition of tastejiil homes of valying styles. SF Design Review 11/05 Page 4 Single-Family Residential Design Guidelines 1SUES Following are the primary specific design and development issues that have become a concern to the community relating to new single-family development: 1. Mass and scale: in relation to existing structures and the predominant structures in the neighborhood 2. Front entry scale 3. Garages: potential dominance of the front elevation 4. Architectural style and design: no specific architectural theme is required; proportions, facade treatment, design and scale of details, roof pitch, etc. should be consistent within itself and complementary with the neighborhood 5. Additions compatibility neighborhood and with new accessory bnildings: the primary residence and the 6. Colors and materials: as related to the predominant colors in the neighborhood 7. Landform and tree preservation: New dwellings should respect the natural features and assets of the site. Lack of detail and insensitive treatmell/ of scale are common problems prevellting new IlOuses from jilling into established Ileighborhoods. SF Design Review 11/05 Page 5 Single-Family Residential Design Guidelines RdeSigned Ruse This house has been revised in its detail in order to achieve character appropriate to its modest scale. . Quoins replaced with chamfered comers . Fascia boards lIarrowed alld provided with groove detail . Gable overhallg ill creased . Beam ellds provided . Custom vellt details provided Entl)' raised . . Window grid refilled . Consistellt roofslope allained . Buildillg bases expressed with color Although the hOllse is not the optimum design, the exterior elements of the redesigned house are more in character with the style and size of the home. Existillg house (above) (below) Redesigned house SF Design Review I 1105 Page 6 Single-Family Resideff(ial Desigff GuideliNes SITE PLANNING Site planning involves the arrangement and relationships of walkways, buildings, open space, landscape and associated uses to one another. How well a building fits with its site can detenlline the success of a project. An effective site plan should renect the natural attributes of the site while maintaining compatibility with the neighborhood. The following are general guidelines for site development: I. Natural amenities such as VIews, trees and similar features unique to the site should be preserved and incorporated into development proposals. 2. The location, configuration, size, and design of new bui Idings and structures, or the alteration or enlargement of existing structures should be visually hannonious with their sites and compatible with the character and quality of the surroundings. 3. The height and bulk of proposed dwellings and structures on the site should be in scale and in proportion with the height and bulk of dwellings and structures on surrounding sites, or incorporate design measures to mitigate scale differences. 4. The design of a new house should provide effective and varied open space around the residence. T7.is desigll creates a layered approach: the arch leadillg to the courtyard, the allgled tower expressillg a focal poiNt, and the porte cochere at the driveway. ,'I~ ~~,-- This comer house has all ullusual illformal approach at the street leadillg to a distant yard ellclosure. SF Design Review 11/05 Page 7 Single-Family Residential Design Guidelines 77,is site design uses the curving line of the driveway to allow the house to achieve building articulation. A porte cochere offers more than just useful shelter over the driveway. it allows the building mass to make a transition to the open space and to frame views deep into the site. Leji: Aside from the prohibited tall entry, this house shows the unallractive effect of building to maximum code limits without modulating the building mass. SF Design Review 11/05 Page 8 Sillgle-Family Residelltial Desigff Guidelilies &TRY An entry consists of the entry door and its surrounding architectural elements. Front entries often serve as the primary focal point of a residence. The following are guidelines for appropriate entry treatment: I. In addition to Zoning Code restrictions the building height of an entry should be in scale with the height and design of the building: a. One-Story: Generally, the eave height of an entry roof on a one- story house should not be more than 2 feet above the adjacent rooflevel on each side of it. b. Two-Story: In general, the top of an entry roof on a two-story house should be architecturally placed between the first floor and second floor roof levels. 2. Front entry doors and decorative elements such as roofs, moldings, columns, posts, lighting, benches, and planters should be architecturally consistent with the style of the house. 3. Recessed depth of entry alcoves and projecting depth of entry roofs should be large enough, relative to the house, to provide the appearance of shelter. 4. Entry roofs should follow the same pitch as the adjacent roofs. Above: repeated structural forms alld ullfolding depth of approach combille for a powelji,l elltry. Below: A simple vehicular approach is angled to the house, allowillg the elltry' to termillate the view dramatically. SF Design Review I 1105 Page 9 Single-Family Residelltial Desigll Guidelines Above: One of the most effective elltry treatmellts is to create all architectural trallsitioll ji-om a low opell stnlcture to the ell closed mass of the house. Above: an illadequately sheltered e.lIIy with all awkward blank space above. < , .~ . ,*~~..... 'Iil ..' J~; I) Above: In some cases, all effective enl1)' can be carved out of a higher building mass. T7Jis example bellejits ji-om the rejillemelll of the curved wall alld lower building mass to the leji of the ent,y Right: This straight entry approach would be dull if .lOt for the depth alld il1/erest provided by the open porch structure. It provides a strollg ent.)' statement without the need for conspicuous mass or ornament. Above: A1allY steps lead to a disappoilltillg entfJ'. barely sheltered ji-om the elemellts. SF Design Review 11105 Page 10 Single-Famify Residential Design Guidelines Leji: Depth of the elltry is illsignificalll in proportioll to its height. Not all effective design element. Leji: 17.is porch roof is too tall to provide the feeling of shelter. alld it is out of proportion with the rest of the house. Entry heights of this sort are prohibited by the Zoning Code. It is also secondary to the garage door. MSSING The Zoning Code allows a certain building envelope for each site. Proper design is often needed to soften and refine that envelope, as addressed by the following guidelines: c. The upper story of a house should exhibit a lighter character than the base, possibly by reducing floor area and building mass. The second floor should generally step back at least partially from the ground floor. I. Scale d. Second floor balconies and small decks accented with landscaping can reduce the visual impact of two-story structures. New dwellings and additions should be compatible in mass and scale to surrounding buildings in the neighborhood and with the natural site features. A finished project should convey a sense of human scale. . e. Cantilevered forms are generally discouraged, particularly when they are used without aesthetic justification. 2. Design Elements a. Design elements such as projecting eaves, facade and roof articulation, textured wall materials, ornamental details, and landscaping, are encouraged for visual interest and help reduce the impact of building scale. b. The building base should visually anchor the building, by appearing more massive than the upper stories. SF Design Review 11105 Page II Sillgle-Family Residential Design Guidelines' Above: Many traditiollal Arcadia houses use understated massing effectively. 17le consistellt roof form provides for effective architectural simplicity. ,I.... ..,., ...", '.:...... \.:..~ ;I ~~~.,.~, ~ .."I!"..':..,d...... ,.~ ~F:.v:' "'.'~ "'iJ. -.-- , ~ ri (' D~ ~~[t'i' .....~.,; . :\' ~ '. . 1- ~~~m,/ -".!. . ,0 r i.~\; - [jj .ffr,;- .', . ....~ l"... ..---;..:,Lt.,'.. _ . ~ ~r...,._ --..-:.......- ~~. -;:-:-_ _ .~ -" Above: Placillg the mass of a 2-stol)' addition behilld atl existing one-sIOl)' house is generally encouraged. but it needs to be carefully coordinated. Above: Many traditional Arcadia houses use understated massing effectively. 17re repeated. roof forms provide for effective architectural simplicity. Above: This dramatic verticality is out of scale in a single:fam;/y residential setting. Above: A large mass does not belong above the garage doors, nor does a tal/mass on the secondfloor. It is out of scale with the dwelling. SF Design Review 11/05 Page 12 Sillgle-Family Residelltial Desigl/ Guidelil/es 3. Roofs a. Roof plans and materials should be compatible with the architectural style and design of the structure. It should enhance the effect of the house's plan articulation by reOecting it in three dimensions (ridges, valleys, etc.) b. Traditional roof fornls such as gables, hips and dormers are encouraged. More severe roof fonns such as domes, steep chalet gables and flat roofs are generally discouraged. c. Combining two different roof pitches is discouraged. d. Roofs should be used to screen all vents, flues and skylights from public view. Rooftop equipment shall be concealed from view and/or integrated within the architecture of the building. e. Built up, torch down, rock roofing applied over an approved bui It up roof, corrugated metal and fiberglass roofing panels, standing sealJl and similar type metal roofing panels, gravel or similar type roofing are discouraged. Right: These dormers are IlOt compatible wilh the roof lille. 171e roof pilch is too low to provide a backdrop for them. Above: As I/oted, severe roof forms such as domes, steep chalet gables al/d a combil/atiol/ of roof forms as illustrated above are discouraged. SF Design Review 11/05 Page 13 Sillgle-Family Residelltial Desigll Guidelines FACADE DESIGN 1. Facade treatment relevant to the house's architectural style should be carried throughout the entire house with each facade and any accessory structure. 2. Architectural features such as decorative moldings, windows, donllers, chimneys, balconies and railings, and landscaped elements such as lattices, can add detail to a facade and are encouraged as long as they respect the scale and dignity of traditional house design. 3. Large areas of flat or blank walls are strongly discouraged. 4. Continuous window bay height exceeding one story is discouraged. 5. Garages should not dominate the street. If a garage faces a street, windows and other architectural detailing should be used on garage doors to reduce their blank wall impact and scale. 6. Symmetry in design can sometimes create a home that is monumental and too massive. The balanced effect created by symmetry can be achieved with a more subtle design approach. Features that break up the symmetry may consist of major massing elements or small differences in detail from side to side. Right: 71,ese A l'cadia homes moe part of a tradition that deserves to be protected. From the /920s example at top to the /990s example ill the middle. the best Arcadia homes use illlerestillg massillg alld careful detai/illg. Most attractive desiglls work withill all established style, but that is 1I0t a City requiremellt. 711ese homes also feature a balallce, butllot complete symmetl}'. . SF Design Review 11/05 Page 14 Single-Family Residential Design Guidelilles ft' Jr f{l'll ' Ii 1!I'i . . -' . ,,\/'=-:,;,1 ; . . 'i ~ ", While these houses also show insensitive massing, they share a lack of illteresting detail and ajlat approach to facade design. Excessive massillg of the entry dwarfs the otherwise attractive detailing. " . The garage door dominates the house, despite the tall entry. SF Design Review 11/05 Page 15 Sillgle-Family Residelltial Design Guidelilles Architectural details are decorative and ornamental elements that can add visual interest, convey a human scale, and contribute to the design and style of architecture. Such dctai\s includc porch columns, dccorativc door and window designs, exterior moldings, porch and balcony railings, roof overhangs, brackets, awnings, gutters and down spouts, fascia boards, steps and stairs, siding, gables and lighting fixtures. The following are guidelines for appropriate design and use of architectural details: e. Aside from a small number of picture windows, panes greater than 2 feet in width or height should be divided. True divided lites are preferable, but exterior applied muntins may be allowable if of detailed profile. f. High horizontal windows should be used carefully, if at all, since they tend to be conspicuously out of rhythm with other windows. A series of small square windows may be required as a substitute. g. Ornately carved and/or stained doors should not be used if they are so incompatible with the other building elements that they appear overly prominent. DETAIL I. Architectural details should be consistent with, or transparent to, the architectural style ofthe project. 3. Eaves 2. Windows and Doors a. For new structures, all windows and doors should relate to the selected architectural style. b. Alterations and changes to exterior windows, doors and wall coverings must be architecturally compatible with the existing structure as determined by staff review or all windows and doors should be replaced to complement the particular architectural style of the home. c. Windows should be recessed at least 2 inches in new construction. a. Open soffits are encouraged using the rafter tails to express detail and rhythm. b. Fascia boards around eaves and gables should be narrow (no more than 6 inches deep) or provided with a detailed niolding profile. d. Surrounds should be no wider than 2 inches, and should have a detailed profile rather than a simple rectangular or half-round section. SF Design Review 11/05 Page 16 Single-Family Residen/inI Design Guidelines a g b a. IlIterestillg brickwork. hillges, Willdows, Gild roof treatmelltmake the ent!J' more interesting. b. All illset comer willdow provides the look of substallce. c. Lacy stucco texture alld balcollY desigll work well with the palms. d. Dramatic headers alld sills provide distillctioll. e. A deeply recessed picture willdow with stepped walls alld echoillg arches of the porte cochere make all at/ractive{acade. r A small amoullt of detail goes a 10llg way: recessed willdows, beveled sills, pilasters, alld stepped parapet at stairs. g. T7Je details 011 the porch of all early 20" celltl/l)' house have lived through gelleratiOl/s. ~~f~--~.~.~~.- -iilr.,-, '{, .1@~tf~:., J ~~ ~'i l' l~~l""" ,......., '" -" ~ - -~ '\ 'fj;j ,; ',' /'" ". 'Nl!!! ., ~'. . LIt- rIP""'''''' "'-l':Ii it ~~ . 'f~,l'\l . r~i\ql')~r "r. .1;1"""" FlI,".. { c d -- ~~!,~'F0~' ~\,~ e '1'1 SF Design Review 11/05 Page 17 Sillgle-Family Residelltial Desigll Guidefines I fb:, jIJI.. A complete lack of detailed ;,aerest has created a house with the look of a stucco box. - .-.' :. ~ - , , , ...~.,.... ........,:",-~-. The large and uninteresting surrounds contribute to an appearance, unbroken by allY secondary roofs or other rejilling elemellts. This addition uses wide, fiat fascia boards instead of the origillal house's finer detail. 77lis house combilles fiat fascia boards, unallractive joined gables. all illcidelltal entlY openillg alld false- lookillg qlloillS. Com ice detail that works well illllarrow moldillgs becomes out-ofscale alld incompatible w/tell expallded to a major parapettreatmellt. /,...... "\ " "';.,-,,~ . i r-,i,.-llbi1i.:tL' :: I~j .~\\'btill~~il' . ,.,~' ,_c~ t'-:- ':tt' ""-1 : . 'I .J ' ' l-~ --, :' --' ",c=_1 t ,:'~..,,:; ..:._};_.~ .~~.~"J~0:;1;:lti ire:' '\ ~'I>r I.lr 11 . \;! l U'.~ A ,',--, .'. -,- ,:"-:"':~:Lo--- '. .~.~",:~';~;' SF Design Review ] 1105 Page 18 Sillgle-Family Residential Desigll Guidelines I. For new structures, the repetition of textures and color found in the neighborhood can help tie the new structure to its surroundings. 7. For most architectural styles, the nwnber of colors on the exterior should be limited to a maximum of three, with an additional contrasting color for accent. A balanced color palette should be kept using the correct proportions between the lighter "base colors" and the brighter "accent colors" on each building. Buildings with large walls should have a subtle base color. The base color on smaller buildings or those with more elaborate detail can use slightly stronger tones. In general, the larger and simpler the house design, the subtler the color should be to reduce the massiveness of large wall planes. Earth tones are best suited and are appropriate for most of the architectural designs found in the City. The use of strong or bright, unnatural colors, including the bright "white on white" color schemes for exterior stucco, wood siding, trim doors and shutters should be avoided. However, the use of strongly contrasting, natural colors can be appropriate for accent use, such as for shutters and doors. M.TERIALS & CoLORS 2. In remodels and additions, new materials should match those of the existing structure. Accessory structures should match materials, finishes and colors found on the primary structure. 3. The use of at least one strong accent material is encouraged. Too many exterior materials are discouraged because they can make a design appear too busy. 4. Natural materials are preferred. Synthetic materials for the building made to simulate natural wood and masonry are discouraged. 5. Architectural design and exterior materials should be applied consistently on all sides of a structure visible ji-om the slreet. Decorative front facade material should extend around the sides at least to an inside comer. 8. Appropriate materials for walls and facades include stucco and wood lap siding, as well as more decorative materials such as stone, tile, split-faced block, and brick. The more decorative materials should be used as a base treatment only and not on the entire house unless appropriate for a specific architectural style. 6. Stucco and plaster finishes should be consistent with the architectural style of the structure. The use of rough stucco finishes are discouraged. 9. Piecemeal embellishment and frequent changes in materials should be avoided. All facades of the home should utilize the same vocabulary of material and color. SF Design Review 11/05 Page 19 Sil/gle-Family Residel/tial Desigll Guidelilles 10. Exterior materials and architectural details should complement each other. For example, heavy materials should appear to support lighter ones. II. Material changes should occur in conjunction with changes in the plane of the facade to avoid a "tacked- on" appearance. 12. A building should be stylistically consistent. For example, "Spanish" detail is consistent with stucco buildings with mission tile roofs; period trim on otherwise contemporary style buildings are inappropriate. 13. Exposed gutters and downspouts, unless designed as an outstanding architectural feature of the overall theme, should be colored to match fascia or wall material. 14. Natural clay tile roofs should be replaced with the same material. For repairs, remodels and additions, care should be taken in the selection of material and installation to match as closely as possible the color of the "aged" tiles. 15. The colors of natural roofing materials, such as clay tiles and slate, should be lellnatural. 16. Roofing materials with glossy surfaces appear unnatural and are strongly discouraged. Right:: 17/ese rooftreatmel/ts are discouraged by the guidelilles: clay tiles 011 a compositioll roof al/d glossy blue roof tiles Below: Stolle pavemel/t leads Ilicely illto the property. "/1--., . - _~~;~> . ~~;\J:";~~'~S~~~ _""'~ ':_~~'.. ...~~ -, ,f-r""l ), ~'l~~vmf,Iij . --:>:::,,? ,). ~::: ".:.'~~l. ;Ln.:tir'~".Y"'-.' . "~"" ...'\\'I';II;;,");>-'{ ,')-,';onc.,,' = ., J ~:-:.t~.~"!~"i'~"'-'r. .. .~~ ;~ ...., ._". . --M..~'!. ".;.,'" ",' If. ~: . . ." \.:: .~. ~,z. if.; '~I ~; ~.I J ~.. SF Design Review l] /05 Page 20 Single-Family Residential Design Guidelines OPEN SACE a. Front yard fencing should be as open and simple as possible. b. Decorative wood fencing is allowed in the front yard only if consistent with the architectural style and if fully painted or stained. c. All retaining walls, courtyard walls, gates and fences shall be designed to be compatible with the architecture. I. Fencing/Walls 2. LandscapinglHardscape a. Large planting sizes (24-inch box or greater) are recommended for trees to make a new dwelling look "established". b. Landscaping should be layered, with low planting used in the foreground, proceeding back to the tallest in the background. c. Hardscape should be used to enhance the pedestrian and vehicular experience. d. Hardscape may include tile, brick, flagstone, interlocking pavers, seeded or exposed aggregate, natural or colored concrete and decomposed granite. Layered outdoor space uses plallls of varyillg heights along with bllilding walls and olltdoor walls and fences. SF Design Review I ](05 Page 21 Sillgle-Family Resideatial Desiga Guidelines , -' , / I Above: A pedestrian path to th~ FOllt door shollld be provided, separate from the driveway. Here the two paths originate at the street ill a complemental}' way. Above. 77,is wall enclosing a side and rear yard IISes jIat tile caps and stepped massing to accelltllate the elltl)' and complelllell/ the hOllse's jille detailing. FrO/It yard fences are frequelltly desiglled ill a mallllerthat breaks up the shared open space that dejines a gracejid residential street. Instead of elljoyillg the changing views oj landscaped depth. the eyes of the street's visitors are stopped by the jIallless of the fences. This is particularly the case whell the fences are overly ornate or/ight colored. Abov~: 77,e shared open space along the street benejits Jimn both cOlltinllity and variety. Fences shollld blend into the landscape. SF Design Review 11/05 Page 22 Sillgle-Family Residelllial Desigll Guidelilles DESIGN &VIEW I. Preliminary consultation between the project sponsor and the Development Services Department staff to discuss the zoning requirements and the Architectural Design Guidelines and criteria applicable to the site and use. A. Relationship of Guidelines The key to a successful residential project in Arcadia is to assure its compatibility with the surrounding dwellings in the neighborhood and, in the case of a building addition, with the existing building. Compatibility includes such tenns as "architectural style, mass, scale, orientation, setback and architectural clements such as texture, color and building materials".. 2. Design concept review by the Development Services Department, as provided for in the code. This must be completed prior to the plan check procedure. Projects that require further discretionary approval shall be subject to final design approval by the appropriate body. The Design Guidelines will be utilized during the City's review process to encourage the highest level of design quality and at the same time provide the flexibility necessary to encourage creativity on the part of project designers in response to existing site conditions. Exception: Properties within City designated homeowners associations are subject to the Architectural Design Guidelines set forth in this document, but shall be subject to the review and approval of only the homeowner associations' architectural review boards. Proposals for a new dwelling or additions or alterations to an existing dwelling must follow a development review process set forth in the guidelines in order to complete site and building improvements. 3. Final design review occurs during the Plan Check process by the Development Services Department to ensure consistency with the plans approved during the design revIew process. C. Design Review Process I. Stages of Review: B. Scope and Authority The guidelines should be reviewed prior to beginning a project design. a. Preliminary Consultation. Preliminary consultation shall be initialed by requesting an appointment with a city plalmer. Design review consists of three steps: SF Design Review 11105 Page 23 Sillgle-Family Residelltial Desigll Guidelilles b. Administrative Review - typically conducted at the public counter at the time of submittal of plans to Building Services for minor items set forth below. Review of the above improvements may be conducted upon submittal of plans to Building Services or subsequent to plans being submitted for plan check. If the Development Services Director or designee determines that the proposed improvements do not comply with the single-family design guidelines, the applicant shall submit for a regular review process as set forth below. c. Design Concept Review. Design concept review shall be initiated by an application submitted to the Development Services Department on a fonn approved and containing infornlation required by the Development Services Director or designee. The application shall include such plans and materials required for adequate concept review. Planning Services shall sign plans prior to issuance of a building pennit. d. Final Design Review. Final design review of development plans shall be initiated within one (I) year of design concept approval by submitting plans to Building Services for plan check. a) By Administrative Review. The Development Services Director or designee shall have the authority to review and approve the following types of improvements to a single-family dwelling and/or accessory building(s) subject to detemlination of compliance with the single- family Design Guidelines. b) By Regular Review by the Development Services Department, Community Development Division. The Development Services Director or designee shall review development plans submitted for design concept approval within thirty (30) working days of receipt of a completed application, and may approve, conditionally approve, disapprove or return plans for revisions. Alter each submittal of revised plans, the City has thirty (30) working days to review the plans. Within five (5) working days after a decision, notice shall be mailed to the applicant. 2. Design Concept Review and Approval (1) Roofing material; (2) window/door change outs/replacements; (3) fences/walls within the front yard area (4) exterior siding (5) other types of exterior alterations as deemed appropriate by the Development Services Director or designee. c) By Modification Committee, Planning Commission or City Council. Concurrent with the hearing of an application for a modification or other type of application, the Modification Committee, Planning Commission or City Council may approve, conditionally approve or disapprove the design concept plans, SF Design Review 11105 Page 24 Sillgle-Family Residelllial Design Guidelines The Development Services Department shall review the final design as part of the plan check procedure to ensure compliance with the approved plans. The Development Services Department may approve, conditionally approve or disapprove said plans. a. A building pemlit has been issued and construction has commenced and been diligently and continuously pursued; or b. A certificate of occupancy has been issued; or c. The approval is renewed. 3. Final Design Review and Approval 7. Extension of Approval Before accepting any application for design review or appeal, the City shall charge and collect a fee in an amount established by resolution of the City Council. In addition, the applicant shall reimburse the City for all costs associated with design review performed by the City's architectural and landscape design consultants prior to final approval of the design review. The Development Services Director or designee or the body that reviewed a project may renew design concept approval or final design approval for a period not to exceed one year beyond the initial expiration date, upon detennining that the findings made remain valid. An application for an extension shall be made a minimum of thirty (30) days prior to the initial expiration date and shall be accompanied by payment of a fee in an amount established by resolution of the City Council. 4. Fee 8. Plan Revisions 5. Effective Date No penllit shall be issued for any use involved in an application for design review until action on such application shall have become final by reason of the expiration of time to make an appeal (within 5 working days after the date of decision). The Development Services Director or designee or the body thaI conducted design concept review of a project may approve changes to approved plans or in conditions of approval upon deternlining that the changes are minor and are consistent with the intent ofthe original approval. 9. Appeals 6. Expiration of Approval Design approval shall expire one (I) year following its effective date unless: a. Appeals from the Development Services Director's or designee's or Modification Committee's decision shall be made to the Planning Commission within five (5) working days of the decision and shall be accompanied by payment of an appeal fee in an amount established SF Design Review 11/05 Page 25 Single-Family Residential Design Guidelines by Resolution of the City Council. A public hearing shall be scheduled not less than ten (10) calendar days or more than forty (40) calendar days after the filing of an appeal. b. Appeals from the decision of the Planning Commission shall be made to the City Council within five (5) working days of the Planning Commission's decision and shall be accompanied by payment of an appeal fee in an amount established by resolution of the City Council. A public hearing shall be scheduled not less than ten (10) calendar days or more than forty (40) calendar days after the filing of an appeal. lO. Enforcement a. Building Pernlits. Building Penn its shall not be issued if conditions imposed under the Architectural Design Review Procedure are not satisfied. b. Conditions. Non-compliance with design review requirements that are included as conditions to discretionary land use approvals of the City such as conditional use pennits, modifications and similar actions, shall constitute grounds for the suspension or revocation of such approval. SF Design Review 11105 Page 26 Sillgle-Family Residelllial Desigll Guidelilles DEFIN'-TIONS Alcove: a small area cut out of a larger mass, such as an entry porch Articulation: use of different planes, surfaces, and fomls to define an interesting and attractive building or component of a building AS)'lI1l11etry: different on one side than on the other Cantilever: a portion ofa building extending out beyond its supporting wall or column Chamfer: A beveled corner that is fonned in concrete work by placing a triangular or curved insert in the comer of the fornl. Cliplled eaves: eaves that have a minimal projection over the wall below Context: the character-defining surroundings of a site Donner: a structure with walls extending up from a roof, housing one or more windows Eave: the extension of a roof beyond an Exterior wall, with no enclosed area underneath it Eclectic: of mixed styles Elevation: a two-dimensional view of the front, side, or rear ofa building or wall Facade: see Elevation Fascia: the board enclosing the edge of an eave Gable: a wall beneath the exposed end of one or more sloping roo fs Guidelines: regulations that can be required flexibly as appropriate to each project or situation Hardscape: pavement and other ground treatments other than 6. ,- .."'IC"::;".: '. I' " .,~ ' . -,".': ; '" - r. '''j,~I' lJ plant materials Integrity: having enough consistency to be perceived as an "integral" unit Layering: having different elements in different planes, forming layers, rather than a simple wall. Mansionization: building a house too big for its lot, or too ornate or fonnal in its appearance Mass: The overall perceived size of a building, affected by not only its dimensions but also the manner in which its walls, roofs, and facade elements are designed Mission or barrel tile: a half-circular roof tile that is used allemately face-up and face-down Modulation: varying the depth and other characteristics ofa wall or roof in order to improve its appearance through breaking up its length and mass Monumentality: the appearance of trying to appear too important or imposing for its context Mnntins: narrow strips that form a division between window panes Nested Gables: one gable placed beneath another, usually off- center Over designed: too ornate for its size or surroundings Pilaster: a column (structural or decorative) that is placed against a wall Pitch: the slope ofa roof, expressed in inches of rise against 12 inches run (as in 4: I 2) Porch: A prominent entry, including any roof above Porte-Cochere: a roofed structure, open on the sides, extending over a driveway Project: any physical work upon a property requiring City approval SF Design Review 11105 Page 27 Sillgle-Family Residential Design Guidelines f ~ . ;;w.l, i ... ~L 'UL-.J'" I ~:':':, [< . !<-~V:\-:--:,:.\,:, I 1P.;:fr," ,. . ." ! tj/: ;"', .. . J.' .:.I:'" !..~~~:;..<.."i. ~ Quoins: Large squared stones such as buttresses, set at the angles of a building; the external corner of a building. S-tiIe: a roof tile attempting to simulate the effect of mission or barrel tile with multiple curves Scale: size relative 10 other portions of a building, landscape, or surroundings, or to viewers Shed Roof: a simple roof of a single slope Site amenities: benches, fountains, garden structures, and other items added 10 an open space to enhance its use and enjoyment Soffit: the underside of an eave Substantial: having enough visual depth to appear visually and structurally sound Surrounds: ornamental projecting surfaces around a window or door Symmetry the same on both sides Un del' designed: too simple to ofTer any interest to the viewer. SF Design Review 11/05 Page 28 Sillgle-Family Residential Design Guidelines Below are examples of some single- family dwellings that meet the criteria set forth in the design review guidelines SF Design Review 11105 Page 29 Sillgle-Family Residelltial Desigll Gllidelilles SF Design Review 11/05 Page 30