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January 15, 2002
~ ~ NOTICE OF SPECIAL NfEE1'ING C1tY Of Arcadia Office of the City Council As authorized by Arcadia City Charter Section 408 and California Goveinment Code Section 54956, a Special Meeting of the Arcadia City Council is hereby called to be held at the City of Arcadia Council Chambers Conference Room, 240 W. Huntington Drive, Arcadia, California at 530 p.m. on January 15, 2002. At this Special Meeting, the following matters will be discussed, considered and acted upon: 1. Closed Session Mickcy Scgal ,,,,,.,, a. Pursuant to Govermnent Code Section 549569(a) to confer with legal counsel regarding the case of Berg Cail A. Marshall v. City of Arcadia, et al., Los Angeles County Mayar Prote~aporo Superior Court Case No. GC027110. Roger Chandlcr b. Pursuant to Government Code Section 54956.9(b)(1) Dc Sheng Chang . Cary A. Kowcic to confer with legal counsel regarding potential Cou+uil Mambsr~ litigation - one ( i ) case. c. Pursuant to Government Code Section 549569(c) to confer with legal counsel regarding potential litigation-one (1) case. Prior to going into closed session, there will be time reserved for those in the audience who wish to address the City Council regarding the above items. No fiu-ther business other than the above will be considered at this 2~40 Wesc Huncingcon Drivc Post OfTicc Box 60021 Arcadia, CA 91066~6021 (626) 574-5403 (626) 446-5729 Fax meeting. Dated: January 9 , 2002 Mayar of e Ci f Arcadia Iu compfiance with the Americans with Disabilities Act, if you need special assistance to participate in a city meeting, please contact the City Manager at (626) 574-5401. Please contact the City Manager at least three (3) working days before the meeting or time when special services are needed. This notification will help city staff in making reasonable arrangements to provide you with access to the meeting. r A N N 0 T A T E D _ ~~_~ - ~~~ _~:;~ .-~ = A G E N D A Arcadia City Council and Redevelopment Agency ~ rHc~Rponwito~,~On Meeting - January S5, 2002 - . s:._ _ 5:30 p.m: _ Council Chambers Conference Room ACTTON ROLL CALL: City CounciURedevelopment Agency Members Chandler, Chang, Kovacic, Marshall axid Segal All uresent TIME RESERVED FOR THOSE IN THE AUDIENCE WHO WISH TO ADDRESS THE CITY COUNCIL/REDEVELOPMENT AGENCY (NON-PUBLIC HEARING/FIVE-MINUTE TIME LIMIT PER PERSON) No one spoke 1. CLOSED SESSION a. Pursuant to Government Code Section 54956.9(a) to confer with legal counsel regarding the case of Berg vs. City of Arcadia, et al., Los Angeles County Superior Court Case I~TO. GC027110 b. Pursuant to Govemment Code Section 54956.9(b)(1) to confer with legal counsel regarding potential litigation- one (1) case c. Pursuant to Government Code Section 54956.9(c) to confer with legal counsel regarding potential litigation - one (1) case CLOSED SESSION to 6:12p.m. 2. STUDY SESSION a. Discussion and direction regazding Affordable Housing PYOgiams and AlternatiVeS Direct staff to request RFP from developers 6:30 .m. STUDY SESSION to 6:42 p.m. p RECESS to 6:50 p.m. Council Chambers INVOCATION Rev. Gary Clark, Christian Center of Arcadia - , PLEDGE OF ALLEGIANCE Bob Hoherd ROLL CALL: Council Members Chandler, Chang, Kovacic, Marshall and Segal All present Mickey Segal, Mayor . Gail A. Marshall, Mayor Protempore . Roger Chandler, Dr. Sheng Chang, Gary A. Kovacic, Council Members ~ ~ William R. Kelly, Ciry Manager ~ June D. Alford, City Clerk ~ ~ ACTION 3. PRESENTATION of Holiday Home Decoration Awazds RECESS RECESS 7:15 to 7:27 p.m. , 7:00 p.m. Council Char_-bers RECONVENE CITY COUNCIL 7:10 p.m. 4. SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS MOTION: Read all Ordinances and Resolutions by title only and waive reading in full Adopted 5-0 5. PRESENTATION of Citizens of the Month Awards to the 2002 Rose Court Princesses Shannon Stockdale and Stephanie Valenzuela 6. PUBLIC HEARING All interes[ed persons are invited to appear a[ the Po61ic Hearing and [o provide evidence or teslimony conceming the proposed i[ems of considera[ion. You aze hereby advised that should you desire to legally challenge any action taken by the City Council with respect ro the proposed Items 6(a) and 6(b), you may be limited to raising only those issues and objections which you or someone else raised at or prior to the [ime of the public hearing. ~ a. Report and recommendation to approve Text Amendment 2001-003 - revising Division 5 Architectural Design Review of Article IX, Chapter 2, Part 9 of the Arcadia Municipal Code relating to design review regulations for the R-2, R-3, CBD, CPD-1, C-O, G2, GM, M-1, M-2 a~dbS. ~Zg n~osed within the City of Arcadia n.,,,,-~.~ .a.~~c adopt Negative Declaration 5-0 b. Recommendation to authorize staff to provide four (4) additional CDBG Housing Rehabilitation Grants for FY 2001-2002; to appropriate $40,000 from Unallocated CDBG Funds; and to approve the Community Development Block Grant Stateme t f ~ug. Hrg. Closed Objectives and Programs for the 2002-2003 Fiscal Year Annroved 5-0 TIME RESERVED FOR THOSE IN THE AUDIENCE WHO WISH TO ADDRESS THE CITY COUNCIL (NON-PUBLIC HEARING/FIVE-MINUTE TIME LIMT PER PERSOl~ Bob xarbicht Bob Hoherd Kay Kinsler 7. MATTERS FROM ELECTED OFFICIALS vince Foley City Council Reports/Announcements/Statements/Future Agenda Items see rtintues _2_ Y^ _ ~ . . . . ' • ACTION RECESS CITY COUNCIL 8. MEETING OF THE ARCADIA REDEVELOPMENT AGENCY ROLL CALL: Agency Members Chandler, Chang, Marshall, Kovacic and Segal A> > p t n TIME RESERVED FOR TAOSE IN THE AUDIENCE WHO WISH TO ADDRESS THE REDEVELOPMENT AGENCY (NON-PUBLIC HEARING/FIVE-MINUTE TIME LIMIT PER PERSON) No one spoke 9. CONSENT a. Minutes of the December 17, 2001 adjourned regular meeting December 18, 2001 regular meeting Anuroved 5-0 Februar 5 2002 ADJOURN the Arcadia Redevelopment Agency to ~t~f~at 6:00 p.m. S~x~ ~ ~ ~~ ~~~~Y~~ RECONVENE THE CITY COUNCIL 10. CITY CLERK a. Recommendation to appoint seven (7) members to the newly established Arcadia Historical Museum Commission Mar~aret aarrows 4 yr. term Floretta Lauber " Charles Gilb " 11. CONSENT Joseph Feghali " Carol Libby 2 yr. term Mary Young a. Minutes of the December 17, 2001 adjourned regular meeting and non Swenson " December 18, 2001 regular meeting A.,.,,-_rr „~,o~_s~n b. Recommendation to authorize the appropriation of $13,000 in AB-2766 discretionary funds to the City of Arcadia's FY 01-02 Transit budget to finance the rehabilitation of an Arcadia Transit Vehicle for City service Annroved 5-0 -3- =---•=' ~ ~ CONSENT (Continued) ACTION c. Recommendation to purchase from Dialight Corporation 800 Red and 100 Green LED (Light Emitting Diode) Modules in the amount of $66,148 and 12 traffic signal battery back-ups. _ from Pacific Lighting Sales in the amount of $31,826 Anproved'S-0 d. Recommendation to approve Final Map ~,~„'i l4 for an 8-unit residential condominium project at 125-~~Diamond Approved 5-0 e. Recommendation to adopt Resolution No. 6276, a Resolution of the City Council of the City of Arcadia, California, declazing the City's intention to vacate portions of Santa Clara Street in front of 225 and 255 East Santa Clara Street Adoviced 5-0 £ Recommendation to accept all work performed by Dynaelectric for the construction of the pedestrian traffic signal on Campus Drive at Arcadia High School (Job No. 5233041) as complete az~d to authorize final payment of $9,912.00 to be made in accordance with the contract documents Anproved ~ 5-0 g. Recommendation to enter into a Professional Services Agreement in the amount of $235,000 with Teratest Labs for inspection and testing services for the new Police Facility Project Approved 5-0 h. Recommendation to accept the donation of a 1984 Chevrolet Camaro Race Car to the Arcadia Police Department Approved 5-0 Recommendation to enter into a Professional Services Agreement with EPT (landscape arcl~itectural firm) for azchitectural design services for the Librazy at 20 West Duarte Road, in an amount not to exceed $39,200 Approved 5-0 12. CITY MANAGER a. Recommendation to award a contract to Mallcraft Incorporated for construction of a new Police facility in the amount of $12,844,000 with contingenc .of $488,440. Approved 5-0 (4~ of base bid~ b. Recommendation to provide direction on the City of Arcadia's possible participation in the 2003 Rose Pazade Direct staff to submit an app i~ation for the 2003 Rose Parade - 5-0 ADJOURN 5; 2002, at 5:30 p.m. in -4- S.f o-zD _P,,• i- / '>'=— 02 a a l j 0 v ' • ARCADIA °RP�>:AZ� STAFF REPOT`.R' ADMINIS'TRA'TIVE SERVICES DEPARTMENT DATE: January 15, 2002 TO: Mayor and City Council FROM: Tracey Hause, Administrative Services Directo ) Submitted by: Michael A. Casalou, Management Analyst SUBJECT: Report and Recommendation to Authorize Staff to Provide (4) Additional CDBG Housing Rehabilitation Grants for FY 2001/02 and Appropriate $40,000.00 from Unallocated CDBG Funds and to Approve the Community Development Block Grant Statement of Objectives End Programs for the 2002-2003 Fiscal Year SUMMARY The Community Development Block Grant program (CDBG) was initiated by Congress in 1974 as part of the Housing and Community Development Act. Administered under the auspices of the Los Angeles County Community Development Commission (CDC), this program provides funding for a wide range of services, activities and programs to improve the quality of life for people of low and moderate income in unincorpora��ted areas and participating cities in Los Angeles County. One of the current progr ms offered by the City is a housing rehabilitation program. Due to a high interest in his program, staff is requesting the City Council authorize (4) additional grants for FY 2001/02 and appropriate $40,000.00 from CDBG unallocated funds. Additionally, a project summary form describing FY 2002/03 programs must be submitted to the Community Development Commission no later than February 1, 2002. • The CDC has informed the City that its FY 2002/03 final allocation will be $426,527100. Staff is therefore recommending the City Council approve the projects as set forth below for FY 2002-2003. DISCUSSION The CDBG program is funded directly by the federal government's Departmen of Housing and Urban Development (HUD). The CDC administers this funding on behalf of the Los Angeles County Board of Supervisors, which oversees the CDC. A pros ect must meet one of the following criteria in order to qualify for CDBG funding: (1) the project benefits low and moderate income persons, (2) the project aids in the prevention or elimination of slum and blight and/or (3) has a particular urgency due to existing LASER IMAGED Mayor and City Council January 15, 2002 conditions posing a threat to the health and welfare of the community where other financial resources are not available to meet such needs. The City of Arcadia has participated in the Community Development Block Grant program for approximately 28 years. Federal regulations require that no less than 10% of a grantees aggregate funds (2002/03 Allocation $426,527.00 + Unallocated Fund Balance of $115,892.00 = $542,419.00) are to be used to support activities that be efit persons of low and moderate income; resulting in a minimum of $379,693.00 to be spent for low/mod activities (all of our programs meet low/mod criteria). A maximum of 25% of the funds ($106,632.00) may be utilized for public service programs (i.e. congregate meals, youth programs) and a maximum of 10% of the funds ($42,653.00) may be utilized for the administration of the CDBG program. The Administrative Services Department is responsible for the administration of the CDBG funds. Below is a table summarizing the fiscal year 2001-02 projects followed by a brief description of each program: TABLE 1.1 Project Name Fiscal Year 2001/02 Projects .. Meals on Wheels $ 5,000.00 Program Administration $ 8,599.00 Youth Services Program $ 15,000.00 Congregate Meals Program $ 32,750.00 Information/Referral Program $ 37,250.00 Historic Preservation Study $ 41,540.00 Residential Housing Rehabilitation $260,400.00 Total $400,539.00 FY 2001/2002 Programs Meals On Wheels - $5,000.00 (Public Service Program) The funds for this program helped offset operating expenses incurred by the American Red Cross to deliver two meals a day to approximately 50 homebound residents in Arcadia. ' Program Administration - $8,599.00 (Planning/Administration) These funds offset the cost of annual general management, oversight and coordination of the CDBG projects and programs. 2 Mayor and City Council January 15, 2002 . Youth Services Program - $15,000.00 (Public Service Program) This is an ongoing program directed to help youths 18 years and under who come f om low-income families. This program sent youths to day camp, music club, educational field trips, summer camp and may subsidize band equipment and uniforms. Congregate Meals For Seniors - $32,750.00 (Public Service Program) This is an ongoing program providing senior citizens with a nutrition program that features hot noon-time meals, Monday through Friday at the Community Center. . Information and Referral Program - $37,250.00 (Public Service Program) This is an ongoing program that provides senior citizens with essential informatioi to maintain independent living and healthy lifestyles. Specific services incl de: government benefits assistance (Medicare, social security, income tax, Medi-Cal, `SI), housing, transportation, legal assistance, in-home services, health services and educational opportunities. Historic Preservation Study- $40,000.00 (Planning/Administration) This program used CDBG funds to hire a consultant to compile an inventory of his oric buildings throughout the City. Housing Rehabilitation - $260,400.00 (Low/Mod) This is an ongoing program offering assistance to low/moderate income homeow ers for necessary home improvements. A maximum grant of $10,000.00 is availably per household. RECOMMENDED PROGRAMS FY 2002/2003 (28TH YEAR) Due to the success of the fiscal year 2001/02 programs, staff is recommending the ongoing programs be continued and funded as represented in Table 1.2. Table 1.2 :ProjectName ' - ` f` " Fiscal Year 2002/03kProposedt k Meals on Wheels $ 7,500.00 Program Administration $ 20,027.00 Youth Services Program $ 20,000.00 Congregate Meals Program $ 39,000.00 -- Information/Referral Program $ 40,000.00 Residential Housing Rehabilitation $300,000.00 Total $426,527.00 3 Mayor and City Council z_ January 15, 2002 FISCAL IMPACT There is no financial impact to any City funds to implement CDBG programs. However, staff does include CDBG program appropriations in the operating budget and is requ red to seek City Council approval prior to expenditure of funds. RECOMMENDATION Staff is recommending that the City Council: 1. Authorize staff to provide (4) additional housing rehabilitation grants for FY 2001/02 and appropriate $40,000.00 from the CDBG unallocated fund balance, and 2. Approve the allocation of funds for FY 2002/03 as outlined in the attached staff report, or as modified by the City Council, and authorize staff to ad'ust the program budgets as necessary to expend any remaining unspent fu ds at the close of the fiscal year, and 3. Authorize the City Manager to execute the Memorandums of Understan ing which are submitted to the County at a later date. Approved:_ " ► William R. Kelly, City Manager • 4 illy\� ` IP, ARCADIA 1, • vo `g1'oRATto City o f CERTIFICATION Arcadia I, June D. Alford, the duly elected, qualified and acting City City Clerk Clerk of the City of Arcadia, California, do hereby CERTIFY that the following is a full, true and correct copy of a MINUTE MOTION adopted by the City Council of the City of Arcadia at its Regular Meeting held on January 15, 2002, in consideration of Agenda Item 6b. : Public Hearing - Recommendation to authorize staff to provide four (4) additional CDBG Housing Rehabilitation Grants for FY 2001-2002; to appropriate $40,000 from Unallocate. • CDBG Funds; and to approve the Community Development Block Gran. Statement of Objectives and Programs for 2002-2003 Fiscal Year. June D.Alford City Clerk "It was MOVED by Councilmember Chang, seconded by Councilmember Chandler and CARRIED on roll call_.vote as follows to AUTHORIZE staff to provide four (4) additional housing rehabilitation grants for FY 2001/0'2 and. APPROPRIATE $40,000.00 from the CDBG unallocated fund balance; and APPROVE the allocation of funds for FY 2002/03 as outlined in the January 15, 2002 staff report, or as modified by the City' Council, and.AUTHORIZE staff to adjust the program budgets as necessary to expend . any remaining unspent funds at the close of the fiscal year; and AUTHORIZE the City Manager to EXECUTE the Memorandums of Understanding which -are submitted to the County at a later date. AYES: Councilmembers Chandler, Chang, Kovacic, Marshall and Segal NOES: None ABSENT: None IN WITNESS WHEREOF, I HAVE..HEREUNTO SET MY HAND AND AFFIXED THE SEAL OF THE CITY OF ARCADIA THIS' 16TH DAY OF JANUARY, 2002. • June D. Al rd City Cl6rk 240 West Huntington Drive City of Arcadia, California Post Office Box 60021 Arcadia,CA 91066-6021 (626)574-5455 (626)447-7524 Fax NOTICE OF PUBLIC HEARING RE-FORE THE ARCADIA CITY COUNCIL A PUBLIC HEARING will be held before the City Council on Tuesday, January 15, ?002 at 7:00 p.m. in the City Council Chambers at Arcadia City Hall, 240 West Huntington Drive, Arcadia. The purpose of the public hearing will be to obtain the views of citi ens on community development and housing needs in order to determine what Comm nity Development Block Grant (CDBG) programs the City should undertake for fiscal year 2002-2003. In fiscal year 2002-2003, the City will receive approximately $415,402.00 in Comm nity Development Block Grant (CDBG) funds. These funds may be used for programs uch as community conservation, i.e., housing rehabilitation programs; neighbor ood development programs; community business revitalization programs; retrofitting public facilities to comply with federal ADA requirements; senior citizen programs, meals programs and public works projects such as the removal of architectural bar iers, construction of handicap ramps, replacement of street lighting, street resurf cing, undergrounding of utilities, etc.; and public service programs. Any program undert ken with CDBG funds must benefit low and moderate income families or aid i the prevention of slum and blight. Any persons wishing to speak on this item are invited to attend.the Public Hearing. Any person wishing to challenge any action taken after the public hearing may be limit d to raising only those matters raised by him/herself or others at the public hearing. , In compliance with the Americans With Disabilities Act, if you need special assists ce to participate in a city meeting, please contact the Office of the City Clerk at (626) 574 - 5455 at least three working days before the meeting or time when special services are needed. This notification will help city staff in making reasonable arrangements to provide you with access to the meeting. Further information regarding the use of CDBG funds are available in the Administrative Services Department located at 240 West Huntington Drive, Arcadia. If you have questions, you may contact Michael Casalou at (626) 574-5127 between the hours of 7:30 a.m. and 5:30 p.m., Monday through Thursday and 7:30 a.m. to 4:30 .m. on alternate Fridays. City Hall will be closed on Tuesday January 1st (New Yeas �a�� and Friday, January 11, 2002. ADMINISTRATIVE SERVICES DEPARTMENT Tracey Hause Administrative Services Director PUBLISH DATE: December 27, 2001 tai�jAA MENIORAI■TDU1VI ADMINISTRATIVE SERVICES DEPARTMENT DATE: December 10, 2001 TO: June Alford, City Clerk FROM: Michael A. Casalou, Management Analyst SUBJECT: Notice of Public Hearing for FY 2002/2003 CDBG Program Attached is a notice of public hearing for the January 15, 2002 City Council Meeting regal..ing CDBG programs for FY 2002/2003. Please let me know if you have any questions. Attachment: Notice of Public Hearing • • • OS—Go —GO •'.l� ; Jr633iy lM� naoan STAFF REPORT DEVELOPMENT SERVICES DEPARTMENT January 15, 2002 TO: Mayor and City Council FROM: Don Penman, Assistant City Manager/Development Services Director By: Donna L. Butler, Community Development Administrator SUBJECT: Consideration of Final Map No. 53314 for an 8-unit residential condominium project at 125-11 Diamond Street. /zT SUMMARY Tentative maps and final maps are required for all subdivisions that result in five or more parcels or condominiums. The City Council shall approve a final map if it conforms to all the requirements of the subdivision regulations of the Municipal Code and the State Subdivision.Map Act. It is recommended that the City Council approve Final Map No. 53314 for an •8-unit residential condominium project at 125- 131 Diamond Street. DISCUSSION Final Map No. 53314 has been reviewed by the Los Angeles County Department of Public Works and the appropriate City Departments. Said map has been found to be in substantial compliance with the tentative map, as approved by the Planning Commission on February 13, 2001, and is in compliance with the subdivision regulations of the Municipal Code and the State Subdivision Map Act. RECOMMENDATION The Development Services Department recommends approval of Final Map No. 53314. Attachments: 1. Land use map 2. Letter of compliance from Los Angeles County (I� 3. Final Map No. 53314 Approved: _ r William R. Kelly, City Manager aD).l. 1J o1 • ..........__..,— „._,,,,, xr<g5/' ra• - a.. ....-. .... -.T. 4 ...,- ....... .. -. ... t ,w.v mnNf rt_n._,l rt. w.n...slti+Mf+.•rr! +•n... .... V —vr'T-¢a r.,.uva . ..• s. t ..) 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DEPARTMENT OF PUBLIC WORKS L FORNti®• 900 SOUTH FREMONT AVENUE ALHAMBRA, CALIFORNIA 91803-1331 Telephone:(626)458-5100 . JAMES A.NOYES,Director ADDRESS ALL CORRESPONDENCE TO: P.O.BOX 1460 ALHAMBRA,CALIFORNIA 91802-1460 December 5, 2001 IN REPLY PLEASE REFER TO FILE: LD-2 Mr. Phillip A. Wray City Engineer City of Arcadia 240 West Huntington Drive Arcadia, CA 91006-6021 Dear Mr. Wray: TRACT NO. 53314 The enclosed subject tract map has been reviewed by Public Works for mathematical accuracy, survey analysis, title information, and for compliance with the State Subdivision Map Act. It is ready for your examination and certification as to compliance with the conditional approval and applicable City Ordinances. The City Council or Advisory Agency should make the findings required by the State Environmental Quality Act and the State Subdivision Map Act. After your approval and the approval of the City Council or Advisory Agency, the map should be returned to Land Development Division, Subdivision Mapping Section, for filing • with the Registrar-Recorder/County Clerk's Office. If you have any questions, please contact Mr.Armando Aguilar of our Subdivision Mapping Section at (626) 458-4915. Very truly yours, JAMES A. NOYES Director of Public Works Me t 71- /) DENNIS HUNTER Assistant Division Engineer . Land Development Division LR:ca P:ILDPUBISUBDIVSN IMAPPING\FORMS\TRACT Enc. 1 LOT :ET 1 OF 2 SHEETS 16,013 SQ. FT. TRACT NO. 53314 IN THE CITY OF ARCADIA COUNTY OF LOS ANGELES, STATE OF CALIFORNIA BEING A SUBDIVISION OF LOTS 7 AND 8 IN BLOCK 64 1/2 OF A PART OF ARCADIA SANTA ANITA TRACT PER MAP RECORDED IN BOOK 15 PAGES 89 AND 90 OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. FOR CONDOMINIUM PURPOSES OWNER'S STATEMENT: SURVEYOR'S STATEMENT EE 1317)481'MATE THAT 111:NE TIE 1311311'07 CF NE WIEAEETFD 0 THE 1 NEON STATE THAT I AN A lJL EEO LAM OF TIE STATE OF LADS M=FD WNW 71E 15 0001 117011 CN 1}O NAP MEN THE CMF' THAT o oa! NAP f 0110* 2'?I N A M E OLTM1101102 COVER L*�Al0 E COLIENT TO TIE nE PARATO1 Alm FD*19 E AID�s+a+�smog A*T AlI two MADE 8Y ZE Ni LURE !1Y SAD YAP MO 19130111310/1. �CI01 ON SCI®! THAT 1131 RAM 1700*NAT OF Ti@:CNARACRR EEFFTDE DIT TAO EN ECU HEIM NM ABLE TIE DOhhYY TO NE A.7)SAD YOlOfE1i1S ll� 0•C.LLD(6f10) gmt i STATE OF CAL2Pa9G WWI THEE_ UM/a COMITY OF 101 NIIN& I 0 R_ 0 MOTE NE.THE 19 ,A NOME ROE IN AEI FOR CAD STATE.PERSONALLY AREA= PERIRMALLY 1011911 TO E CR MED 1O LE CITY ENGINEER'S CERTIFICATE: COI THE DADS OF CATIFALROVY MIME TD E THE PERSON MOM NAPE m sumenem 711 1131 011!•1 11QIOLF IT AND ANNICAU31031 111 NE THAT fE E EXECUTED THE-CLUE 101 HL3/10V AUTHOR=CAPACITY AM THAT BY 1 023 1 07I@Y 1)02 1 HAVE E NAP A 110 IMF,THAT IT 102*11 C1 =11 EMCEE ON TIE C3SD*DF]IT,THE PERNOI,01 THE ENMY 1041 Tazizon IT THAT 7D 7}31 ENTWINE NAP APO ALL APRIA11EO CF SE CITY �MAIF N'0201 THE._ ACT®.STIED 1IIE 401RSOIG CF ARCADIA THAT 11 C SAE AT 1 01i6AFFE IF 71E 7)}E CRY CF AOGSaA A1R101aE AT TIE TOE�APPHOYAL OF 7131 7EI1TA71VE NAP HAVE BEEN CORED 43111 PM THAT 1 AY CATERED THAT TIM NAP l7 11331110ALLY CCE=T 7TH NEWT 10 QTY WEAL NOTARY NA Pi504 RELIC RELIC VE NY PLACE EYE IR IN LDS ACMES COUNTY SAL ONE,HOARY WOE MC Off MET T OCI�:L DATE R.C.E.�Y C.E131111ED '�• ECM A7 36-0191134T NO.01-1103901 CF OFFICIAL=ENOS. CITY TREASURER'S CERTIFICATE: I HEM=WY THAT ALL MEOAl.ASEMBENIS LEM INTER TIE MEW=OF 11E CITY E ARCADIA TO 0201 THE LEO DELUDED N STATE E G'AF13S9DA TE ERIN SUMIESO1 02 ANY PME17)3103131 1*=ACT.AND OM NAY COATI CI:IDS MILS EN EE PAID p 11RL.HOE[31171 PAD N E9S1. M• UG IN FOR FF SAO MATE. Y APPEARED A WNW PHDED TO PE TM 11E EASE 02 SAE:AC1QEy MEHC<Y DE T E PEMIN 7)1 — CITY NEAMEN..17Fp 02 ARCADIA IFO>E NAPES ATE 1!010020 70 THE 1911[1 1AgW**FMT APO ANONELEE 4D 10 EE THAT THEY EMITTED THE EVE IN T102 MITHC91201 CAPACITIES AID THAT BY THEM 01111)1TEn 0171E 111TIa*ENr.THE ME=C THE ENTITY PLANNING COMMISSION CERTIFICATE 1041 EETATF OF MINI THE POMO ACTS;OECLIT30 11£LNSTOtlENG TO IS 10 123111PY THAT 1)31 TOdTA'INE MAP CP war Ha 93*14 V1A* APPROVED AT A PEET=HELD ON TIE 14111 DAY OF F0203M X01.I Ifl®Y MEET THAT THE NAP ONE1ANONI.Y CO*+23 NTH 11E NOTARY FEE23FD PII5VICL.Y APP70YE0 TENTATVE NAP. NAVE P1 17)® NY COI OREN EO+EER HY MORAL P1ACE CF MENEM D II LDS AAIESE3 0211/17 • —OTT®ma'am • NOM 102 9121113111011 17 APPROVED A ell FIDEDT. FINANCE DIRECTOR'S CERTIFICATE VHI3EESY 1TE=EN OF ME 1AI1O OF AN IPAO?YA1.ISD AN WOWED I IEFEBY=NY THAT TIE FEE=MO EY=MN*110.4 aF TE MEREST 01 TIE 009101 AREAS 103171 1711.0 T90L PWOVDc 1731 VI00DWAI.COE HAS®1 PAN TO TEE MY E A7GAOEL PECIMEARy AMMO ME MTV EMCEES Eat THE 13 10. BASS OF E1w11! TIE 021024/7 DOCU1,E35<147l AWE EASED NI 71E EFAMINI SorMY E OF TIE ,O CENTERIPE OF CM=MEET AS MON 01 111MT NAP ND.47)11,1LE TEDE-- CITY CLERIC'S CERTIFICATE: I NOM?=FY THAT ME 01?031111111.OF THE MY Cr MICA04 HY 010101 PASSED 01 641117A30 TIE AMOCO MAP. . DAVE— OW 004-01Y 12 F ANG=EL SCALE:• 1.= 20' :ET 2 OF 2 SHEETS TRACT NO. 53314 IN THE CITY OF ARCADIA - COUNTY OF LOS ANGELES, STATE OF CALIFORNIA FOR CONDOMINIUM PURPOSES FO DV PER Di. .nos 118 Fp. 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DIAMOND STREET - - 35',4.-�- _ _ t00n5' _ 11 rr-- - �° 59011000'E _Vic_�m�92SZT F0 4 PAL%CPI W a50A1' A NO.4ae5'T. FD mIG NAL PFA ia n®-a-45 m Na Ka MCPH 'DE WHOM OF TF£LAIC HEM ®Y 7l_YAP. at 7/4- ,2-.0 0 i-ro3 ,ARCAD • f�\ STAFF REPORT ORpORAKEO DEVELOPMENT SERVICES EPARTM.NT January 15, 2002 TO: Mayor and City Council FROM: Don Penman, Assistant City Manager/Development Services Director By: Donna Butler, Community Development Administrator SUBJECT: REPORT AND RECOMMENDATION TO APPROVE TEXT AMENDMENT 2001-003 - REVISING DIVISION 5 ARCHITECTURAL DESIGN REVIEW OF ARTICLE IX, CHAPTER 2, PART 9 OF THE ARCADIA MUNICIPAL CODE RELATING TO DESIGN REVIEW REGULATIONS FOR THE R-2, R-3, CBD, CPD-1, C-O, C-2, C-M, M-1, M-2 AND S-1 ZONES WITHIN THE CITY OF ARCADIA SUMMARY This text amendment was initiated by the Development Services Department to amend the City's current Architectural Design Review Guidelines. The proposed revisions set . forth specific and separate guidelines for multiple-family and commercial and industrial projects. The Development Services Department is recommending approval of this text amendment as set forth in the staff report as well as adoption of new fees for design review. BACKGROUND Prior to 1987 the City had no authority to comment on, review or approve the architectural design of any buildings to be constructed within the City. In order to encourage better quality development within the community, in May 1987 the City adopted Architectural Design Review. The current guidelines provide the City with the authority to review the architectural design for both multiple family dwellings and for commercial and industrial buildings as well as the signing for commercial and industrial projects. The purpose of the design review regulations is to: • maintain and protect property values; • provide guidance for the orderly development of the multiple-family and commercial and industrial zoned areas within the City; and e �A • promote high quality development. LASER IMAGED Textamendment-ADR T.A 2001-003 January 15, 2002 Page 1 The existing regulations are wide-ranging in nature providing general criteria for design review and allowing the City as well as developer discretion in the design of structures. The regulations focus primarily on: • harmony with surrounding development, and • encouraging excellence in architectural design At the time of adoption, it was the consensus of the City Council that design review should be conducted by the Development Services Department staff for projects that did not require a modification, conditional use permit or zone variance. Projects requiring discretionary approval would be subject to design review by the Modification Committee, Planning Commission or City Council. Although the design regulations provide general guidelines for development, they are subjective, leaving considerable room for interpretation by both developers and City staff. In order to provide more guidance to developers, the Development Services Department is recommending that the design review regulations be revised to better reflect the specific goals and vision of the City. PROPOSAL AND ANALYSIS Guidelines The proposed design guidelines have been through several drafts and changes. It was staff's goal to create guidelines that do not impose an overriding style, limited color palette, or an artificial theme, but attempt to promote the positive design characteristics existing throughout the City today as well as promote quality designs that have been carefully considered in the context of the City. Rather than one set of guidelines for all types of projects, separate design standards have been developed for multiple-family projects and for commercial/industrial projects. Although the guidelines provide flexibility, projects will be reviewed based on the intent of the guidelines. Both the multiple-family and commercial/industrial guidelines are more detailed and include sections on: • • • General Design Criteria, including desirable material • Site Planning and Layout • Building Composition, including bulk and mass of structures, rooflines, etc. • Parking/Driveways • Landscape Elements • :;Information on Design Review Procedures Textamendment-ADR T.A 2001-003 January 15., 2002 Page 2 C M The guidelines provide examples of both desirable and undesirable buildings, signing and site elements by use of photographs and illustrations. Also, the commercial/ industrial guidelines contain detailed information and illustrations on signing. • The General Design criteria sets forth design elements that establish high quality architectural style as well as elements that detract from architectural quality and includes a list of both desirable and undesirable materials. There are no changes proposed in the processing of projects for design review. The complete guidelines for both multiple-family and commercial/industrial projects have been attached for your review. Fees The Administrative Services Department is undergoing a Cost Allocation analysis of fees charged for services throughout the City. Recommendation for new fees will be made as part of the cost allocation study. PLANNING COMMISSION The Planning Commission at their November 27, 2001 meeting voted 4 to 0 to recommend approval of the new architectural design guidelines set forth in T.A. 2001- 003. The Commission commented that the design guidelines provide a good working tool not only for developers and architects, but small business owners in providing guidelines for development. The Commission further commented that hopefully these design guidelines would promote diversity in style, especially for multiple-family projects and perhaps wording could be incorporated in the guidelines to encourage this diversity. CEQA Pursuant to the provisions of the California Environmental Quality Act, the Development Services Department has prepared an initial study for the proposed text amendment. Said initial study did not disclose any substantial or potentially substantial adverse change in any of the physical conditions within the area affected by the project including land, air, water, minerals, flora, fauna, ambient noise and objects of historical or aesthetic significance. When considering the record as a whole, there is no evidence that the proposed project will have any potential for adverse effect on wildlife resources or the habitat upon which the wildlife depends. Therefore, a Negative Declaration has been prepared for this text amendment. • Textamendment-ADR T.A 2001-003 January 15, 2002 Page 3 f PI 5 RECOMMENDATION The Development Services Department recommends that Division 5 (Architectural Design Review) of Article IX, Chapter 2, Part 9 of the Arcadia Municipal Code be deleted in its entirety and that new regulations as well as new fees be adopted. Staff is proposing that the following sections be adopted by Ordinance as set forth below: •- Purpose • Issues • Applicability • How to Use the Design Guidelines • Interpretation of Provisions • Relationship to Design Review Process • Scope and Authority • Design Review Procedures Staff is proposing that the general design criteria be adopted by Resolution. Because these sections pertain to specific standards, they are more subjective and may be subject to more frequent revisions. The resolution format makes it easier to amend these sections than if they were adopted by ordinance and codified. In addition to the above, the Development Services Department has added a new requirement that any project in excess of two (2) acres or 40,000 sq. ft. in area. be subject to design review by the Planning Commission. Ordinance The Development Services Department is recommending that Sections 9295 through 9295.14 be deleted and replaced as follows: DIVISION 5 ARCHITECTURAL DESIGN REVIEW 9295. PURPOSES. The purpose of the Architectural Design Review Guidelines is to promote a desired level of quality development in Arcadia that will: A. Contribute to a positive physical image and identity of multiple-family, commercial and industrial development. B. Foster design that is sensitive to both the site and its surroundings. Textamendment-ADR T.A 2001-003 January 15, 2002 Page 4 I • 5 C. Provide guidance for the orderly. development of the City and promote high quality development. D. Maintain and protect the value of property. E. To reinforce the importance of the pedestrian with scale and space. F. Ensure that the architectural design of structures and their materials and colors are visually harmonious with surrounding development. To encourage improvements that respect or improve neighborhood character. G. Ensure that plans for the landscaping of open spaces conform to the requirements set forth in the code, and that they provide visually pleasing settings for structures on the site and on adjoining and nearby sites and blend harmoniously with the natural landscape. H. Ensure that the design and location of signs and their materials and colors are consistent with the character and scale of the buildings to which they are attached or which are located on the same site, and ensure that signs are visually harmonious with surrounding development. I. Encourage excellence in architectural design to enhance the visual environment of the city, preserve and protect property values, the character of the community, and mitigate against degradation and depreciation.. J. Promote and protect the health, safety, comfort and general welfare of the community, to promote the standards of appearance in the community and encourage the appropriate use of land within the city. The interpretation and implementation of the design guidelines should be based on the above points. Projects that are reviewed for compliance with the design guidelines should meet the intent of the above points. The guidelines do not seek to impose an overriding style, a limited color palette, or an artificial theme, but seek to promote the positive design characteristics existing throughout the City of Arcadia today. The goal is to promote quality designs that have been carefully considered. It is intended to promote designs that have well integrated features rather than tacked on details. The guidelines are less quantitative than mandatory development standards and may be interpreted with some flexibility in the application for specific projects. 9295.1. APPLICABILITY. Design approval is required prior to the issuance of a Building Permit, Sign Permit, Conditional Use Permit, Variance and/or Modification, for all projects located Textamendment-ADR T.A 2001-003 January 15, 2002 Page 5 T `, ) within all the multiple-family, commercial and industrial zones as well as exterior alterations, additions or new buildings located in the S-1 zone. In addition, the design guidelines apply to the following uses which do not require permits: painting of buildings and signs painted directly on a building. Exception: the provisions do not apply to the following: 1. Signs having no words or symbols greater than 3 inches in height. 2. Building permits for work which is located entirely within a building and which does not alter the external appearance of said building. 9295.2. HOW TO USE THE DESIGN GUIDELINES. These guidelines are intended to be used to generally influence the design of multiple-family, commercial and industrial development/redevelopment of land uses. The guidelines should be used as a starting point for the creative design process and should not be looked upon as the only solution for design. Owners of properties should strive to be creative and innovative and look beyond franchise or boilerplate architectural, signage and landscape architectural design treatment. 9295.3. INTERPRETATION OF PROVISIONS. To aid in the interpretation of these guidelines, a development applicant should understand the meaning of "should", "encouraged", and "discouraged". Guidelines that employ the word "should" are intended to express the City's desire and expectation. An alternative measure may be considered, however, if it meets or exceeds the intent of the guideline. Guidelines using the words "encouraged" or "discouraged" are meant to express a more or less desirable design solution. 9295.4. RELATIONSHIP TO DESIGN REVIEW PROCESS. The Design Guidelines will be utilized during the City's development review process to encourage the highest level of design quality. At the same time, provide the flexibility necessary to encourage creativity on the part of project designers in response to existing site conditions. Applicants of new development or rehabilitation must follow a development review process set forth below in order to complete site and building improvements. Textamendment-ADR T.A 2001-003 January 15, 2002 Page 6 1 9295.5. SCOPE AND AUTHORITY. Project proponents should review the entire set of design guidelines prior to beginning a project's design. Design review shall consists of three steps: 1. Preliminary consultation between the project sponsor and the Development Services Department staff to discuss design guidelines and design criteria applicable to the site and use. 2. Design concept review by the Development Services Department, Modification Committee, Planning Commission or City Council, as provided for in the code. 3. Final design review during the Plan Check process by the Development Services Department for consistency with the approval or conditional approval as established in the design concept approval stage. 9295.6. GENERAL DESIGN CRITERIA FOR ALL PROJECTS. General design review criteria for multiple-family projects and commercial/ industrial projects shall be established by Resolution of the City Council. 9295.7. DESIGN REVIEW PROCEDURES. A. The Development Services Department shall perform design concept review of projects that do not require a Modification, Conditional Use Permit, or Zone Variance. B. Design concept review of projects that require a modification, conditional use permit or zone variance may be performed by the body acting on such modification, conditional use permit or zone variance. C. Projects in excess of two (2) acres or buildings in excess of 40,000 sq. ft. shall be subject to design review by the Planning Commission. D. The Development Services Director or designee, Modification Committee, or Planning Commission may in its discretion decline to handle or determine the matter and instead may refer it to the body which would considers the matter as if an appeal had been filed. Textamendment-ADR T.A 2001-003 January 15, 2002 Page 7 9295.8. INITIATION OF DESIGN REVIEW. A. Preliminary Consultation. Preliminary consultation shall be initiated by requesting an appointment with the Development Services Director or a designated representative. B. Design Concept Review. Design concept review shall be initiated by an application submitted to the Development Services Department. The application shall include such .plans and materials required for adequate concept.review. C. Final Design Review. Final design review of development plans shall be initiated within one year of design concept approval by submitting plans with Building Services for plan check. 9295.9. DESIGN CONCEPT REVIEW AND APPROVAL. A. By Development Services Department. The Development Services Director or his/her designee shall review development plans submitted for design concept approval within thirty (30) working days of receipt, and may approve, conditionally approve, disapprove or return plans for revisions. After each submittal, 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. B. By Modification Committee, Planning Commission or City Council. Concurrent with the hearing of an application for a Modification, Conditional Use Permit or Zone Variance, the Modification Committee,' Planning Commission or City Council may approve, conditionally approve or disapprove the design concept plans. 9295.10. FINAL DESIGN REVIEW AND APPROVAL. A. 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. B. If in the opinion of the Development Services Director, the final plans are not consistent with the previously approved design concept plans, the Development Services Director or designee shall refer said,plans to the body that had previously acted on the design concept plans, for their review and action. Said body may approve, conditionally approve or deny said plans. Within 5 working days after a decision, notice of the decision shall be mailed to the applicant. Textamendment-ADR T.A 2001-003 January 15, 2002 Page 8 i _ . 9295.11. FEE. Before accepting for filing any application for design review, the City shall charge and collect a fee that shall be paid in an amount established by resolution of the City Council. 9295.12. EFFECTIVE DATE. No permit or license 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). 9295.13 EXPIRATION OF APPROVAL. Design Concept Approval. Design concept approval shall expire one (1) year following its effective date unless: 1. A building permit has been issued and construction diligently pursued; or 2. A certificate of occupancy has been issued or 3. The approval is renewed. 9295.14. EXTENSION OF APPROVAL. 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 determining 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. 9295.15. PLAN REVISIONS. The Development Services Director or designee or the body that conducted design concept review of a project may approve changes to approved plans or in conditions of approval upon determining that the changes are minor and are consistent with the intent of the original approval. 9295.16. APPEAL. 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 Development Services Director's or designee's or Modification Committee's decision and shall be accompanied by an appeal fee. A public hearing will be scheduled not less than ten (10) calendar days nor more than forty (40) calendar days after the filing of an appeal. Textamendment-ADR T.A 2001-003 January 15, 2002 Page 9 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 an appeal fee. The City Council shall set a date for a public hearing at its next regular meeting after the filing of such appeal. 9295.17. ENFORCEMENT. A. Building Permits. Building Permits 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 Permits, Modifications and similar actions, shall constitute grounds for the suspension or revocation of such approval. C. Misdemeanor and Public Nuisance. Violation of any of the requirements of this Ordinance shall constitute a misdemeanor and a public nuisance pursuant to Sections 1200 and 1201 of the Arcadia Municipal Code. Resolution Further, it is staff's recommendation that the specific guidelines as set forth in the attached exhibits shall be adopted by Resolution. If the City Council determines that this text amendment is appropriate, the Council should move to approve this text amendment as set forth above or as amended by the City Council, and direct staff to prepare the appropriate ordinance as identified on Page 4 and a resolution implementing the specific guidelines for adoption at a later meeting. If the City Council decides not to proceed with this text amendment, no further action is necessary. Approved by: William R. Kelly, City Manager Attachments: Existing Architectural Design Review Regulations Architectural Design Guidelines — Multiple-Family • Architectural Design Guidelines — Commercial/Industrial November 27, 2001 Planning Commission Minutes Environmental forms Textamendment-ADR T.A 2001-003 January 15, 2002 Page 10 Y - EXISTING ARCHITECTURAL DESIGN REVIEW REGULATIONS i CITY OF ARCADIA . . .' ARCHITECTURAL DESIGN REVIEW REGULATIONS , 1 PURPOSE. and mitigate against degradation • and depreciation. The -purpose, ofthe Architectural Design Review Regulations are to . 6. Promote and protect the health, safety, comfort and general welfare 1. Ensure that the location and config- of the community, to promote the uration of structures are visually standards of .appearance in the harmonious- with their sites and conim.unity and encourage the with surrounding sites' and stru.c- appropriate use of land within the tures, ' and do not dominate their City: surroundings to an extent inappro- priate to their use. • APPLICABILITY , . . _ . 2. Ensure that the architectural Design approval is required prior to the design of structures and their issuance of a Building Permit,. Sign materials and colors are visually Permit, Conditional Use Permit, Vari- harmonious with surrounding de- ance, Modification, or Certificate of velopment. Occupancy for all projects located with- . in the following one classifications: 3. Ensure that-plans fOr the landscap- R-2, R-3, CrO, C-1, C-2, CPD-1, C-M, ing of open spaces conform to the M-1 and M-2. Exception: The pro- requirements set forth in the code, visions do not apply to the following: and that they provide visually pleasing settings for structures on 1. Signs, having no words or symbols the site and on adjoining and exceeding 3 inches in height. nearby sites and blend harmo- niously with the natural landscape. 2. Buildings permits for work which is located entirely within a building 4. Ensure that the design and location and which does not alter the exter- of signs and their materials and nal appearance of said building: colors are consistent with the- char- acter and scale of the buildings to SCOPE AND AUTHORITY which they are attached' or which . . are located on the same site, and Design review shall consists of three ensure that signs are .visually har- ' steps: monious with surrounding develop- .. S ment. . 1. Preliminary. '-between the project sponsor and the Plan- 5. Encourage excellence . in archi- ning Staff to .. discuss' : design tectural design. to -enhance, the guidelines and design. criteria visual environment of the city; pre- applicable to the site'and use. serve and protect property values, - the character of the community, • r' • CITY OF ARCADIA .. ARCHITECTURAL DESIGN REVIEW REGULATIONS, . . ...:. _ .. 2. Design concept review by the Plan- 4. Design and location of prop:o°sed ping Director, Modification Com- signs should be consistent with the mittee, Planning Commission or provisions of the' zoning ordinance City Council, as 'provided for in the . and with.-,characteristics of the area code. ., in which the site is located. Signs should Abe designed to•be.i . keeping 3. Final: design review by the-Planning • th=the• use to-Which they are re- . Director for consistency with •the • lated.• Sign materials:`should be approval or conditional approval as compatible:-with:the materials and established in the design concept colors.used on the exterior of the approval stage. structure to which the sign is related and should' be comple- DESIGN REVIEW C , mentary to the appearance of the • building.. General Criteria: . 5. •Architecture, landscaping,. and 1. The location, configuration, size, sign-age design elements. shall. be and design. of new buildings and considered in their overall visual structures, or the ,alteration or : design to be harmonious and enlargement. of existing develop- . attractive. Review shall include: meat 'should be ,visually harmo- materials, textures; •colors, illumi- nious with their sites and nation, and landscaping;• and compatible with the character and •design, location, and size of signs quality of surrounding sites, build- attached .to buildings; and- the ings, and structures. . • design, location, and size of any free-standing sign. . 2. The height and bulk of..proposed .. buildings and structures on the.:site 6. Garish, non-harmonious, or out-of- should.be. in scale and in.'propor- character colors should not be used tion with• the height and bulk •of on any building face, or roof visible buildings and structures on sur- from the street or from an adjoin- rounding • sites, and should not • ing site Exposed metal.flashing or visually dominate their sites or the trim should be anodized or painted . neighborhood. • to blend with the exterior colors of • . the building: . . 3. The architectural treatment of. . .. - .. buildings and, structures and their 7. The development of the site should materials,.: textures and colors protect the site and surrounding shall be visually harmonious with . properties from noise;, :'vibration, existing buildings and structures, odor, and:other factors which may and surrounding development, and have an adverse effect on the envi- shall enhance the appearance of ronment. .• the area. - • ----- , . 'CITY OF ArICADIA - ARCHITECTURAL DESIGNREVIEWREGULATIONS„'ii..1 , :. . '' -. 3 . . 8. All mechanical equiprcient on the ' area , 8igi).s, landecapirig, light- site shall be apprOpriately'screened Mg, solar facilities, and other sight from View. Large vent stacks, and , features should show proper con-,, eitailat features should be avoided, h sideration for te visual effebt etii:e' . ., , , and if essential, shall be .screened develOPMent tipon"-'other properties from view or painted so as to be . from the view of the public rights- nonreflective and compatible with of-way and from eye level at grade , • , building colors. on the adjoining propettiea. -' ••- 9. Utility facilities must be placed 16. Off-street parking and loading • underground whenever feasible. faCilities should function efficiently with minimum obstruction of • . , 10. Deep eaves, overhangs, canopies, traffic on surrounding streets- and and other architectural features alleys. . . that provide shelter and shade C. should be encouraged.: 17. Trash collection areas shall not in- trude into major lines of sight from 11. Rooflines on a building or structure residential units or landscaped should be compatible- throughout open areas of the subject .develop- the building or struature and with meat or a.djacent propertiee. existing buildings and structures on surrounding properties. 18. Trash collection ' areas shall be located where the noise of trash 12. Exterior project lighting shall be pickup intrude minimally into the designed to contribute to the des- residential units on the site or thetic quality of the project. adjacent properties. 13. Proposed lighting should be so 19. Proposed projects shall accom- located so as to avoid glare and to mddate existing mature trees reflect the light away from ad- wherever feasible and shall provide, , joining property and public rights for their protection during con- of-way. struction. 14. The design of accessory structures, 20. New landscaping materials shall fences, and walls should be liar- ' be of'a size and quality approprite monious with the principal to the kale of the project. • building and other buildings on the i site,. Insofar as possible, the same 21. Landscaping shall be an integral building materials should be used part of the project, and shall be on all structures on a site. considered early in the design of the project. 15. The design of the buildings, drive- ways, ' loading facilities, parking • , . . • CITY OF AttCADIA " r ARCHITECTURAL DESIGN REVIEW REGULATIONS ..•, .: 4 • 22. LandsCaping areas shall be pro- 7. Special attention shall be given to vided to enhance walkways , the location and number. of vehic- ular . access points and •their . . . ■.. . ■ Additional Criteria for -relationship to vehicular and pedes- CotarilercialaudilstdalProjiee.ts: trian traffic, on the adjacent public . , • , . rights-of-way. 1. Large expanses of flat building walls shall be avoided by providing 8. Landscape buffers required between . sufficient architectural indenta- the parking areas and adjacent tions and/ or projections in both the public rights, of way and adjacent horizontal and vertical direction, so residentially zoned property shall , . as to provide opportunity for shade, not be included in the calculation of shadow and visual relief. the required interior landscaping. 2. Space for signage shall be designed 9. Additional landscape space may be into the, building.ele-vation.s which required for screening or buffering are adjacent to public streets. from adjacent uses. 3. Signs proposed, to be located on Additional Criteria for Multipler buildings having an existing sign, Famil-i7Projects: shall be designed (size, location, colors, lighting, materials, etc.), 1. Expanses of flat building walls shall and Considered, in relationship: to not exceed 25 feet in width without = . , other signs on the building, and providing: architectural indenta- compatible with the architecture of tions and/or projections with a the building. minimum depth of 2 feet and a minimum width of 6 feet, so as to 4. The, maii pedestrian entrances provide opportunity for shade, buildings shall be enhanced by the shadow, and visual relief. use of colored and textured paving materials, which are appropriate to 2 Long straight driveways and walk- the design of the building. ways shall be mitigated through • curvalinear approaches, land- 5. Walkway paving materials shall scapin.g, and changes in textures provide Walking surfaces which are and/or colors. . even surfaced and easily negotiated. 3. Walkways; shall be designed to 6. Parkin.g areas shall be enhan.ced minimize visual intrusion into: ad- through the use of colored oia. tex- joining properties, tared paving materials, so as to vis- ually break up the large expanse of asphaltic paving material. , • ; * , •tut OF ARCADIA , . ARCHITECTURAL DESIGN REVIEW REGULATIONS .:','• ; .... = , 5 DESIGN REV be initiated within one yeai° of RESPONSIBILITIES - design concept approval by filing an - application with the Planning 1. Design. concept review of projects Director. The application shall which do not require a Modification, ,include .such plans and materials Conditional Use -Permit, or Zone . , required for adequate design Variance will be performed by the review!. •- ., Planning Director. ,, • . , . . DESIGN CONCEPT ' AND 2. Design concept review of projects APPROVAL whiCh require a modification, con- ditional use permit or zone variance 1. By Planning Director. The may be performed by the body acting Planning Director shall 'review on such modification, conditional, development plans submitted for use permit or zone variance. design concept approval within 10 working days of receipt, and may 3. The Planning, Director, Modifi- approve,- conditionally approve or , cation Committee, or Planning disapprove the plans. Within 5 Commission may in its discretion working days after a decision, decline to handle or determine the notice shall be mailed to the matter and instead may refer it to applicant. the body which would considers the . matter as if an appeal had been 2. By Modification Committee, Plan- filed. fling Commission or City Council. • . Concurrent with the hearing of an INITIATION OF DESIGN REVIEW application for a Modification, Conditional Use Permit or Zone 1. Preliminary Consultation, Prelirai- ' Variance, the Modification Cora- nary consultation shall be initiated mittee, •.Planning Commission or by requesting an appointment with City Council may approve, con- the Planning Director or a desig- ditionally approve or disapprove the nated representative. . . design concept plans. . . . . 2. Design Concept Review. Design FINAL DESIGN REVIEW AND concept review shall be initiated by APPROVAL an, application submitted to the • , Planning Director. The application .. 1. The Planning Director shall review shall include such plans and development plans submitted for ,.. , materials required for adequate E final design approval within 10 concept. review. - , working days of receipt, and may . . approve, conditionally approve or 3. Final Design Review. Final design disapprove said plans. Within 5 review of development plans shall working days after .a decision, • . .. t-,-,.• CITY OF ACADIA ? ARCHITECTURAL DESIGN REVIEW REGULATIONS . * , 6 • notice of the decision shall be a. A building permit 1beeri. mailed to the applicant issued and construction dill- . gently pursued; or 2. If in the opinion of the Planning b. A certificate of occupancy has Director, the final plans are not been issued, , L.. , consistent with the previously c. The approval is reneWed. approved design concept plans, the Planning Director shall refer said EXTENSION OF APP ROYAL plans to the body, which had Previ- ously acted on the design concept The Planning Director or the body that Plans, for their review and action. reviewed a project may renew design Said body may approve, con- concept approval or final design ap- ditionally approve or disapprove proval for a period not to exceed one said plans. Within 5 working days year beyond the'initial expiration date, after a decision, notice of the upon determining that the findings decision shall be mailed to the made remain valid. An application for applicant, an extension shall be made a minimum of thirty (30) days prior to E=LIEZDAI the initial expiration date. No permit or license shall be issued for any use involved in an application for design review until action on such PLAN REVISIONS application shall have become, final by reason of the expiration of time to make The Planning Director or the body that an appeal (-within 5 working day S after conducted design concept review of a the date of decision). project may approve changes , to approved plans or in conditions of EXPERATIDE_Qd approval upon determining that the changes are minor and are consistent 1. Design•Concept Approval. Design with the intent of the original apProval. con-cept approval shall expire one (1) year following, its effective date APPEAL unless , final, design approval has been granted. 1. Appeals . from the Planning Director's or Modification. Cord- 2. Final Design Approval. Final mittee'S decision shall be made to design approval shall expire one the Planning Commission within year (1) from its effective date five; (5) Working days of the unles Planning Director's or Modification Committee's decision and shall be • accompanied by au appeal fee. ' • 4 • 1 - l - ,CITE OF ARCADIA ARCHITECTURAL DESIGN REVIEW REGULATIONS 7 A public hearing will be scheduled not less than ten (10) calendar days nor more than forty (40) calendar days after the filing of an appeal. 2. Appeals from the decision of. the Planning Commission shall be made to the City Council wthirikfive - (5) working days of the Planning • Corn-mission's decision and shall be accompanied by an appeal fee. The Council shall set a date for a public hearing at its next regular. meeting after the filing of such appeal. • ENEO A. Building Permits. Building Permits shall not be issued if conditions im- posed under the Architectural Design Review Procedure are not satisfied. B. Conditions, Non-compliance with design review requirements that are included as conditions to discre- tionary land use approvals of the City- such as Conditional Use Permits, Modifications and similar actions, shall constitute grounds for the suspension or revocation of such approval. • C. Misdemeanor and Public Nuisance, Violation of any of the requirements of this Ordinance shall constitute a misdemeanor and a public nui- - sance pursuant to Sections 1200 and • 1201 of the Arcadia Municipal Code. Ordinance 1850 is effective May 7, 1987 • - Ix , . • CITY OF ARCAblA ARCHITECTURAL DESIGN REVIEW Required plans for design concept review H Site Plan } Floor Plan } Elevations ( ) Perspective Landscape/Irrigation Plan • ( Sections • { Details • Material sample board/Product Info (8 1/2" x 11" maximum) • • • • • PROPOSED ARCHITECTURAL DESIGN REVIEW REGULATIONS - MULTIPLE FAMILY Draft 1 1/1/01 r r0:9tts c., 1TY Q CRT CF ARCADIA 0/-0RATE9� CITY OF ARCADIA v: I C '. ITE C TURAL DESIGN GUIDELINES LTIPLE FAMILY RESIDENTIAL MOW November, 2001 1 -- t [ I LTIFLE FAILY RESIDENTIAL I!.D► j:iuta. BEE OF CONTENTS ,WW,11111r Page Purpose 1 Issues 1 Applicability 2 How to Use the Design Guidelines 2 Interpretation of Provisions 2 Relationship to Design Review Process 2 Scope and Authority 3 General Design Criteria for All Projects 4 Site Planning 5 Building Composition 7 General Comments 8 Building Walls/Facades 8 Rooflines 9 Windows 10 Parking/Driveways 10 Landscape Elements 11 Design Review Procedures 13 Initiation of Design Review 13 Design Concept Review and Approval 13 Final Design Review and Approval 13 Fee 14 Effective Date 14 Page •Expiration of Approval 14 14 Extension of Approval 14 Plan Revisions 14 Appeal 14 Enforcement • ii ' mitigate against degradation and R n j URPOSE+ depreciation. IN MI/ 9. Promote and protect the health, safety, The purpose of the Architectural Design comfort and general welfare of the Review Guidelines is to promote a desired community, to promote the standards of level of quality development in Arcadia that appearance in the community and will: encourage the appropriate use of land within the city. 1. Contribute to a positive physical image and identity of multiple-family residential The interpretation and implementation of the development. design guidelines should be based on the above points. Projects that are reviewed for 2. Foster design that is sensitive to both the compliance with the design guidelines should site and its surroundings. meet the intent of the above points. 3. Provide guidance for the orderly The guidelines do not seek to impose an development of the City and promote high overriding style, a limited color palette, or an quality development. artificial theme, but seek to promote the positive design characteristics existing 4. Maintain and protect the value of property. throughout the City of Arcadia today. 5. Reinforce the importance of the pedestrian The goal is to promote quality designs that with scale and space. have been carefully considered. It is intended to promote designs that have well integrated 6. Ensure that the architectural design of features rather than tacked on details. The structures and their materials and colors are - guidelines are less quantitative than mandatory visually harmonious with surrounding development standards and may be interpreted development. To encourage improvements with some flexibility in the application for that respect or improve neighborhood specific projects. character. • 7. Ensure that plans for the landscaping of ni 111 SSUES \�=�I open spaces conform to the requirements set forth in the code, and that they provide visually pleasing settings for structures on The intention of architectural design review is the site and on adjoining and nearby sites to identify goo_ d general design principles. and blend harmoniously with the natural However, there are certain specific design and landscape. • development issues that have become a concern to the community. The following are some of 8. Encourage excellence in architectural the more prevalent issues that have become a design to enhance the visual environment cause for concern: of the city, preserve and protect property values, the character of the community, and 1. Continuous building walls that lack articulation. 7/1/01 MF Guidelines 1 i 1 Y 2. Buildings that do not relate to the scale of .r>>°�► existing structures. 11 11� NTERPRETATION OF l� '� PROVISIONS 3. Color schemes that clash with the predominant use of color on the street. To aid in the interpretation of these guidelines, a development applicant should understand the Irk meaning of "should", "encouraged", and ' via i PPLICABILIT "discouraged". Guidelines that employ the word "should" are Design approval is required prior to the intended to express the City's desire and issuance of a Building Permit, Conditional Use expectation. An alternative measure may be Permit, 'Variance and/or Modification, for all considered, however, if it,meets or exceeds the projects located within all the multiple-family, intent of the guideline. zones as well as multiple-family proj ects located in commercial zones. In addition, the Guidelines using the words "encouraged" or design guidelines apply to the painting of "discouraged" are meant to express a more or buildings. less desirable design solution. Exception: the provisions do not apply to , building permits for work which is. located EWA ' LATIONSHIP TO DESIGN entirely within a building and which does not `""Or��� REVIEW PROCESS alter the external appearance of said building. The Design Guidelines will be utilized during t�l� �► tMI the City's development review process to ill■ii OW 'I O USE THE DESIGN encourage the highest level of design quality. Tnianry"IMP' GUIDELINES At the same time they provide the flexibility necessary to encourage creativity on the part of These guidelines are intended to be used to project designers in response to existing site generally - influence the design of conditions. development/redevelopment of land uses, except single-family residential. The Applicants of new development or guidelines should be used as a starting point for rehabilitation must follow a development the creative design process and should not be review process set forth below in order to looked upon as the only solution for design. complete site and building improvements. • Owners of properties should strive to be creative and innovative and look beyond franchise or boilerplate architectural, signage and landscape architectural design treatment. 7/1/01 MF Guidelines 2 v � 111►■ I COPE AND AUTHORITY Project proponents should review the entire set of design guidelines prior to beginning a project's design. Design review shall consists of three steps: 1. Preliminary consultation between the project sponsor and the Development Services Department staff to discuss design guidelines and design criteria applicable to the site and use. 2. Design concept review by the Development Services Department, Modification Committee, Planning Commission or City Council, as provided for in the code. 3. Final design review during the Plan Check process by the Development Services Department for consistency with the approval or conditional approval as established in the design concept approval stage. 7/1/01 MT Guidelines - 3 Euro ENERAL DESIGN CRITERIA i'" FOR ALL PROJECTS Materials that contribute to good quality architecture are:, The design elements that establish high quality architectural style include the following: ® Stucco, smooth, sand or light lace finish • Wood, as an exposed structural material • Simple, multi-planed pitched roofs • Clay or concrete roof tiles • Open rafters/tails with large overhangs ® Native fieldstone • The appearance of"thick"walls • Wood window casements • Courtyards, arcades, intimate spaces • Wood, as an accent material • Tile details o' Brick, as an accent material. • • Deep-set window and door openngs • Wrought iron • Offset wall planes • Tile, as an accent material • Fountains and other unique details • Slumpstone garden walls • Building masses with the incorporation of one and two story architecture • Sequencing of enclosed space/arches Materials that detract from quality architecture are: The elements that detract from architectural quality include the following: Metal or aluminium siding/roofing • Wood shingle on walls • Truncated or non-existent roof over- • Plywood siding hangs o Plastic tile • Flat roofs without decorative parapets • Pipe railings • Plastic tiles • Metal/concrete stairs • Highly reflective tiles • Slump block(for building walls) • Roof tiles of primary color (green, • Unmilled, bare aluminium window orange, blue, etc.) frames • Exposed pipe columns • Reflective material on windows on all floors • The appearance of thin walls • Plastic awnings 7/1/01 MF Guidelines 4 . __ - ` I • ®,. noise, vibration, odor, and other factors that Imo IT'E PLANNING may have an •, adverse> •' effect on the environment: . Site planning refers to the arrangement and 5 All mechanical equipment on the site shall relationships of building, parking, pedestrian . be appropriately screened from view Large spaces, open space, landscape and other vent stacks, and similar features should be associated uses to one another. - avoided and, if essential, shall be screened from view or- painted so as •to be 1. Natural amenities such as views, trees and nonreflective grid compatible with building similar features unique to the site should be colors. • preserved and incorporated into develop- ment proposals. 6. All backflow prevention devices shall be screened from public view per the standards fy ,. �5� q set forth in the Development Services ;� 1g1 t a, 'u +41 it , 1 Department and integrated into the site plan " !� „-.4-,—XI r;r Syr t F 6;y"•+' .-- q.l I 1 r l i i , "~;r��.� ` , � - rL ;,, _� 1y . ,y)- ,y ,., r 1 Fr in a way that does. not detract from the ; ,2..-` r •u f,&E a °} lY-.e�' `' ,�J}r k Y ! appearance of the building. • f K �. � -I pp g. Jrr ..7 y d-4 „46',:m......:4:.,,:;- :;.;W:'r T'G ��y3 f �k��'"•Y rat+r„ t-. C� 3 ! k 'lr' .i 7+..m�'�il`{+esr^ :S+ � ��LL:. x {j i>1417v{.l W,'.J � 9 v' 4 ,�•O 51 k`1.1: f t7 .+ o`i a 'Y }f i` FI � } �F {- rS .i `9R i'•+';,f�ity∎ } >r r + kit 11:2r 1, r1 fir,. EY ^wD�'. ° .#-ti.:' ik f• i 4r 1 -irks,0. ! ,, 1 � y rn`�i C. ` ' :fr !'4 3 1 r_ °� r k: v, i +.r•4��1 �, i t �r1 `' Y ]1 .p.ti q t.= i s S Say ;�r i s i•Y1` 1 W7F t p i c?.. ii 9 < fr .t} 7'� },�, r .,T i� s4' r SSVr,..A s ,AW 1.4jr4.t, �' •6T 7� i z 7]ky,4 � 'j +.2 y”"49l'.5f 4 fit-. .+ l P f'5Y r � W t'41 x I LJJ u' .� �J `y �� ° `."'LYn� S�16 � � ��,.-F c,.r— z. r-rx. t ! rya e 2 r it r- !H e s 5.sy 4-.w 't�r Fk I e., ?. •_9 F 7it...t fr. r. '`� f,r.,.l'' �F .�o n '',r; - , f l „ L + '�t'5 ti:gls... '“.. : ` ` p Y i r x f yt » f r t..s ,,.. "a K r :i'k•1 y.'22�f, i4°'�'`;4•1 SYa: "E>*` r�rr• �. x, S ,s. r + Yi_ r-„ ray- ,,,.....rr "�rl r7 -4 F r , 1a}.yv , rt ¢ .fit.Vr.,-Y _ S:,u1�4,+1 .w,r;' wr""` ( X F ,,i t r I�. ;r 4 r 4 -i-'rvrry .f 1 '•i a. a1. f�tk.i ��.. '�Ic H II t a '�..� 'slf rrf,r.-� of +L +''C :dry - x-r?) i ft y;1 k.. ii'n gr. _!� r +�4 ,,Jfy- 4 t.: 1 i•� ' la'F:i '°w ' zr .z�.fAc a §f%� fS3"..�f s 1 r:r V' I 111.41 ,1 L"II ,t 411r'lfPl�i1:.:IhILL F'7 -ir�,�V 11 ti rP!'PTi°I!..k�'.'�s 1`,.:J"..i_A,'.101-111A4111_ r` t 1 1 r F `Ys. 1 f - "7* +.s. a .f +6 4.4 tLt. f 310-` 6.Fi i t i`a '� I it'4 i€fLr y Fi ,+n r xr �i L 1 it k' 1 7 7"lt "'.'.a .5`f,arbygirC di 2. The location, configuration, size, and jr` " '`�{� +y1�, ,� Y�k� r „! �+ �� ,1S'; ] design of new buildings and structures, or �' �` ' "' }tn i 1 WAN, t, .rI.u Y S a,�l.'lf�M! ..'tYtl rr 2 F �I¶�I r i!:vn o mr: ,'�.S c A'UP rte. r,. '- La l ljl�l_wild 4 n i'.. h I the alteration or enlargement of existing Examples of screening of backflow devices development shall be visually harmonious with their. sites and compatible with the h , �r ';fff tY .A- ti t character. and quality of surrounding sites, itlr. ,r s5 ,�4 ''sly-•,:e:' t. f,,, , 4 ; 1' 1t +;.1 = A buildings, and structures. Sh J3i � ` ,, .te ro, �1 ,�„' �,� p r.r�. F 'pit' _l P s7 a y r' - �tf1 re'30-,WAiik".4000,'PliW'li `�� �' +�Yn`" f� l � nF�3. The height and bulk of proposed buildings I ,f: ,.i? . , ; , , t°!. ,' �•,, ',,,,, and structures on the site should be in scale lam- 'r 1�� - t`;. � .1 ;�i r and in proportion with the height and bulk �, .tt tir, , �d ,,` s 1 sy..r•�C -"f of buildings and structures on surrounding _, lE ��� .(° 3 r •.' f i A fZ,. sites, and should not visually dominate = nom, 1 f , their sites or the neighborhood. 1 9 • _:,,R�l e:,s �u�vvnw..:._,-�e:,u:.�:.�-:.nww,.�.. 4. The development of the site should protect ��m. µ �_ .: _. •...A"_, the site and surrounding properties from • • 7/1/01 MF Guidelines 5 • • • /� �, r _, t�� ,�, r rights-of-way and from eye. level at grade r fylF 1f 'J4i1�-�ir,•r,,..1 r }Il it ilr Pf 1 I 'I 1 ' r'. ri '''•�'''' ''•.1 "� F I 1111 t a ""� i > 4 1 I'''f ;:: adJ 10. collection tion areas shall be located J±ULfh where the noise of trash pickup intrudes • i ,1=,' , k + 5 .. minimally into the residential units on the i I 1{ irl4 .� , ., , „ Ye..Z iM.s,, site or adjacent properties: i, !•S c I 4Z 77 FIIf t�`C! {, - k Y r�d�r .tf fi"»¢-9 i,, .,,�' ,c emu- .. f j d illfkT,rg�,o *i 7'ill Q9F•n3 �Y- , Y Y � dA r�. i�,0�; - If 11. Trash collection areas shall not intrude into no ,A�.k,+', x- nr�i'1 3,,• t7,6t .ss,K*5il`:" u+I'-- wCta .,,'�, 1•: . - ,, t major lines of sight from residential units or' r8"�„.FJr r ^"�,tr'! --4rxc s zu r.. ,t �t ., 1 J b �4 �- ��-�' ��3�t���5f� -��>._i 1�� landscaped open areas of the subject t;5,, d"'M:,r,, r,ll",rl t.r,.:br w r r.rra g1;ITRIly.r f I. t•aart ,!i:WV„t,t•t,,m i,tl'airipli 41t+R.nei i n,i, development or adjacent properties. • �.. ,,,p3 .- ,g °� . ),# i Examples of well-designed trash enclosures �`:ta ,r, rsyr t rl12 t :v , " r w �L_ '4F'friar.' _�-Zr � , ,�a.A tT F ;�� ,P 4 Iil S{ (�{ ( i t r 1 t 2 s 17 �t. p.. p/,Z't t„ ! r s- i1 . r r r r T t t r� t E'C 1 4 r t �1 ; I4 1. rtl i. 1 tart a ail ti. tIIJ a ('t:: ri;, t �'� r I, F „ t z , „, , II I t1.(eirla ° 19 t dr tr I(,s-+yt 0 r! n- 1 r,r,f :Ky , '`jrr✓�,'..,5.` �r1 r ..,. lit .:,yt Ilig .,tit i j11 7 �i'4 t 1 }r:;ri Y i r:Ft i i i� L� d t . --:'"1 (' .} ' '4"1 tF 'iJ ;4 1”aI f}f j 4 „I(`I ti �tl, t Y rF:tlt 71 r't 1'.li ,x t-.5 f -.as w y , p IFi .i rat,0 7r" ti1f_•_ r k,- t t v f�, fa{,5 , r- • rrf 'w2�fiW4 e''' o / 7 ,T'vyi ���,4 1 Va' 4M..." • 'r. a r i F .-4. tf t' '1i • 6f ''u 4,na gce�.„..� .t.la. �, [l`j� r' ,rq. y� FI� {',{�Er v�, �Stt r"l'Y+; ''! { ,try r - ; £ S J if; 5' t 44 > y I t :•) � k4 r 9,, t1, I l r -S s y e t 4'l r I VAc t `..,.. 's" I +:. j tr9.L, r 11I` z.' t I?I rfgr<t a>- 41r �n __)�� ti t 4 { i/ rt a> <Ds 2 rs � ti'-1 tea 11�t t!• :ai11�b 'rl " 'i 1 ^�}�,t71r'i�i , ._xr �„�ry�� F r� i l y i 1't.. -'G u OF-102a ri ,� }4 II . 1 J c r Y' f 311410,..,::;‘,;...w e vt k ,, ,i l I' [ ,J 7.747:7.- -, ...x i . ,t, ,J X•k .y, �i ,•if 8"•.,,,i. i'nCp p A "'I"i'�Tt�h'.I'� r 7{ I9•-'i 5.t.,, r t 1µz,v1 !tt?i S r R r�"`i,.- ,:,: r y,l i','7 r r 'P 11�+• .j<7 til l ,i,,. r^1,,. "fir. ntl ,y. r..,), : ter.' 1.,v]Mt"t.*a".aSL. 4 1.1: ar "4,-t' ib -F v l C c , �'•i C r k7•'.. A'.1Zi S`r' c t. ��t �,t,•.�1`ax, l+" vC v,'✓ "?f�J!3:",;t-a" fi /�''� �'?j ufr�1 1{r�` !I t� y �i '.Jn t 'C :rrir`X�S,Zn.Yf,1i-I 1?��r a^ t-i(4 r <4• '- -1t =r? }t tw'G+t`a Y.fC 1 t r 17, �front n �!t +. +��v .t � >y4 '.A`~ p t _r"` �s, ...+- I 1fl1 ,"i . . At 1Tff U ai t 1Kil {3 _ + ,i. 1-1,.-P^... + +" I��■ paggilim :IL ,ii Ir r♦ti!rif !MIL,:.La5 .,I.,...ik FA;11111,i11.Inm,DR 4.11P ..••I •It.,,..?I .A',1511g'If • !� t } t�It7I tp p "n'�i?Stl9,9{IZ% `r 'Rei•''i;a{r r' AX,,S'ti I�r,! Yf%7tltt Srl;FS. i1 Srlq�i: 4<4.,IGi kr,.r..n 4 4.nke"1ff °a+I r f Ipl 1N11.1i!filii!31i1i)?11101∎!lrii:111 4nPINiBniC>R I i1111ill'1111 8 1111 11 0!11114lh!li s111tllii;iif+ij9rl"t?ill6r1!iiiiIIII IiIRrinimigiu hCd;Iihn. 7. Proposed lighting should be so located so • y`r F_ 1aY #° o " ` 'W `as to avoid glare and to reflect the light �1 - ZR. Y q , i R. � o1 u .4 . , away from adjoining property' and p ublic r, a ' ' ‘:T1 * SC ,e4 1 . rights-of-way. , \ 3n P £k {�p,:--'7:,14 r Fes `' ' (F�F77�f 8. The design of accessory structures, fences, , i r,, ' �L,I ri and walls should be harmonious with the r +x.1"7 ', `ii i"- ' ,i' ' r i� principal building and other buildings on ; �' � 4"r rF " Gji =j_k1Jry` S • the site Insofar, as possible, the same b .�-f� i47-Mt rL �' building materials should be used on all ' �, �i '� ,I "i ; �.7x r i i" t 'ice., _. .; --i i °. ` -,f., structures on a site. ^ � r , + , t' •9. The design of the buildings, driveways, t viivviroi 1 I t-:�tilmlrmat Ar1� i1 p r;t.I �;: miolgem parking areas, landscaping, lighting, solar . • facilities, and other sight features should 12. Utility facilities must be placed under- show proper consideration for the visual ground whenever feasible. Service, utility effect of the development upon other and trash areas must be carefully treated . properties from the view of the public and, integrated into the site plan in a way that does not detract from the public view. t 7/1/01 MF Guidelines 6 • j. •. 4 scaping, fountains, textured pavement, and .:; { fi47,e�v g`r�'l ` ,r� `� - 1.0 ` ° changes in pavement levels. xrs ~s. y ,.^r t zx r"; 1:k J n-21z-�1y "' rl'=1cu"r.;` U {•=,''.Lai > ) �L 'tr fs ' ` 5, - ' 18. Structures for mailboxes shall be designed r A:17' A f�t0�lx 1 •, tf W ,,'t"T I. of der+z ti� J " 1 aa,� -4 �� b¢ 7 '; to be compatible with the building ,,,,:- ,�. 5_.'r x }5.-a. t G :. ♦L tr'4 Y+1' � a!f y,,r 2 3 . -k_,., •4 J #, Al lw materials and constructed of durable .�.- 1 t �� -r,�t ,, materials. + r l r rQ F rte`{ t- -t. ..e,..rc r �tP� f�v2s g'•, a Ir .;� g?--= i t rk. .. (Y X1 i,110i —.;PAR ,.r i F!-�l-t`'�"�tCA F'Fi> yD e � .-4 d4 Tx'.E( 1r�.,,A,.• _ i y r f ,y Jk - EE 7 t v3 .sn d.4; .it:::...13,1%.%:,.. a 5'r •.,. i :. , 1 , -.., '"..; 'I , .. i ,�l1 '"'cr,fe °' .q�J„, (� :r� �,^f�ji�j , II”ielnTruntilliTlal.r6,��l��il�r ,,.u�! aping G�ta s!r �.11019-Iuai nil;IPM-IWISiioh?c11111 10 t' 1 sr`�f�i �- --`3f _ s �r .'.,y �',� Example,of transformer screening ,4'lr !�'"�" "`" F',-; F ��, r, s' ,.! 13. Proposed projects shall accommodate ;y. � - R��rakrx �� !r4, yt F � { p IF existing mature trees wherever feasible and �F.w shall provide for their protection during Kt•,fi4r u�=. " JT 5 ' 1, i 't i. I1 '"'. ^,..4,d q^v giliGas °-s,:gt ti t construction r 'I — ,,... . , 7 • v r a3 f'�q °'St 3� � r�Ei'' _ ',( r :. 1 ) t 1 - til 11`i sr- tJ 4 }2„ .� tn''{ ,fat a e S 4y r S /EJr 8 ..,ry rea{ ttl.r7g1 !I `a!wJT yi L/ ».lEl y ,t+• Gtklt Y. ty � '�: �`�,I�'! ,.i + i ~'4'+b tl �rrr. R'n°' r^ �j 't 1 ..� - h fl.�.:tj M. tP ay�'' ��. tj It„ rrt� r t,,:v,c' 1 ' L 1 111 ,4::,i:�. 9 �ye,,IA,�dd,v1#"r�,3415570 l,1,,, r r� r,�f VI Tx bi1.�F#�t dt� 1 w �r r�r i � 1 �, i i. . ct•. z ,�,,: R.Mr4y;4 t•^. 1+•,.r r d �'-� >. r1 2fca n� r i : 1 1jr44J pg J f rr�� Ir,1�'i:,° t t� '�- ,�.� s ''4 M n ,x."tlt. ��nx ,* x:.x >• ��Li ,Y,d . y.+F;3tt{!;,Sa:: �(8vtr '`1i .0 :> 1 1n I r + . ,,..:1 ' 't r 4..y.Mr it.c`m} .sA it 5wx L I I F S 4� ra I� t' i+�,r,�x .4.9 t't4 tft" , 1? '�.yJ n . 1 �r- If �+-rte sf4 irz.:A:!i. r. •0!3'tiv ,l t45.iti If iv ti' -�u x u �s;r� f F� ci+v ,+u `h p� ,ilr 4� ��if 1 j 2 X <vd�✓{ LL�j tRt jcp m f aTt awl LTILDING COMPOSITION . t^y{) 'e ApJ .•f i^y, s �'C w y,. t:::.. . ' ;1� �''f�*cK _!r 4 IIVWF1 t 31�i. 1 ,-.dY-^,M41 k .•IdJl'1 It: 3N S ce' y�&'w+. ..1 T,! i; rE=4..1. 4107 J,{fl]7.'n 111 5{S?✓„r4.�,IJ,t17 f,s;- t 1 p k'.1^.f7 4 r "'I; The building base should visually anchor the _ n building, establishing a strong connection to . k. 1;"' °Y,334' li t"_ , 4.#.tea-ay ryt�>' c_ �r•�:E i_. € 7 the ground and the site. The base of the 14. New landscaping materials shall be of a building should appear more massive than the • size and quality appropriate to the scale of upper stories. the project. . The upper stories Of the building should exhibit 15. Landscaping shall be an integral part of the a lighter character than the base, possibly by project, and conceptual landscape plans reducing floor area and building mass. shall, be submitted as part of:.the design Architectural details on the upper stories review. should be at a scale that relates to the overall building composition. • As a general rule, 16. Landscaping areas shall be provided to massing and details should • be simple and enhance walkways. proportionate to the scale of the building. • 17. On larger sites, develop focal points to create a sense of identification, land- 7/1/01 MF Guidelines 7 •— , General Comments 8. New buildings should respond to or enhance the architectural elements of 1. The architectural treatment of buildings and adjacent buildings. By respecting the _ structures and their materials, textures and design details of existing structures such as colors shall be visually harmonious with rooflines and building setbacks, a existing buildings and structures, and transitional treatment between new and old surrounding development, and shall will begin to develop enhance the appearance of the area. 9. The bulk and mass of new buildings should 2. Architecture and landscaping design relate to the prevailing scale of existing elements shall be considered in their overall buildings. visual design to be harmonious and attractive. Review shall include: materials, 10. Walkways, landscaping and perimeter walls textures, colors, illumination, and shall be designed to minimize visual landscaping. intrusion into adjoining properties. 3. Garish, non-harmonious or out-of-character 11. Street elevations shall be further enhanced colors should not be used on any building by planting 36" box specimen trees. The face, or roof visible from the street or from number and location of trees shall be an adjoining site. Exposed metal flashing or determined by the Development Services trim should be anodized or painted to blend Department based upon lot size, design with the exterior colors of the building. and placement of units. 4. Deep eaves, overhangs, canopies, and other Building Walls/Facades architectural features that provide shelter and shade should be encouraged. Expanses of flat building walls shall not exceed 25 feet in width without providing architectural 5. Exterior project lighting shall be designed indentations and/or projections with a to contribute to the aesthetic quality of the minimum depth of 2 feet and a minimum width project. of 6 feet, so as to provide opportunity for shade, shadow, and visual relief. 6. Breaking up a building expanse into smaller scale units such as 20-25 foot Articulation of the building facade can be modules can minimize the physical mass of achieved by utilizing recessed doors and a building. windows, reveals, changes in surface texture and variations in the building plan. These 7. Efforts should be made to graduate the techniques help divide a wall plan into smaller physical 'mass of a building consisting of components that relate to human size and scale. three stories or more by using the proportions of a step. Stepping the upper 1. Exterior walls, especially at ground level, levels of tall buildings back from the street should include elements to build depth and will make the building seem less imposing character on the wall plane. Emphasize to the pedestrian. windows, trellises,roof overhangs, recessed or projected stories, columns, balconies, wainscots and awnings. 7/1/01 MF Guidelines 8 I i I 4. .A balanced color palette should be kept ' T2 . using the correct proportions between the ti ,,,, r t lighter "base colors" and the brighter -q 3,. fir~ `x - 't- -" 1' "accent colors" on each building. Buildings r �'r - ,Y gt0� r'T a ,�,�r, with large walls should have a subtle base i ,.. -:8 JS�, y, v ,� 'Yf , k:3 I;it '»...-.f P{ � j sj �� ;mss r • color. The base color on smaller buildings er s,'� itr r� -- w,y f6r-ii gitw-^x ,.. `ter 2i `10 yr ,.-- �i^- i�� t.� s',, or those with more elaborate detail can use F ;}r'i z"� �' � `W �T slightly stronger tones. In eneral, earth 1W. nzrNt or r . l: 5 A-,,- .. g r �- :, 4 tone •wall colors should be predominant it • 4, #?=ta - 1 including off-white, cream, or light pastels, "` ` '�� ' _ � �` `�'p� �'7r't u"'' avoiding the strong pink and salmon hues. :. >.,.I�+ul l i 717if l.lid4l rr;,'�rF.ll, y!L7u_1 '� ;'llI.k r a i u➢`7Y.I.�mIC,.��fh i�l�t k e..�'.ale:_. I„i,l'�r 5. Finish materials should wrap the exterior ��� ,f. r r.' Tp L VA 11 �i� I �,I F ,1 ,1 r corner and terminate at the inside corner. „�F,� �4a r��4 1401:1-'1,,.-r V T - 4� i f,,,A.:4:-Al .fy. i 14.017 . n to Y !) 4 5= Such treatments will alleviate the ��f��1r�d �paat�"U��� 3.� � '�1,.� �. .5 �'� _��� i'�el 9 '[ m 4 ?r M �� ' .; 1t To; ' IIa5 appearance of a "wall paper" application ; ;f t� �I it k i { and will give a sense of permanence to a r .- t 3'%� j`* k' ,,. . '� .efira^`44 yy6��� 1!-t r,sy tr x�.�X44 3€w"�yy� *k4 E is r �f f. VIVA til structure. w 41y.�1,'Mf ;: .k.,:s., -7 �.>s t t'la .MjI �' ,i K yv crc 3 .! r,, - `a�� ;•I j?'' 1 w s 41---14,1.010:1 1Yti 6. The use and quantity of different building '':zs "' x'Y '-,x�f1�' '°, E�Y` mM III �� f� I. f� ,. l!�`n� I_: YE i. ���, materials should be minimized. Simplistic 2 L.. l,L F ;� r designs that adopt the architectural -f•�,`'` n �'`- L}` '' n ' r ry - J� . components and finish matenals of adjacent r,-- _...U. r>MAn° I. I 4 ~i.!.,.,∎.11._dl_,!: i,uial_.:.��- Li buildings are encouraged. 7. Utilize reveal patterns, changes in 2. Garage doors facing the street shall be materials, building pop outs, columns and discouraged. recessed areas to create shadow patterns and depth on the wall surfaces. 3. Appropriate materials for walls and facades include, but are not limited to: stucco, Rooflines stone, tile, ' split-faced block, brick and . wood lap siding. 1. Special attention should be paid to the articulation of the top portion of buildings; `r a` v, ,4 t.RI'!i i+�,;�11�'i1,414- ���Ky = . long, unbroken, horizontal rooflines are not �� �o xr,��-r'; r,;ar,-. m .' acceptable. The roofline of a structure Z f 1 k �f JJ l 'Y S �"'� 4 �1 w ;„ * n�� fi ;nJ0 rti mit J should provide visual interest and should be '-t ' Y t " IK�515in '' ��Ji 5�x�' �x �. .��t� �•� . ,,,I A,, used to de-emphasize a building's mass. 5 TLy n a yt to ��jil ar m gm rai k r, i �" {, � zl�Y,:k-� 7�� < . This can be achieved by the use of offsets , a's M. �>'"6 _.- " � ' & % and other methods to articulate the 1.-` r r •g i %F�.�,, _ � �'� '�'"I; horizontal and vertical plane of the building ,,,,.� ., a > through the introduction of horizontal y1,A=..747,1,;‘, ..:1-;5.47-',..V42.!q bands, cornices and stepbacks. • d 41;�_-t ti [ -Tl 11-..;n:i r �r.:AtF ' .`--`t—rtirl V�E.41EftAii _ r 4TI171 7/1/01 MF Guidelines • 9 • , , 2. Rooflines should be broken at intervals no ! -��- .. T aE �1 Ili'. ,dt�i�'r. 1�T d , .,,,,,�, .+ mss..• .. I (. I it e9 t2,y4r ( I, (.I�+rW !�t, U r I r I"�i T"`"„ c t'J�I t greater than 50 feet by loggias, changes in i K� Ike , ' � .a It dry �x ,I b .,'.3k x .e „,l '' c-k•"''o ae.. �-..-nPJ i- t't'ea -tviv I height or stepbacks to reinforce the typical � f „ I!IhE �lhi !%7° t 1T4` A building increment of 25 to .50 feet. f '���� ;�i F�tr l Interesting and varied roof forms are hf ; . �A �: z', E ;1' `° t . 6 !. . 7Pf �. t } tr ' f Y 6 encouraged. --,::-.::.1,.-: . x s U rn4 r ,4 7 ; ,I .1 A �',,,.7,J,:-.: ,•. t.,,,,^i'7 �. '�;-_.. i� r V ,_�' ➢ l tt , �nii .. f i a I,. 4`�'. r �z it ti; ���il }w 1 s L! ,� 3. Roof forms should be consistent with the n rr �l�t s 1 y. N - �` 4L*` T , �3i ,f. -,-4,—sf is building design style. ,tom , ' sra� � s rr� n ! lfa!m!I!!n:`�':!;j;(f!'::?iN�i F!Itiil i!?:+"!?,t_Zr:l'���41`,`:iktFl”!7,113ii islG.t ii4!Lii"”'i�l�jlq,,,nyiy��,.'�.'v;tlro i:: 4. Decorative roof treatments should continue around the building. Using decorative roofj!} r °r�,��= � ! t � ' hr��7"�r'5� � ti 'ii, :7,FJ _ n 1 jN�J: iu�`.' t, Jay'�t� ,W,. wt r `�v('�,r� ,.,�rc t �21'��ff .Iv, I_,F`i! Fn&r4.- XQC, ),5i ,, s,t at,3 �'-''fir y y' 00 treatments only in locations that are visible 1, ��I r �, ��k<o < �> ; Ora % 340, '- 4�i �I�I a 9 ti di, tl 1d r�w(k r�+�'1�}�( �i 7�f,.,+`y.nS� 1� r��lld ;,Ilf � >�s�{ from a street or alley view is not 14t 1 k + RV�,inf rig � '2. "` iti X�" &'" 1.l�: I , f Pt I'17 61Y L r 9 tF�l appropriate. ' ;r ; X �r�e° � � � !„7 �! 5. Residential buildings shall not be designed 71"f , fif, i "' `�'f',,`F �-f F t' �' ` s'w >> � �tC71'y;��' �' +7 t ..rtr+ri n Y • �I�. with flat roof construction. ki;_ , , �,u,.*,t,L x rr r sr,'t �v i`a . i"�'T : I1 5i G ' i"� ` �fv�ti ...,b�i,n,t. j5, a Ht 1, ,:' P�"r. , , tti0 P�'�3 e"� !r 1 r'' �, 'I,n c3 !'t Y,, rlt'1`, #..�?# i iri r .Thri.1.!ir,4y� .#V i �x ,� I rl�. f�'1 6. Rooftop equipment shall be concealed from ::.1,-..,-n tr r j;„ ;I,a A t view and/or integrated within them , ;"� �) architecture of the building. 2`x III 4111,If ' ' a u - 3� _u e ., -:)�„ 51 � ,�;fi , 'illl 11, 7=aF 11BI! !.!IT I Ft�T� J � rL Windows . 1. Windows should be designed to coordinate 3. Driveways shall be enhanced by the use of with the architectural design of the different textures including but not limited building, to d concrete, pavers, grass-Crete. Landscape stampe pockets shall be provided where = : ,p..o. ssi2. Doors and windows must be coordinated and '.. � ti n to F.'.s”+�*,✓i )Ile adjacent tolthe buildings and walls. 1 and �� v � ' �f must have quality molding I '' i Iq nU,a3 F � r t- ti4 -t'Y = 11 , ri" 'lt � FS� i 5f "a 1 framing. d ,!. 71 � 0 r 9 t C J. II f i ,a ,?..t t @1IP 7 ,:i t,t ( a I �'G Y . a- fc l l i1 �Y 1 1 A 1 S ,,t G p 1 •'RKING/DRI I k g ,,.4,3,1.;_.,, fi'as v�" , jo l!t - F i S j,I £F ..,4 4: r N o a +_ftl v vry : T i a gli A 4:51:6 � N� r� Y u -p - � , j1. Tuck under, below grade parking shall be 000 4 a Ft z*Ag ,, )discouraged. 2. Long straight driveways and walkways " '� k � 7 rya e 1- :- , mss !„ + r 3 c, �,; 'E r r,�3^r u'1 rn ''�` rti,,,,, ..t't, shall be mitigated through curvilinear h ; , approaches, landscaping, and changes m - ,r'? )I,I. } . -�14 ._ -:- _ textures and/or colors. 7/1/01 MF Guidelines' 10 i 2 - I , 4r�l F,ti uki..t 'Yi-'. ... , - 2. Desirable landscape elements include: I . • .' `, `'_ — . e Pedestrian scaled lighting Plant materials and structures that x�` s rrsc��uld+'�' ,r � Ir a e� ie - r .,�a6 t ,; .0 4s provide shade, color and contrast. � �k `s-.t°, �,,, • Seating opportunities such as raised x- ...� planters and walls. --.F4.13,-.:F.;- 3, sew. .'^•�,°`r rn -.>,.. �;u , y � 1 a. w' =m � 3. It is desirable to make new development ,.'',?„,.-1...-..-..",.;:.k 'a'" 4 r ' ;"p' '3 '''.7''471‘..s.,1 • look "established". Planting new trees that !! r FI'�m6, ; !� ,F^ orrFf a! ^� E IIRT ES are older and better developed is superior to • • planting small underdeveloped saplings. ..r Mtn AN Bilk I III ANDSCAPE ELEMENTS 4. A mixture of 24-inch; 36-inch and 48-inch box trees, 5 and 15 gallon size shrubs and 1. Landscape elements i ground cover should be used. include plant materials, walls, sun shelters, lighting, •fountains, and paving materials. 5. Areas not occupied by buildings or parking shall be permanently landscaped with live '� �} plant materials.1.a, s +"'.S •r y `ar r 7 7 }f03, iPtS-I4a tip v +yY+� !, - i /i' as 5.!1,..,•!..31;::,-ti .t ;tya.,ae1J� J R, ,. - f•*3 x �� v ,r9 r� %�r 6. Landscaping should be developed to -_fix �,• t A'k r �.�, .i .. 4:-.40--,,,, sv:.� . � , 6 i rJ Y� ! i contain a combination of low, medium and 'oy b� y ay 1 �'R �. �pn,j� tall plant materials as appropriate. Low a .fir. ikoi t, ,�� ,s r,�''+ ., 91`. yf+ -[ _ ' r ,. r',',"'-. . ,=' F,^ Artr4 y4. y'.. planting should be used in the foreground, ...0 t � " r� y r 0'l?+ ., a 1 r L >i r ";c,•,:',....'a ° .11,- proceeding back to the tallest in the 1 "' tit, - ,,�f n .— �w9J G i background. y i P i J r ++ F M ,z 1 I p ' x �� (i.,, ,, i.`5-,„�a.�. ,` -..-i; 3 1144 f a t � 77{ 'anti Iu :,1 I t.Fc was .fT „ . 7. Plant materials must not be concentrated in ”-"'"' `'— only one area but should be distributed 1.7-. - K M NI throughout the site. °"-_. --'Via .q:d xrk..,.J i 8. When limited space is available, the use of 'xr4 ` .,dam 1 I, - ? at r• raised planters window boxes potted s zlp�Y �C+"!6��1 F FBIt+z7t �� , ` `� '4' F! ''`" RV¢ —1I1I1I • plants and the installation of vines may be 7y ^ .""t�e .`• -p 1 I III 5 q!11 A 4-it 1 i- 4,.>'u e �v' 1 I- FFf�,/''',-- III L= � r .6 solutions for areas with limited open space. .y,r ``ik ;e rrs . "'*' �--°° -r.; 9. Blank walls are encouraged to incorporate I = r. f � planters and or clinging vines to soften the ` T M °hs - 1 j+ wall surface. The planting area should be : L am.°F�� r `- continuous and extend to an appropriate > r�-„-- r *;.. 4 r ' ~ • ►M fiG height to ensure its effectiveness. r.i r rc '' • +'i`F Jls I s�Y�`�r bb.:4yoli 4i t+ 644.�- r.,r•3 S7-c s ^'2.Yv� LAY M1 CWa •eeys ,awl .�`_m rx'E4."`�..:-. >;aaasw. E e'7a -. .'_:1 Jg. 12 u,:. y'..-:_4,,,,,r'P� ,ri:fi..f f;!.!,".+i a1!1 X510{v'P-17TL r+r—i '!Is<!la • 11 • 7/1/01 MF Guidelines _ c , _ 10. Planting shall be used to soften or screen with the architectural character of adjacent parking areas, alleyways, trash and service buildings. areas. . - 14. For a clean, finished look and durability, walls should incorporate a wall cap and ' r � ' Af xt ;-y-�„`:* , 4{, `� '; pilasters at entry points. „r' �s' c ` 4yy,�� r' ?tx i �'� y� "U'`I 15. Though landscape architects must be . , , °� 4,}��, , �, x. r,+ �F careful not to overplant, design concepts J� U� y< °3 fi; r 1 4-1 �; ?,S� r , t r4 shall reflect spacing of plants which allows 'f { ,'� k x1 I G+ ��l . for complete cover of planting areas in a ` Fig -4 + '`.''=1 ,4 E h reasonable amount of time $ xr wi rS•`Ski;�z 1,1-01.6,..--,4'!`La' k�a�,1,b4, r ""�ry r ,' Ai�, y L i Ili' '�i---3� i n r t f r r s1,,14 , �� 'aa ���p a 4 Y 44 }} J , . 411 r Pq%q ' 6 16. Semi-permanent mulching such as bark is u- fr.-,.$,, :: k x,.I III.1 tdf7 9 ;•a ar e't "i ,g �� 2 x -* f �i jait3; AI , �l not an acceptable groundcover solution. r / ' "s �- .. '� Such bark shall not be used as an alterative _„,,,,..„.,7,f,.,,,,.; -„p J +t ,,.}.s'''r"' .'- I'1 `,mss a N I.. .i ;i , ,,h),;f r; :, f..,.- I0 j�, '1,. J'I� NN:ii , for ground cover or other landscape tazgm: IG, 4.„1,144 I_I,ss_!. U`"C4It Anti A, il",_,-ei i1.., L∎;I!„® i 'A : material. Bark being used for moisture retention and weed control is encouraged. < if/gF"',``i lY i1, F,�( + £ ,�t",r�r�''' IMC:.Lt S ktll...n,i .j l Y ,.„. Yl� . �4),,,g".l.l �i ,iMK41L ,tl sp r� 11'i X.,4 ,v ^• <s�r rt, "._.Y , ; m� i�li �,.)t/4V.•4.' r,R;:L�t +:' `3 l`5� culs I^ /�r'7�xrt�. ,�„W s is C r7 ra- 43 i`,,1, .� f y�" '�' , n 'N �S _i E 'Ahif r , j t3 ,r t t44Ltx- r hi a-F s - 17.=�4 Faz• x , .✓ df C 147;. . C.. r: L ,..r.,.;,"6,1. :, $ y F6� Pa. .l 4 r A . l -ru ? � a 1 f 4" t 4 i- , N ' t :viig r 1 T,' u n UMFI R1VIII RIWPTI m, li N011GrynVilIdimn r i 11. Deciduous and evergreen trees should be used to provide a variety of texture, color and form in planting areas. . • 12. Flowering trees, vines and shrubs and unusual trees are encouraged, as focal points. 13. Decorative non-screen walls should have a - minimum height of 18 inches and a maximum height of 4 feet. The finish materials and design should be compatible 7/1/01 MF Guidelines 12 AU, SIGN REVIEW DESIGN CONCEPT REVIEW AND l 1 1 1 1 1/i APPROVAL , ROCEDURES • 1. By Development Services Department. The 1. The Development Services Department Development Services Director or his/her shall perform design concept review of designee shall review development. plans projects that do not require a Modification, submitted for design concept approval Conditional Use Permit, or Zone Variance. within thirty (30) working days of receipt of a completed application, and may 2: Design concept review of projects that approve, conditionally approve, disapprove require a modification, conditional use or return plans for revisions. After each permit or zone variance may be perfoinied submittal, the City has thirty (30) by the body acting on such modification, working days to,review the plans. Within conditional use permit or zone variance. 5 working days after a decision, notice shall be mailed to the applicant. 3. The Development Services Director or designee, Modification Committee, or 2. By Modification Committee, Planning Planning Commission may in its discretion Commission or City Council. Concurrent decline to handle or determine the matter with the hearing of an application for a and instead may refer it to the body which Modification, Conditional Use Permit or would considers the matter as if an appeal Zone Variance, the Modification had been filed. Committee, Planning Commission or City Council may approve, conditionally INITIATION OF DESIGN REVIEW approve or disapprove the design concept plans. 1. Preliminary Consultation. Preliminary consultation shall be initiated by requesting FINAL DESIGN REVIEW AND an appointment with the Development APPROVAL Services Director or a designated representative. 1. The Development Services Department shall review the final design as part of the 2. Design Concept Review. Design concept plan check procedure to ensure compliance review shall be initiated by an application with the approved plans. The Development submitted to the Development Services Services Department may approve, Department. The application shall include conditionally approve or disapprove said such plans and materials required for plans. adequate concept review as determined by the Development Services Director. 2. If in the opinion of the Development Services Director, the final plans are not 3. Final Design Review. Final design review consistent with the previously approved of development plans shall be initiated design concept plans, the Development within one year of design concept approval Services Director or designee shall refer by submitting plans with Building Services said plans to the body which had previously for plan check. acted on the design concept plans, for their review and action. Said body may approve, 7/1/01 MF Guidelines 13 conditionally approve or deny said plans. Within 5 working days after a decision, PLAN REVISIONS notice of the decision shall be mailed to the applicant. The Development Services Director or designee or the body that conducted design FEE concept review of a project may approve changes to approved plans or in conditions of Before accepting for filing any application for approval upon determining that the changes are design review or appeal, the City shall charge minor and are consistent with the intent of the and collect a fee that shall be paid in an amount original approval. established by resolution of the City Council. APPEAL EFFECTIVE DATE 1. Appeals from the Development Services No permit or license shall be issued for any use Director's or designee's or Modification involved in an application for design review Committee's decision shall be made to the until action on such application shall have Planning Commission within five (5) become final by reason of the expiration of working days of the decision and shall be time to make an appeal (within 5 working days accompanied by an appeal fee. A public after the date of decision). hearing will be scheduled not less than:ten (10) calendar days nor more than forty (40) EXPIRATION OF APPROVAL calendar days after the filing of an appeal. L. Design Concept Approval. Design concept 2. Appeals from the decision of the Planning approval shall expire one (1) year following Commission shall be made to the City its effective date unless Council within five (5) working days of the Planning Commission's decision and shall a . A building permit has been issued and be accompanied by an appeal fee. construction diligently pursued; or b. A certificate of occupancy has been The City Council shall set a date for a issued or public hearing at its next regular meeting c . The approval is renewed. after the filing of such appeal. EXTENSION OF APPROVAL ENFORCEMENT The Development Services Director or 1. Building Permits. Building Permits shall designee or the body that reviewed a project not be issued if conditions imposed under may renew design concept approval or final the Architectural Design Review Procedure design approval for a period not to exceed one are not satisfied. year beyond the initial expiration date, upon . determining that the findings made remain 2. Conditions. Non-compliance with, design valid. An application for an extension shall be review requirements that are included as made a minimum of thirty (30) days prior to conditions to discretionary land use the initial expiration date. approvals of the City such as Conditional Use Permits, Modifications and similar 7/1/01 MF Guidelines 14 • actions, shall constitute grounds for the suspension or revocation of such approval. 3. Misdemeanor and Public Nuisance. Violation of any of the requirements of this Ordinance shall constitute a misdemeanor and a public nuisance pursuant to Sections 1200 and 1201 of the Arcadia Municipal Code. • 7/1/01 MF Guidelines 15 • L PROPOSED ARCHITECTURAL DESIGN REVIEW REGULATIONS - COMMERCIAL/INDUSTRIAL A. , , ' i Revised Draft 11/01 /01 Apiihtrryo, it il ARCADIA r,�� /o'b ORI'ORATS9 CITY OF ARCADIA li ' C I . ECTURAL DESIGN GUIDELINES 1 JP OMMERCIAL AND INDUSTRIAL i ° • November, 2001 AIME j ME CIAL AND INDUSTRIAL U■► BLE OF CONTENTS ice. Page Purpose 1 Issues 2 Applicability 2 How to Use the Design Guidelines 3 Interpretation of Provisions 3 Relationship to Design Review Process 3 Scope and Authority 3 General Design Criteria for All Projects 4 Site Planning 5 Building Composition 8 General Comments 8 Building Walls/Facades 10 Rooflines 11 Entryways 12 Windows 13 Awnings 14 Signing 16 General Sign Guidelines 16 Pole/Monument Signs 17 Proj ecting Signs/Hanging Signs • 18 Wall Signs 20 Awning Signs 21 Window Signs 21 Parking 23 Site Ingress/Egress/Entry Design 24 Pedestrian Access 25 Loading Delivery and Service Facilities 26 Landscape Elements 27 Page Site Amenities 29 Seating 29 Public Art 30 Bus Stops/Shelters 31 Design Review Procedures 32 Initiation of Design Review 32 Design Concept Review and Approval 32 Final Design Review and Approval 32 Fee 33 Effective Date 33 Expiration of Approval 33 Extension of Approval 33 Plan Revisions 33 Appeal 33 Enforcement 33 ii ma.". signs are visually harmonious with AI NUJ URPOSE surrounding development. Mr NNW 9. Encourage excellence in architectural The purpose of the Architectural Design design to enhance the visual environment Review Guidelines is to promote a desired of the city, preserve and protect property level of quality development in Arcadia that values, the character of the community, and will: mitigate against degradation and depreciation. 1. Contribute to a positive physical image and identity of non-residential development. 10. Promote and protect the health, safety, comfort and general welfare of the 2. Foster design that is sensitive to both the community, to promote the standards of site and its surroundings. appearance in the community and encourage the appropriate use of land 3. Provide guidance for the orderly within the city. development of the City and promote high quality development. The interpretation and implementation of the design guidelines should be based on the above 4. Maintain and protect the value of property. points. Projects . that are reviewed for compliance with the design guidelines should 5. To reinforce the importance of the meet the intent of the above points. pedestrian with scale and space. The guidelines do not seek to impose an 6. Ensure that the architectural design of overriding style, a limited color palette, or an structures and their materials and colors are artificial theme, but seek to promote the visually harmonious with surrounding positive design characteristics existing through- development. To encourage improvements out the City of Arcadia today. that respect or improve neighborhood character. The goal is to promote quality designs that have been carefully considered. It is intended 7. Ensure that plans for the landscaping of to promote designs that have well integrated open spaces conform to the requirements features rather than tacked on details. The set forth in the code, and that they provide guidelines are less quantitative than mandatory visually pleasing settings for structures on development standards and may be interpreted the site and on adjoining and nearby sites with some flexibility in the application for and blend harmoniously with the natural specific projects. landscape. 8. Ensure that the design and location of signs and their materials and colors are consistent with the character and scale of the buildings to which they are attached or which are located on the same site, and ensure that 11/1/01.Commercial Guidelines 1 • �,•�� zones as well as exterior alterations, additions 1 Ink SSIJES or new buildings located in the S-1 zone. In IOU MY rimor addition, the design guidelines apply to the following uses which do not require permits: The intention of architectural design review is painting of buildings and signs painted directly to identify good general design principles. on a building. However, there are certain specific design and development issues that have become a concern Exception: the provisions do not apply to the to the community. The following are some of following: the more prevalent issues that have become a cause for concern: 1. Signs having no words or.symbols greater than 3 inches in height. 1. Continuous building walls that lack articulation. 2. Building peiniits for work which is located entirely within a building and which does 2. Buildings that break the street front façade not alter the external. appearance of said pattern. building. 3. Buildings placed behind parking areas with entry doors and windows that face the parking lot. 4. Alterations that destroy interesting and noteworthy historic features of individual buildings. 5. Buildings that do not relate to the scale of existing structures. 6. Color schemes that clash with the predominant use of color on the street. 7. Signs which are incompatible with the building and the surrounding commercial development. • Fool PPLICABILITY how Design approval is required prior to the issuance of a Building Permit, Sign Permit, Conditional Use Permit, Variance and/or Modification, for all projects located within all the multiple-family, commercial and industrial 11/1/01 Commercial Guidelines 2 41.11, project designers in response to existing site . AMU 11.111 OW TO USE THE DESIGN conditions. `111111kr GUIDELINES Applicants of new development or These guidelines are intended to be used to rehabilitation must follow a development generally influence the design of commercial review process set forth below in order to and industrial development/redevelopment of complete site and building improvements. land uses. The guidelines should be used as a starting point for the creative design process 4I Uk hal COPE AND AUTHORITY and should not be looked upon as the only n��Ar solution for design. Owners of properties should strive to be creative and innovative and look beyond franchise or boilerplate Project proponents should review the entire architectural, signage and landscape set of design guidelines prior to beginning a architectural design treatment. project s design. Design review shall consists of three steps: Art Nu 111 NTERPRETATION OF 1. Preliminary consultation between the PROVISIONS project sponsor and the Development Services Department staff to discuss design To aid in the interpretation of these guidelines, guidelines and design criteria applicable to a development applicant should understand the the site and use. meaning of "should", "encouraged", and "discouraged". 2. Design concept review by the Development Services Department, Modification Guidelines that employ the word "should" are Committee, Planning Commission or City intended to express the City's desire and Council, as provided for in the code. expectation. An alternative measure may be considered, however, if it meets or exceeds the 3. Final design review during the Plan Check intent of the guideline. process by the Development Services Department for consistency with the Guidelines using the words "encouraged" or approval or conditional approval as "discouraged" are meant to express a more or established in the design concept approval less desirable design solution. stage. Ai 111L ' LATIONSHIP TO DESIGN •r•r.`r REVIEW PROCESS The Design Guidelines will be utilized during the City's development review process to encourage the highest level of design quality. At the same time, provide the flexibility necessary to encourage creativity on the part of • 11/1/01 Commercial Guidelines 3 • AMUR moti ENERAL DESIGN i "' CRITERIA FOR ALL PROJECTS The design elements that establish high quality Materials that contribute to good quality architectural style include the following: architecture are: ® Simple,multi-planed pitched roofs • Stucco, smooth, sand or light lace finish • Open rafters/tails with large overhangs • Wood, as an exposed structural material • The appearance of"thick" walls • Clay or concrete roof tiles • Courtyards, arcades, intimate spaces • Native fieldstone © Tile details • Wood window casements • Deep-set window and door openngs • Wood, as an accent material • , Offset wall planes • Brick both as an accent material and • Fountains and other unique details facades on commercial buildings • Building masses with the incorporation ® Wrought iron of one and two story architecture 9 Tile, as an accent material Sequencing of enclosed space/arches • Slumpstone garden walls The elements that detract from architectural Materials that detract from quality architecture quality include the following: are: ® Truncated or non-existent roof over- • Metal or aluminium siding and roofing hangs Wood shingle on walls • Flat roofs without decorative parapets • Plywood siding • Plastic tiles • Plastic tile • Highly reflective tiles e Pipe railings • Roof tiles of primary color (green, • Metal/concrete stairs orange, blue, etc.) • Slump block (for buildings walls) • Exposed pipe columns • Unmilled, bare aluminium window • Typical franchise designs, logos and frames colors • Reflective material on windows on the ground floor • The appearance of thin walls • Plastic awnings 11/1/01 Commercial Guidelines 4 1 • , ■ IL ITE PLANNING macs '��ie�a+ �rforil'z: ^fit:: , IVINFAY 1 _ 1 Site planning refers to the arrangement and ,; , ; , , , , , ;. - , , , , , , - relationships of building, parking, pedestrian p( spaces, landscape and other associated uses to 0 - :". , one another. .. ', , Street Pecerage 1. Natural amenities such as views and similar features unique to the site should be preserved and incorporated into develop-. Desirable Site Plan ment proposals. 6. When buildings must be located back from 2. The location, configuration, size, and the street, smaller, freestanding structures design of new buildings and structures, or (i.e. flower market, coffee bar) can be used the alteration or enlargement of existing to provide a street front presence and development shall be visually harmonious provide some buffer to the parking. with their sites and compatible with the character and quality of surrounding sites, f,�1 I,,,F ti�r` :f,i g ri i 1h ; buildings, and structures. �a,&�3.vP,a 'Y,,^,Ti �� s�rN.'ir 3. The height and bulk of proposed buildings l~r r >and structures on the site should be in scale ii' and in ro ortion with the hei ht and bulk r-� rw`of buildings and structures ons urrounding ° -~i! n '-[ i l ? : �_ ��. sites, and should not visually dominate y, ..�.________ ..._._...n T / �:--• ; their sites or the neighborhood. ?. rj,,4 „ ly, t.:_, '!,--s4, >,'m Tom^. , ,'.-Y,.er k,.: ,ci": 1,1,-'1 ..... 4. Building setbacks may include plazas, entry Undesirable Site Design nooks and outdoor café seating subject to the City's Zoning regulations. --,- -:�==- _:_�•__ —_---.....— =--_ :' .7 ?_ � 1 \ 1r I �r I ti I��, I I 1 11 1 Dia 5. Buildings are encouraged to be sited at or "` " ' , - `'�` " I r i'S Ir' � (4'`7���I1.�'4,F%!{l I��( '�}u)'11"1} ii .1 I. near the front property line with inviting ,.2:s.:',-4,„- 6-.. : . °'r� ".'V 1 •and detailed elevations to strengthen the z , —_�� desired image for the area. This will create l . 4, r 7 == r, ry ty-=c' ;�• a "building street edge" that unifies �JJ + c, .11 1. �a separate buildings into a tightly knit j, r� ( ? � — 1h � t l :s ,rte I' • district. Large blank walls adjacent to the ` ` "''� ' 1IiJj �` street frontages are discouraged. 'l1 ,Ii' V Desirable Site Designs . " _ _ ... _ . 11/1/01 Commercial Guidelines 5 • 7. "L" shaped shopping centers should be consideration for the visual effect of the avoided. Shopping centers should development upon other properties from the incorporate either a clustered, village- view of the public rights-of-way and from oriented, or pedestrian oriented site plan or eye level at grade on the adjoining utilize external pads at the street edge for properties. visual interest. 8. On larger sites, buildings should occupy a lapolrigaraasshoufdbo Crealeptrrzasm Pf�OPEF6Y �, g g pY Iracatedatreorcfslnu,ttun prominent focatrohs� LINE minimum 15% of the total property - ` 1 frontage. Such siting together with �� l �E� � substantial landscape treatment reinforces . i I�� x' U� ,: i� ;; . and strengthens the streetscape. � 4% ' 9. The development of the site should protect r j.y4 the site and surrounding properties from ,,Sl , ' y j; noise, vibration odor, and other factors that �? r rT > nr 9, 4"."' � .: r fi,F1w may have an adverse effect on the I Speclat pave rant and landscape ij C.re7te plai;ir51 enf,anCornei t at cnlraricas environment. pant/wt./ace/fans •" '`' lesw>MIT Zt.�.�,�EWISWIIIIM: TaEdiVIirdi�;ada aiE8d 10. All mechanical equipment on the site shall be appropriately screened from view. Large vent stacks, and similar features should be 14. Off-street parking and loading facilities avoided, and if essential, shall be screened should function efficiently with minimum from view or painted so as to be obstruction of traffic on surrounding streets nonreflective and compatible with building and alleys. colors. 15. Trash collection areas shall not intrude into 11. Utility facilities must be placed major lines of sight from residential units or underground whenever feasible. Service, landscaped open areas of the subject utility, loading and trash areas must be development or adjacent properties. carefully treated and integrated into the site plan in a way that does not detract from the 16. Trash collection areas shall be located public view. where the noise of trash pickup intrudes minimally into the residential units on the 12. The design of accessory structures, fences, site or adjacent properties. and walls should be harmonious with the principal building and other buildings on 17. Proposed projects shall accommodate the site. Insofar as possible, the same existing mature trees wherever feasible and building materials should be used on all shall provide for their protection during structures on a site. construction. 13. The design of the buildings, driveways, 18. New landscaping materials shall be of a loading facilities, parking areas, signs, size and quality appropriate to the scale of landscaping, lighting, solar facilities, and the project. other sight features should show proper 11/1/01 Commercial Guidelines 6 19. Landscaping shall be an integral part of the project, and conceptual landscape plans shall be submitted as part of the design review. 20. Landscaping areas shall be provided to enhance walkways. 21. Proposed lighting should be so located so as to avoid glare and to reflect the light away from adjoining property and public rights-of-way. f' 6. 0' f fL ;I 11 , 5 3� 4 ' ;I 0 Y IF w� �>i ' v� 1 r i r :,11.,4 pr,IIP ,C � fin,,, is il: dxv.:ew-k •n_ v c._91d 22: On larger sites, develop focal points to create a sense of identification. Plazas, landscaping, fountains, art work, textured pavement, changes in pavement levels, and building tower features may be combined to create focal points. 23. All backflow prevention devices shall be screened from public view per the standards set forth in the Development Services Department and integrated into the site plan in a way that does not detract from the appearance of the building(s). y 11/1/01 Commercial Guidelines 7 I . :&i, UJILDIlNG COMPOSITION .....__c _ER 1111111 !H !!!! ' The building base should visually anchor the `'�I Zi building, establishing a strong connection to Ea I0!• the ground and the site. The base of the 4tbuildin g should a pp ear more massive than the "UNDESIRABLE ,or upper stories. Building details and public art h elements are encouraged to provide visual I. interest and a sense of discovery. Details �• m� � � m..� t should be comprehensible to passing __11_11_1_11_1_ pedestrians and proportionate to the scale of the 6 building. ��•••••• MOW 1I �.err' ' The upper stories of the building should exhibit IiiI U NM a lighter character than the base, possibly by reducing floor area and building mass. ,i, DESIRABLE Architectural details on the upper stories sa it - °II`,c , t ta;2 °*I ai should be at a scale that relates to the overall building composition. As a general rule, General Comments massing and details should be simple and proportionate to the scale of the building. The 1. The architectural treatment of buildings and length and depth of cantilevers should be structures and their materials, textures and minimized. colors shall be visually harmonious with existing buildings and structures, and ry �r"1�;k5' surrounding development, and shall b� , - . > { t`9� ,: enhance the appearance of the area $o- ;`!: ar l s § 1',',is 5"ly,, y.;-,, 4 Re, T � `A48k 4 t' Atli �>s:��� r>N�ta � � __.�__ � Design and location of proposed signs tOt:4 . �t ''i- �` �`� �k should be consistent with the provisions of r7 •'r;'i4 4rEa r 3 yV *�S'.�T ,,jittl ;i s I t o t , �, , r ,, ii sty the zoning ordinance and with ,.6 ,� i�I4 r �'� gcvit . :,'1 is characteristics of the area in which the site r > � l ,1 - 4,111; `I is located. Signs should be designed to be f M _ - k " T . : L_ _ _ �?,t l in keeping with the use to which they are + :4 related. Sign materials should be NI s ,•�` i Vi, ,,, u�a compatible with the materials and colors e} i �4 � ua m �dL-r' pii used on the exterior of the structure to Y�L di 4'a' Ls44 C ,' �U,� :, tF' �S. "i u } �,�t - ,�H ; i ; j�'';s 5�3�" J which the sign is related and should be y E.-W' . complementary to the appearance of the 6v, . . building. V1muram kgme..,?I..NJJA.@,: :I' .III.i..4∎I,I :;fdalmraii WARM LhIll,;, 3. Architecture, landscaping, and signage design elements shall be considered in their overall visual design to be harmonious and 11/1/01 Commercial Guidelines 8 attractive. Review shall include: materials, rooflines and building setbacks, a textures, colors, illumination, and transitional treatment between new and old landscaping; and design, location, and size will begin to develop. Deviation from the of signs attached to buildings; and the architectural character of an area may be design, location, and size of any free- appropriate when the design direction of the standing sign. district is undergoing transformation or to express an appropriate architectural 4. Garish, non-harmonious or out-of-character statement. colors should not be used on any building face, or roof visible from the street or from 11. The bulk and mass of new buildings should an adjoining site. Exposed metal flashing or relate to the prevailing scale of existing trim should be anodized or painted to blend buildings. with the exterior colors of the building. 5. Deep eaves, overhangs, canopies, and other ,..rte.. architectural features that provide shelter and shade should be encouraged. ' I CS l Li„ "y----" 6. Exterior project lighting shall be designed l � I �� 1 _ __ to contribute to the aesthetic quality of the -- 0s ✓ � _ project. - ,41 1F1 `li. 7. On new or rehabilitated commercial and/or industrial projects, space for signage shall ``°= `"~ rP be designed into the building elevations. A sign program shall be submitted with plans Building Massing in scale with existing buildings for architectural design review. 8. Breaking up a building expanse into KE pgoorS1Y}FS PROVIDE trE R11C Al smaller scale units such as 20-25 foot \, CONSISTENT MEI;,h .,1�,GAZING !?tER ST �;l modules can minimize the physical mass of !` - IUP,}l��t�U4lt,7zSl a building. - ti 9. Efforts should be made to graduate the I --- C—y physical mass of a building consisting of 1 f,� three stories or more by using the ,"I � 3�} II!: f,l Pz F �1't � +I�; t ,� I - wN lk proportions of a step. Stepping the upper '' t` levels of tall buildings back from the street PkOU1nCONSISIF>~lEtlkSltaG will make the building seem less imposing_ to the pedestrian. • • 12. Adjacent buildings shall be compatible in 10. New buildings should respond to or height and scale, yet it is best if buildings enhance the architectural elements of side-by-side vary slightly in height. adjacent buildings. By respecting the design details of existing structures such as 11/1/01 Commercial Guidelines 9 • • 13. Corporate architecture and generic designs ti- • are not recommended. The design of each .,>,r/" r ,r' • •project must be compatible with buildings aril within the area. /! ,1 �`,'�. ,.it Building Walls/Facades ` ,>> �,. ` { I' r �'G"^..il`�'�NiFhKS F Articulation of the building facade can be �Ea"t°' v�rr� rf� = IAC>�� �ddMiltibk aNaf�m.„ • achieved by utilizing recessed doors and -..."" ` °°"a --'. `=.,•,,. -- `' `.`- windows, reveals, changes in surface texture , and variations in the building plan. These �' �R techniques help divide a wall plan into smaller e .' f °R:�'9 - tj components that relate to human size and scale. q .010 z • 1. Large expanses of flat building walls shall f � w Y,� 1i be avoided by providing sufficient �F, buildbuilding articulation. Vertical and gair; � s,Lr` ing 'JY r!1�I YaI M! horizontal • wall articulation including ,i ' 3I k trr• architectural indentations and/or projections 1aF, r �� �°r '• f.should be well integrated into the building ,� ;,k e E. �r -g rep ,,� design and consistent with the architectural e'''' , _, 2, x e ; ,� i, vocabulary of the particular style being �-,; , ; j y ,_ r r i p . Y p Y g > �ti r �,� fir, � >rr���� I , i 1 f r 7s i- r�TL,' 1 I proposed so as to provide opportunity for , r ;,1 ,{ r shade, shadow and visual relief. k `i Iwrl 1 �'{ tx r 1 t Sr�'4�r T, 3,V"S V,,r I qqi o-"i t8{ y1 I d , ,,.IF 2. Exterior walls, especially at ground level, ".' a _. � Itdr;�r?. Pti should include elements to build depth and k " R character on the wall plane. Emphasize �lII , F, 4 �; , ,�9E � fi IT windows, trellises, arcades, roof overhangs, recessed or projected stories, columns, µ , ,�„ balconies, wainscots and awnings. 11,. Ogi `'Fhb 3. Detailing of walls at the ground level f 4;3' k,, k ,�N should complement the adjacent pedestrian " E 4a �•`; N • or landscape area, providing an appropriate ; I" I t transition from the ground plane to the ' ' Ili I �;L t 111'x, i ao,Y ' ''r building. I '} ,i ,x ft= p` , l { 'i F .- ii j 1 i4s 1��N '4 'n� t ,1 1r t �r i : I f r. i1 4. Appropriate materials for walls and facades i '' s i 'r;' < , t.r"r+l 1 4,-,' fi k '.{y... include, but are not limited to stucco, # 1 *T°`"s� +s5' r��`' � PI stone, tile, split-faced block, brick and 4' z'4'rf4 d'e'ft ,', Yrirl r> Fw ri wood lap siding. ;{ }t ;IE 7: If - t .a '- 0 , `. �ml�in- `t.igi :N,!7,it:.`�*ll� •kkC.-.z..rt�cy'4_6Fh • "Ir'k"nnr.� i�•.�r,..u_nrn:,:n,nm.:.o::.-.,.n ra._.:r..,: :...:,:..�,. • 11/1/01 Commercial Guidelines • 10 • • 5. Discouraged building materials include 11. Organize the facades of a large project or highly reflective materials, unpainted or • building into several visually distinct parts smooth monolithic concrete, T-111 siding, to create the appearance of several small speed (interlocking) or precision block or buildings. non-textured block and metal. Corrugated metal may be appropriate for a rustic or 12. Use recesses and projections to visually railroad style architecture. divide building surfaces into smaller scale elements. 6. A balanced color palette should be kept • • using the correct proportions between the 13. Breaking down the massing and scale. of lighter "base colors" and the brighter larger buildings creates a pedestrian-scaled "accent colors" on each building. Buildings collection of smaller individualized with large walls should have a subtle base elements that is in keeping with the overall color. The base color on smaller buildings concept. or those with more elaborate detail can use slightly stronger tones. In general, earth Roofiines tone wall colors should be predominant • including off-white, cream, or light pastels, 1. Special attention should be paid to the avoiding the strong pink and salmon hues. articulation of the top portion of buildings; long, unbroken, horizontal rooflines are not 7. Finish materials should wrap the exterior acceptable. The roofline of a structure corner and teiniinate at the inside corner. should provide visual interest and should be Such treatments will alleviate the used to de-emphasize a building's mass. appearance of a "wall paper" application. This can be achieved by the use of offsets • and will give a sense of permanence to a and other methods to articulate the structure. horizontal and vertical plane of the building. through the introduction of horizontal 8. The use and quantity of different building bands, cornices and stepbacks. materials should be minimized. Simplistic designs that adopt the architectural components and finish materials of adjacent buildings are encouraged. 9. Exposed concrete masonry units and split f I ;LE faced concrete masonry units with integral color and texture may be used, but is • � f l{ discouraged as a primary building materials, especially in the commercial .;/ zones. 10. Utilize reveal patterns, changes in • N, • materials, building pop outs, columns and �• '� •recessed areas to create shadow patterns and depth on the wall surfaces. Full roofs are encouraged • 11/1/01 Commercial Guidelines 11 2. Roof lines should be broken at intervals no spatial rhythm as a user travels from one greater than 50 feet by loggias, changes in storefront to another. This is not the case height or stepbacks to reinforce the typical . when stores are set back from the sidewalk, building increment of 25 to 50 feet. with entry doors that face the parking lot. Interesting and varied roof forms are , encouraged. 2. Building entries should be recessed for • visual interest and to provide a sense of 3. Roof forms should be consistent with the arrival to the structure. building design style. r sa,r ,Ijs .,-„--tig., ,,, ..: .% •. ,,, . ,..,.. . :,,i ,;,;. .:.;.. _.:,,,,:, 0,..„,„,„,,,,,,,„ ,::,,,,:„.„.:„,„,:::,„,., .:, ,,,.:,. .,,,::::„, .,.,-,..„ ,:,,,,,,-,,,,,,,,„:„.:::::,,, -zi. '--77.=-7-6-' - `'�l (r ' ® t s z I ywd., �wi'1 w0 . ., . ��ca +f; . r � 1 4M * • }II� 0 Y3C ' I I 4y k- t d vF I� k•d 7 � V c� � r a 17 E• .i ' 1 !i'ii' r ,t IN ea m! Lod ,tr 7-,;„g,,to., ,_ :;.re y fA III Ili r I..s0Li I1=r ?.5' � ? ;It ',ill 11 ;i r, L,,,, ,y' 1 aft'f1 13 4. Decorative roof treatments should continue ulul u^gym lla �mmir . ' a�m�lilnu.:-.1:i around the building or terminate in a logical . manner. Using decorative roof treatments 3. Design details such as decorative trim only in locations that are visible from a elements should be incorporated at the street or alley view is not appropriate. entry. Carefully coordinated changes in color and texture also help to provide 5. Special, attention should be given to• contrast and a sense of scale. buildings with flat roof construction. Parapets should generally be finished with 4. Buildings situated at the corner of a public cornices . or other horizontal decoration street should provide a prominent corner depending on the architectural style of the entrance. building. , 6. Rooftop equipment shall be concealed from ;; z� view and/or integrated within the =it era�a►i .:err ='+ grit, a � �, 7 i T.,�r '1 architecture of the building. 1„= i tw t i tk, . i� r Entryways �-�. ,41 ,11,:,I r .,,� kr . I4 h1a.. .y !Y A' 4 ti)h Iii 1. Building entrances should face and open �� Iar+ �'lkl"-� rG r '+ �� r er7 onto the sidewalk. This design approach • promotes pedestrian activity and creates-a 11/1/01 Commercial Guidelines 12 • • . • I.1r L r 1l1114�i\� FI r N iY i ° jlz; L'� _ `. i 410.1,510 —tr4,?.4.:.■14 F4-;, ::0;-4. 1'1.:': 1V:::-. .:1E;:',14. *114 4/ ri 7 { 4�fC}�f C 1,1.=,-1E.,4 _" tic_.. °� S par A,1; 1 i S s1 ,F, �'€,� r 61r j .ft 7I,u.�t I I :g kr I S�= Il c x,i,y 4 , I v, 4 ' It ffl •i 't e's:, UNDESIRABLE _ p R F{ 1 Y-. ,r I 9 6—' Ar g. to , J 4 GJ i u,,+t rz 2 1''1 11G, �� -v.. _ v,," �-,. it I- ',7�r- r <;, tis }' ,{"�'if I r' :+-... x N; J' �i::fir,,,6lIMe 7 l li�:l..i i.,,M1-'fil�,�'.m4r^u•i.9.._e-i Lf', `III l!9 i Si i-.--( ( >I n : If,..i_r ? 7 r ,_ ,-, �...t.t ,y� J 2.. M 1 r.Yf} ,° U� "' fir) � $ � ° I - I�� • X04... _ 1 __ i"r .<<4 !Y( 5. All storefronts should be highly detailed _:,.-•- ,rr,;'��R :-.- using elements that create texture, shade and shadow, a sense of entry and pedestrian 1 scale. DESIRABLE`' . . 1 . I i i ,--ara __.-'E+T�` %' �h? o- nor ,, i��u m 6. Use doors, windows and openings to add • extra texture to the wall plane. 9. The main pedestrian entrances to buildings shall be enhanced. Options to consider is 7. Doors to retail shops should contain a high the use of colored and textured paving percentage of glass in order to view the materials, which are appropriate to the retail contents and the people inside. design of the building. • 8. Awnings and signage to clearly demarcate 10. Walkway paving materials shall provide building entries will help orient pedestrians. walking surfaces that are even surfaced and easily negotiated. Windows , •{F- L17.AF!K +ti .sw "3i i �y }` tf R 1. Windows should be designed to coordinate 1,,1. -.,,4-E t with the architectural design of the Y Ln� , - 1 j�Ii;� building. Display windows should face the F'` '� i ti l' I ' sidewalk to create a spatial rhythm that • I�,3 rS`' ;' ` ��'� ',r,r, ,L�f=",1.,= heightens the interest at the pedestrian rat=e ' - t,, r I level. �`"`t..iF f, 1 -, ,t- -:4".;.1•1=-,-,.=.--,Lt 3.r tad e�a-'u�-,"�; r � .� b �; r`' 3 '"`'>r � ? , 2. Large, uninterrupted surfaces of glass J.,:--- -7,,` r t,a,; ' "_tom s f- �� without architectural divisions are ∎11. 61 Stu W. T R y" 4114, .7ASS ,E?h? _liamr!�'m !. discouraged. Powder coated colors should be encouraged instead of using typical . anodized aluminum. • 11/1/01 Commercial Guidelines 13 : . , .. , 3. Reflective or mirrored glass is prohibited. generally avoiding long and continuous treatments. Aawnings are encouraged and 4. Opaque glass surfaces are generally ' should be designed to coordinate with the discouraged. architectural style of the building. 5. Efforts should be made to provide ., r=,,,tp f I&64 1 ^' 1. maximum transparency (e.g. windows) on 1 ALL 1 lr first floor facades. Attention should be 'Tf t.,.-.i`7 " 77 tli a paid to materials, placement, depth of 1 I _;`>� h,i , , .1 recess and ornamentation such as window ' 51<a }a,. .60na,len! i..H ,4)h we,gina.a.avine loon I grilles. The design objective should be to `�`°u'°'n' obtain 50% transparency of first floor ;'�- "t`' ''s'm gq "`'' ` '''IZ T �}I facades in retail/pedestrian districts. (' 1. ) '_ a; lir l! f i9��i [� (J I�I 6. Storefront windows should be as large as IA _KM.L,'_�_i:I,-- �I ° mr��I1V■ .f possible and no closer than 18" from the Np on l' a n ..id inn ow tgfifMa farm . Mremangod ill ground. 7. When windows are added or changed, it is 3. Awnings and signage to clearly demarcate important that the new design be building entries will help orient pedestrians sympathetic to and compatible with the fenestration of surrounding structures. 4. A solid color with matte finish is Introducing or changing the location or size recommended rather than bright colors, of windows or other openings that alter the unless used sparingly as an accent. architectural rhythm or character of the original building is discouraged. 5. Awnings should not be wrapped around buildings in continuous bands. Place 8. Doors and windows must be coordinated awnings only on top of doors, windows and and must have quality molding and-' other openings. framing. Awnings t 5 r j ` ..? ti ? 3. , i Gi�v I 'f L. ' sue ` t 1. Awnings shall be of a durable, commercial s I ( zl --.. 6 1 grade fabric, canvas or similar materials ,;`?+:—' , w"` ;lei is . having a matte finish. Awning frames and "'r JJ " „ '- '� �'.l :15Thi 4 q t F supports should be painted or coated metal r II! C � I - I l lien :,., or other non-corroding materials. Glossy or �, � .. tt ' J shiny plastic or similar awning material is �'` _. ---''� °�` � ; not recommended. Translucent or backli ---2:.:--...---- ..'. ti awnings which allow light to pass through ,k,;; Pan, „,, ;, gs m wam .,, .. are strongly discouraged. 6. Awnings with imprinted signage are 2. Cloth awnings should coordinate with the allowed. Signage letters shall be architectural expression of a building, complimentary to the awning in color and 11/1/01 Commercial Guidelines 14 r' , 1 not less than 6" in height nor greater than 8" Lettering shall be limited to side or front fascia of the awning. 7. Awnings if lighted, shall be lighted with a direct architecturally interesting fixture. 8. Aluminum awnings or "brow" canopies generally detract from the character of the building and are discouraged. 9. When there are several businesses in one building, awnings of the same color should . be used with simple signs'on the valance flap (not to exceed 8 inches) and (6 letters) that may vary in type style and color to differentiate the individual businesses within the building. '4 .��_ i it d' 11 A:h i—°—��_ li R .l"` ._."'1_.. .....J �- ! ...._.._ ifs st;i�aRifcJ.-i�Iirti�.2i`„`6��...avt".i-M riEmA§'! '`,..'KIE11810�'Liasue' inl' 11/1/01 Commercial Guidelines 15 readability. Too many colors used Ilk C'1 ��l>TII�TG simultaneously can confuse and negate the III\l� waver j vw message of a sign. Even the most carefully planned sign may look unattractive due to Signing plays an important role in the success poor color selection. of any business by providing business identification. When signs are integrated into 4. Faddish or bizarre typefaces should be the building design they provide a personal avoided if they are difficult to read. quality that contributes to the ambiance of the commercial complex or streetscape, especially 5. The number of lettering styles should be the more unique signs. Conversely signs,may limited in order to increase legibility. A intrude upon pleasant surroundings when they general rule is to limit the number of are applied as an afterthought. The following different letter types to no more than two guidelines are intended to balance the for small signs and three for larger signs. legitimate needs for business identification with the need to prevent visual clutter that 6. Letters and words should not be spaced too detracts from a project's character. close together. Crowding of letters, words or lines will make a sign more difficult to General Sign Guidelines read. Conversely, over-spacing these elements causes the viewer to reach each 1. A sign program should be submitted with item individually, again obscuring the plans for architectural design review. The message. As a general rule, letters should sign program should coordinate with the not occupy more than 75% of the sign building architecture including the use of panel area. internally consistent materials, colors and textures. Space for signage shall be 7. Symbols and logos should be used in place designed into the building elevations that of words .whenever appropriate. Picto- are adjacent to public streets. The sign graphic images will usually register more program should coordinate with the quickly in the viewer's mind than a written building architecture including the use of message. internally consistent materials, colors and textures. Signage and graphics should be 8. The following materials are recommended conceived as an integral part of the for signs: buildings architectural design, not applied as an afterthought. , ® Wood (carved, sandblasted, etched and property sealed, primed and painted or 2. Sign colors should complement the colors stained). used on the structures and the project as a m Metal (formed, etched, cast, engraved whole. and properly primed and painted or factory coated to protect again 3. The total number of colors used in any one corrosion). sign should be limited. Small accents of m High-density pre-formed foam or several colors may make a sign unique and similar materials. New materials may attractive, but the competition of large areas be very appropriate if properly designed of many different colors decreases in a manner consistent with these 11/1/01 Commercial Guidelines 16 , guidelines, and painted or otherwise may be incorporated into any . of the finished to compliment the architecture. allowable sign types. • Custom neon tubing in the foul]. of graphics or lettering may be Pole/Monument Signs incorporated into the sign design. • • Controlled background signs - a 1. Pole signs shall be discouraged for new mounting base for individual sign construction and renovations. characters. 2. Monument signs that are well articulated 9. Flat Plexiglas illuminated signs are and well proportioned are preferred for discouraged. Plexiglas signs with "push project entries. through" letters may be considered if the letters only are illuminated and the _ • background remains unlighted. aCreek s. 10. Internally illuminated plastic-faced cabinet \ .r signs are discouraged. 11. Individually mounted internally illuminated ��;�� �h, �,�1� �F��� �t�y �� �1 �,y�i��,�t�fik ,. f � � 1 ,P� -.1Z rues l: channel letter signs are appropriate. sr;,,,i_.; ,Z2,-1,1,‘,f4;,. ,, _# x 'i Reverse channel letter signs are preferred. . ',I+3 !-`• 4 es RA7- ,.r•Raceways shall be avoided where possible; , L� u{ , oug, s 1 wAt! and, if exposed, painted to match the color "Iv/��i��._` , -. 9,7:: 5, lb,� `+.$'F'IL�LjG-�iL1 nnnaa CC©fA'JSn.il4""° '� i r "'L.I�5 �.,- a'`•''j of the building. 1, ''' <r h e7�� ,I,FAV:"9 ., F `y 1Fpi��I 12. If it is possible to illuminate the sign by an ug R'- ' _ -Zs � o IIERI AIFu".�illh'I'.!'1'k�IMS IIlf'��'G.iail Fv�h°Iln�li J I;e r iui i i am i ci lay'IG"um 11 ,iiiiii. indirect source of light, this is usually the best arrangement because the sign will 3. Monument signs should be well appear to be better integrated with the proportioned and accented with building's architecture. Light fixtures in landscaping. The signs should be in scale front of the structure cast light on the sign, with adj acent buildings and landscape and generally a portion of the face of the areas. structure as well. Indirect lighting . ,.,. ; emphasizes the continuity of the structure's 1 ti ;. surface and signs become an integral part of . U'\X11 7' l the facade. Y' ,`,:1 ' 13. Backlit solid letters (reverse channel) are •.l w --7 _ .. �' - I=- r rec. '. .are preferred to internally illuminated panletter i' 4 signs. i iI "-r1 {,-- --- . '. ,-_ &. 14. Signs that advertise, the occupant business , ! 1482 ,-,y through the use of graphic or crafted ', '� = 1 °° == ` ° — ' "� IP symbols, such as shoes, keys, glasses or s- -." ra r- =' t--=_ '--"- _, rn q books are encouraged. Figurative signs 11/1/01 Commercial Guidelines 17 ` I J f/" 7. Freestanding monument signs should be `z „ placed so that vehicular sight distances at entry driveways are not negatively affected. s i. ,y/�� __ • s ~;n ` � 8. Solid architectural sign bases and sides are w' highly desirable. Each sign should _ _ _\`a1-t g Y g �.;,- ' incorporate a base that is a minimum of 12 • l; inches high. The materials should match an I\ , Sign Area T, architectural element of the commercial development it serves. ._. - pN; 9. Each monument sign should be surrounded " ,, by a landscape planter that extends a ;"im T---vaaa . , ; : a: aa , .: -w '` minimum of 2 feet in all directions beyond the base of the sign. Projecting Signs/Hanging Signs o'a k �:::r e e P m'1 �® 1. Handcrafted, wall mounted and hanging signs are a recommended way to provide ,;), , ® Yi clear and direct guidance for pedestrians. Sign Area '1.1- These signs are encouraged to be unique glell 43. ; , �0, and convey a business image. r \n 1i ,' i 14182 h fTp _, t e r-:,, ,aa N arll lj a P ut1 W9e �E 4. Monument signs shall incorporate ``' t,�fi1te jyl• complimentary colors, materials and _`, lettering fonts. Said colors and materials 'rt > g!,, 1�� shall be consistent with the building '-" ! !',04-pi ptli�, 5, materials. More than one material for the •. I' I monument structure is recommended. 414 if: r r ' 5. Project signs shall be discouraged from °--� _ having any type of signing other than center � f-` identification and the address. k u 6. Freestanding monument signs should be placed perpendicular to the street. • 11/1/01 Commercial Guidelines 18 I.• • . 'ry* fits 'r-w_�t++v :;M q^*Pk I f ''`:..+`apt ^xTtS Ic g'' ,S"� diNif^1- i t t- G i Fa k >• 3ti t{' Q 1 • J 4 I))1 ate°1}or: ,,- S- 4t }r1�, � S 4 JI -- r Ii " .' .� I 4 Inc _�S �r LI t 1 r:1 - t ' S j v -tui r% - 1 I <s �y. 1�1 wd Li J ,a A 'l "" 15 a. '} 1 ''1 I 1,h - Fi Y 4 1 ray � ! 1 15t �I AL :;;A,,,4,, gi p y r L .v �� v3C!?Ii.' S& Tr p+�'' ,fit ^�a a -.,:-.;0,.,...1,r41- T.� �IGyv �; ry- ;c`7 w LL SxoP p R n �q y 0,, J' y f i R Y l ,i r' i ;,r ,' jI r tg `�r. 11r Eu i t 1 3 a� t gait, t, !i 4 ,ova �Y&S !'� .ter €' _ �'x g r4 yF .s-VI ratli*AX 'i 9'4 `7-i me - k 'ita r ri• a .' {,,, v��urt y , r �a1 '�� �'" -r r��'s rp �yC r. Sr� ., I 31 r a +pi..S{,�s s' i'� .�-�y!'�n i r r „ 'P : r pI .. t JI , ,i 1 i 1 r r si Z� a f��ri,1 I;tl .y Jl�„ s 'Y� 16 r[Lx t itl, R 1 i �� 4� ' '- lz�Al r, ,C rL' a 'F.-,Ar xL.,- y J o,Ll ?I rit r j M'Y'Sr lJ ?tt '• d +r 'ft Fyr;•3 : �.�r'l t F affil y: a v „ ?},.9i'9�n i[fFn tj t P` i 1 ri1J�r 1 Sr''�,4 �1 t'5 ,. t 6i '� 3`4_' `11:'°l=., 4: 1 _ ,+r I j 1 ii",'4 i..-�I Y „r.44„.,,,;., , d ,'JJ'-`Y P s a rs , ,-F tr'V -^'t F t, S,1 4 t r , s i 7 5 t ti %!:-F "'a :. r f� t^ 1 w • ,'0t �ai'4 , IFa a Ily , + if7#,ZR1 'S rk.F ^ r. 1 f 4 ,1 r tt s.�. 77ii11 ti t t .' x4s1�4 ja1 :t JIk * , rE , -1 7 x ,">. ,? 1 4-�t . � ii40 1 ..A1 r ; #'fit 1' � 4 4 a g'ty nsy 1 eail : - I `..,, i_es�'RusllNMIN f wINE �` iz�L x.FC.='2 2. The number of projecting signs per business shall be limited to one. The distance between projecting signs on a ;.* k r •= , ,` building shall be at least 50 feet for 'y „*3 M ._ t;I . is maximum visibility. E 0 1 l 'I ;; sC 3. Projecting signs shall be hung at a 90° 'rs ' �l 1`1a, ti angle from the face of the building. -r l',.._ _d� ; - 4. On a multi-storied building, the sign should .:,;,- 4-4:1-241f-!- f-:' ,'; Li` be suspended between the bottom of the =a,k tter, IE �` second story windowsills and the top of the doors or windows of the first story. On a -..i�i U� r ✓ one-story building, the top of the sign � �• 4 , I , , should be suspended in line with the lowest Q., ; `'�' g�'':'g-i`` u `r, ^, GI- 1 G point of the roof. is n :` .51,.x I. °r4 e T 7A L I. ',4 RV f i l iq r J t4,t { 5. The bottom of the sign should maintain at gv r 1 xr rFLLt 4 least a 10' pedestrian clearance from the `x.. Sou fi #' �' ° "` I rru 1%tt'MI,. I I r146r;'-9C;'2..MMM: .1 1 sidewalk level. 6. Decorative iron and wood brackets that 7. The lines of the brackets should harmonize support projecting signs are encouraged. with the shape of the sign. The most important feature of a bracket should be its ability to hold up the sign. 8. To avoid damaging brick and stonework, • brackets should be designed so that they 11/1/01 Commercial Guidelines • 19 . . can be bolted into masonry joints when etc.), and considered in relationship to other possible. signs on the building, and compatible with the architecture of the building. Wall Signs 6. Use a brief message; the fewer the words, 1. The following types of walls signs are the more effective the sign. Words should recommended: be used to convey primary information only. The text of permanent storefront O Dimensional letter forms with seamless signs should be limited to the name of the edge treatments business; address and/or generic type of ® Reverse channel lettering with halo goods or services offered. lighting ® Cut or fabricated steel, , painted or r '' �:i;' r '-} 11 '�` ' ,� ', r ;; , -mew" `. , unfinished ,ids t "I:1/6 Viii ii:1 i�r�;' � R 4i� �_`"1 'q', i,r • Polished metal r 1 X :' z A Etched metal or glass, sandblasted glass ' J� ,o ��;, , ;:,;,,,,,11410,, • Dimension, shapes and forms of metal ptin0 'K ' ,# , $ ,r ' ° �*E ',TS rI J 1 J S�Sh OG� g� �^. f.le{ ��� J �.�. 1(•t�-j� !I! FBI s a o h 0 fi ! 7k �! 4,4 ,l' hardwoods, glass or other material with 1 "ls't'it i`" Otti ;e'ta ra4n4,` 1" a permanent appearance. , : ti r e �� . ? ' �'S +ry' y ' a :-erg+J t.+'tn ii, O Halo or exposed channel neon ti �m a-�,. „-� a�, . g!!, ., O Silhouette illumination ' O Front lighted signs. �r7—J-4. 0 ' .,=E ° ,4i1r°- �`;t��;ijig • • Dimensional geometric shapes and µ s x�:mi � an�5�uif, u+! I�fi�t.iu��"!3S f' ���`"'r�a.�5� J.� °Z i�4 three-dimensional forms t 411-SW" ' 4F �'" '`' 51 • K� ( .3'"^'b� 3;..- ,mow Pax 6 m.-ti �-u � �, '44:T li10, 'n FF-'4164 ,r 0 2. The following signs are discouraged: t1 �f7,�r , tip' i , , (1( �; ;! ,,'Nit t 8 Conventional plastic faced box or rrw ,i 4 ,r �, , ..,r�P�an �=�1 �4�' .11 :''�' ,, cabinet signs '. `.tih c .� � 1 ® Internally illuminated signs, except `.. � ,�-.;�' II, 1, a.,. ;:r D..} S ra backlit signs where only the lettering is -'°RI" 'g t'' A'` ''''OMilllifg lt411 ``RM411 ' INII1,°� '0!` ma, illuminated . •L�4,a 1� / J1 - t k "''°' �4�� W�L4��L���✓-ry�.,.sst�� ���ix�i��IT h f. 1� Imo.S.'r `..weft�� 3. Internally illuminated letters with "halo . , i .ry" MP!�Pi4P,P��# `� effect". ((t y'Iii iih+�� �r"� [[k�pGib< iii�LF. 4. Wall signs should be integrated into the �"�i � :.P,Ja� �� *- r C '� building design, compliment the ti4 �, ° ,! k . F architecture and be compatible with the F{7` ifi!' ,k.pii. d)f building colors and materials. r{„: � I,�F� .ii 5'�;' __;f{r 1 ,�!,,hT:, dl h . i i a t p, Yt,,0 '/J'1 1 5. Signs proposed to be located on buildings `' r ` rr��;��., ;gt :,,lAr� t� c�' a`� ^.may 9�u- ^t�,r�t`x' �� having an existing sign, shall be designed ;. ,, ,,01-.: ,a� a1.,,., . Gc (size, location, colors, lighting, materials, 11/1/01 Commercial Guidelines 20 7. All signs should fit comfortably into their 3. Text copy should be limited to the name of storefront architecture leaving sufficient the business sonly. margins and negative space on all sides. Thickness, height and colors of sign _ lettering and graphics should be visually 'r .-^ , —van:snouta balanced and in proportion to other signs on r i not J30*cod g } ki. • Oil ton of awning the building. , « P r 1 r 4 tG 0 s �`�n t V t, yLutJef Noignf 11 Igor an 2 S�1�' c 'r k 3 ,,, Cx,,:i valanco IVIY t r i m is 1 t - k < IC m itl.' • f .4 � :'`' f LINT W1N 5 l• t r :� f tti f d,. 1 1 ..ca..-. .a tf i 1 E � 6.: r r� s.. 1 t' et J : '� I.ie tssr°� * f, fH )� " ,',/ $rs aR9 irvp ,.r CA rSlr-�r 1 -4 xy� •. t; r�l iu ' l a * 1 l 1 AYE s� :3. ,i, -aA.lam- li - - .::,, ,, ..-. 'J." ._ _ .i:a.n...rle,k'.-:.,- ^..`-i j '4kjal"'g,.,TI rk6, e. "' .,,-ate...,:.Ur hi. d57`,,: 4. When initially installed, awnings should be 8. Internally illuminated plastic-faced cabinet provided with removable valances and end signs are discouraged. panels to accommodate future changes in sign copy. Painting cloth awnings in order Awning Signs to change sign copy is strongly discouraged as this will decrease the fire 1. Quality building and awning signs of - resistant/retardant properties of the treated appropriate size and scale with the building canvas. face are encouraged. 5. The shape, design and color of fabric . 2. The text should be located only on the awnings should be carefully designed to fabric valance flap of the awning. The coordinate with and not dominate the letter color should be compatible with the architectural style of the building. Where awning and the building color scheme. other fabric awnings are used on the building, the design. and color of the sign 4y ny� awnings and all other awnings should be " 7 T.,_ :� :is ggE^,R,1a 1 ht`d[ �,x�iiit , I a ��i�1: it s coordinated. Gf�1'S;.�4.i F�tx� to C o6A.9s4 " 2 tht c� - 7=_ 5E n,,.n 6. Internally illuminated awnings with or S rt= : u rt� ce si F 1 without signage are discouraged. i.,,' of `aSpt a t� V � I ''tea, . y r i � "s' ,., -; Window Signs• t E..A. ' Ls - 'a .- 1. Window signs shall not cover more than in, n,ri!.l- P,° r ; r,ui6 F n ,"IBM"spin lraTA '1 25% of the ea of each window. ar o 11/1/01 Commercial Guidelines 21 • 4 1 Illuminated signs shall not exceed 10% of the window area. 2. Window signs should be limited to individual letters placed on the interior surface of the window and intended to be viewed from outside. 3. The text or sign copy of a window sign should be limited to the business name and brief messages identifying the type of product or service. 4. Window signs should be grouped to minimize blocking views into the stores. 5. Temporary window signs advertising specific products are prohibited. 6. 11/1/01 Commercial Guidelines 22 2. Parking lots should be separated from Hid NG buildings by a raised walkway and III WV landscape strip of at least 7 feet in width. Parking aisles or spaces should not directly Large expanses of paved parking detract from abut the building. surrounding businesses and are visually unappealing. Properly designed and land- 3. Driveway openings should not be located scaped parking lots enhance the urban near street intersections. environment by providing shade and greenery while providing shoppers and visitors with 4. Parking lots should be designed and located convenient access. contiguous to each other so that vehicles can travel from one private parking lot to 1. Parking areas should not dominate the site the other (reciprocal access) without having in areas adj acent to any street. Parking to enter the street. should be concentrated in areas away from the street and behind front pad buildings 5. Include decorative paving materials and use when possible so that parking lots do not of color in sidewalk and pavement areas at dominate the appearance of the site. pedestrian/automobile contact zones. The change in surface material provides a visual Access that is aesthetically pleasing and a Alley"4' I -'-�' 7 '4 L= safety feature that defines the pedestrian .: -, 1' - I .__ : I GU .. ''' i space. i . w J ' I g RIi ",, ' 1 I ril I t}" I 1 0 6. Accent parking lots with landscaping that 1 ;-,__�— ?; ; ;<,. . UI •---, highlights the importance of the driveway r. l from the street, frames the major circulation ?Y. ! d isles and highlights pedestrian pathways. `' '" — —`° 'I I 7. Minimize pedestrian and automobile RT,a , rfl a f; ,i,Za,_._,e�a,�„_,r�, conflict by incorporating a dedicated pedestrian pathway through the parking lot �___._,_==..___-____--_._.---.—...._ __- area in large projects. Pedestrian ways y '-}a....,. '"" r __ -� _f______:,_________________,,---\ �' should be incorporated in parking lots, fg.',:fg,, ��''r ;',z i i, 0:•.( ` At i.i . I° where possible, using accented paving, t'' trellises and lighting. r x , 8. Parking lot entrances should be well signed, 1 ...�) c� t_ ta- z ct a = r . n i . F `� E I i . well planted and shared by adjacent i, = aJ� � � ,11—iU it. 1 G h p Y J 7 -;-D -: properties where possible. ‘kK.:7,7.,:ylctIlL, ni ir.,--71.1.,- [7:.,.:.,...-Q, - -1._ 1,11p.., i .-Lli, --- . 1 cii‘ `1 _. ,_ L 9. Parking lots should be well landscaped (at least one tree per four spaces) with trees - =:m; ,-- =--E ..`-mo t_, I:E -IV and shrubs to provide shade and soften.the impact of larger expanses of paving. Trees with large canopies are encouraged. Accent 11/1/01 Commercial Guidelines 23 trees at entries and end of parking bays are 14. Landscape buffers required between the also suggested. parking areas and adjacent public rights-of- way and adjacent residentially zoned 10. The width of a planter for any tree in a property shall not be included in the parking lot shall not be less than six (6) feet calculation of the required interior land- including the curb areas. soaping. 11. Low planter walls and/or landscape berms 15. Additional landscape space may be should be used to buffer parking lots from • required for screening or buffering from the street scene. adjacent uses. • ib.,N 16. The design of lighting fixtures and their•,gip•. f r'i�,M ' ,fy..' al�, structural support should be of a scale and . '•".• j,yr. %�5r7. 1z Ltd;* 1��,,,,A01� architectural design which is compatible y "''s't.c"r',t.t,Mee, Ii with on-site buildings. If possible, a light ��jl i, standard theme should be provided j throughout the site. (See Illustration 18)S) g-Z La,d,aapaxro ,A ' 17. Light fixtures should be selected based {�� upon use. Pedestrian scale lighting should h-i° '' _ - be used near building entrances and along walkways. �� V y j � Site Ingress/Egress/Entry Design � � 1 . 1. Developments should coordinate access/ g.eb ldingg'°vr"en101.di1CPiibt2M, p egress points with median openings and existing driveways On the opposite side of the roadway. Z r ; �'�'' u: It ■ 2. A clear and well-designed entry into the J , ..,. 1 ----- •. , project site should be created using walls, lit*'R""`g"caw ui;tuussinvsta signage, paving, and planting to visually link the site entry to the building(s). 12. Parking garages should provide retail or other commercial uses at the sidewalk level 3. In large parking lots with over 100 parking whenever possible. stalls, a main entry drive should extend from the public street to the front cross 13. Special attention shall be given to the aisle and should: location and number of vehicular access points and their relationship to vehicular •. and pedestrian traffic on the adjacent public rights-of-way. 11/1/01 Commercial Guidelines 24 � parking aisles should be minimized. . —" "— '' H. +" Landscape islands walkways should be (1 ;i--- 40-:;,� :' f ,_ j used to connect parking and building ` r iii entries. 'T.'::'::'1.-,-,--*t "--:: ' ,ti,(,, ,,Ir,..-- -4. :7:-;• :----" ' ,ii . ; ),,,.:0,f,,,,t,t, ,:, '' $.4','.‘,,,,;: ,..,. -,:; .., . ;-,LN_ 1 ..., w.,:r. .......,. . ..,;_, 4 ..,it) •., . „: if .. . . : ii, • :.,,N,..,,,,,,i,:::,:_ „ it.,:,,,,,,,,, .:::,. , ..,„,.. ,_ q, , Tit4,1-.104.-=' eV NE I ..•s.,q ffc r 1. ;! .��/%, dAoa�' i . 14 �`9 • Include a minimum 7-foot wide - ► P "-- Pik landscaped center median from the `' ��^= ' ��=� - public street to the first bisecting -=- - T parking aisle. a;V" iiiita *M1V�0::,.& ,ql,,1:a -,+a -Y.FKU�.�.'�,.t'i. • Include two 7-foot wide landscaped 2. Clearly defined pedestrian access should be parkways flanking both of its sides and provided from transit/bus stops to primary do not have any parking stalls along it. building entrances. In large projects with over 100 parking stalls, pedestrian ® Provide deep entry drives. The first walkways should be provided through aisle juncture that intersects the main parking areas. entry drive should be placed at least 40 feet back from the property line or 3. All projects should demonstrate connection public street right-of-way to provide of the onsite pedestrian circulation system adequate queuing distance off the street. to the offsite public sidewalk by including a minimum 4-foot wide sidewalk from the O Provide adequate spacing between street to the onsite pedestrian circulation neighboring commercial, industrial or system. multi-family entry drives. Entry drives should be located a minimum of 200 feet apartment and at least 100 feet F:-..i. ,::--7-,,!-,-,. ;,,::kw �` from any street intersection property 41�� 'C ,"� + line. Also access drives should be r 3�`, ' P �. A• °-�' ' * located a minimum of 20 feet from side s`j -" property lines unless a shared drive is '4,.j,r% r , ', `� r . � � 1., provided. ? 7- rte Pedestrian Access ' fi, §' 'te ti :.. .:;..: `1. Separate cars and p edestrians. Parking ' areas should be designed so that pedestrians b, *;:; ;: 1*-"NrIMIESSI walk parallel to moving cars in parking aisles. The need for pedestrians to cross 4. Asphalt sidewalks are prohibited. 11/1/01 Commercial Guidelines 25 5. Emphasis on pedestrian crossings of 4. Loading docks should not be located within driveways and major circulation aisles 100 feet (50 feet if fully enclosed within a should be accentuated at building entries by building) of residentially zoned property. extending the sidewalk out into the parking aisle/lane. 5. A loading space should be provided for each freestanding restaurant. 6. Pedestrian spaces shall have detailed and well-articulated paving design. Materials 6. Loading area activities should not be may include concrete or brick.pavers, tile, visible from a public street. Screening scored and textured concrete or stone. should be complete and should match the design of the building. 7. Provide breaks in low walls and planters to provide for convenient and logical �... � pedestrian circulation. x �'l� `�af 8. Unarticulated, minimally scored, plain _ __ T=. �!�wG� concrete paving is not allowed in pedestrian Watt, landscaping crnci berms xcreert.Industrial areas. buildings and storage, r1 rf T T'r'r 4 z 4 9. Provide sidewalks and pathways to and from parking , It! i R �Im lots buildings and other � �- public spaces. This pedestrian circulation - - � :— must be enhanced with lighting, planting, tar -rscapo benches, fountains, public art, trellises and berm-Mu/tor +sa textured paving or other elements as appropriate to the style of the space and adjacent buildings. Loading, Delivery and Service Facilities Solid watt 1. Consider areas for loading. Loading ' )jt facilities should not be located at the front Pi of buildings where it is difficult to w `"1 � 4 � '' '� 'i adequately screen them from view. . .. (.aiciscapa xcrecmyurd 2. When commercial/industrial buildings back or side residential properties, loading and Roof tsxrcfo-selbockf delivery areas should be located at the side 2 m .w -: of the building away from residential property. 3. Loading spaces adjacent to residential properties are strongly discouraged: 11/1/01 Commercial Guidelines 26 • I , 7. Service Facilities include trash enclosures, storage areas, utility cabinets, utility ! ;E! ANDSCAPE ELEMENTS meters, etc. Said areas shall be sited where I7°' they will not create a nuisance for adjacent uses. 1. Landscape elements include plant materials, walls, site furniture, sun shelters, lighting, fountains, art work and paving lir . r �,r ,,� `a materials. I 2. Desirable landscape elements include: ..4104"e* --egoasitsalwarer-* !�.. • Special features such as fountains and 1 ` IV, r oii,4 � f I- - '--: f l' a art work •� "� ,� + � �4 :� c' . Pedestrian scaled lighting p.:;-,L�Nr,= ,per' , fi e a?` ! �, •I :f, .. A I 1101 Plant materials and structures that Ij. A-.4,;---4r-z-- , provide shade, color and contrast. ,� ,,. k ;r-• re1 ,r a Seating opportunities such as benches, `` C,,,Itt > 01 , raised planters and walls. r ti -.41, a Cam' cf• .: .,g : ,_lip iT.M: ma a-. ,. 3. It is desirable to make new development look "established". Planting new trees that are older and better developed is viewed as 8. Service facilities should be located and superior to planting small underdeveloped designed for easy access by service vehicles saplings. and each tenant. 4. A mixture of 24-inch, 36-inch and 48-inch 9. Alleys, when available, should be used to box trees, 5 and 15 gallon size shrubs and gain access to service entrances, loading ground cover should be used. docks and refuse collection facilities. 5. Planters and pots should be located where pedestrian flow will not be obstructed. - - --r=r Consider placing pots in locations where : K. ::a� �. y' deep building recesses exist, where access -=- is discouraged, to provide definition to .0'-' ' spaces and adjacent to blank walls to add � - = Yom° ' 1, interest to architectural monotony. i f ' / 6. Planters should be durable and have natural I .;:. �a L. earth tones that compliment the adjacent -1 � ,... -'' i ;i architecture. Materials should consist of V cast stone, masonry or stucco materials. ._--` ...- -,_, -_ - n_:u=,mac_ -:'t- 7. In fully paved areas where tree planting is needed, tree grates should be used. A ' distinctive shape that combines a circle and 11/1/01 Commercial Guidelines 27 i square should be used, where possible, with 11. Plant materials must not be concentrated in the square end adjacent o paving edges or only one area but should be distributed curbs. Tree openings should be expandable throughout the site. to allow for tree growth. 12. When limited space is available, the use of 8. Parking lots should include landscaping raised planters, window boxes, potted that accents the importance of driveways plants and the installation of vines may be from the street, frames the major circulation solutions for area with limited open space. aisles, and highlights pedestrian pathways. Driveways should have visual cues for 2 , drivers such as distinctive landscaping and directional signs. t , „ Ns s'.` i t ,,,,qqt�,, s °° .. i 7 9I \filUlilllr �� n ".' 0_(---1- _ ?-, `f 1(.1 1 11 , i yds.Sauz'.�a�ew:�.W.�:��+�i�..Y�a �G .�mN"�'.:�'' zr�_:, F �- sir: , - k, F i,�..M I` 13. Blank walls are encouraged to incorporate B r"'i:a����k`?M:�?h��` �' .-.k.Cr~ § A,. . 1";�.�- Lfi planters and or clinging vines to soften the 9. Areas not occupied by buildings, parking or wall surface. The planting area should be commercial activities shall be permanently continuous and extend to an appropriate landscaped with live plant materials. height to ensure its effectiveness. Hardscape is permitted where pedestrian activity occurs and in minor areas where such application is appropriate. Permanent landscaping shall consist of landscaped ;,...-,.t-T---fiz;=-4r ,--f I areas at the ground level, in planters or in potted containers. k lF 91 rv� 1 45J Sir " $s Max. r . ' y 34 10. Landscaping should be developed to , . ." 7 0,14i4 'R,, I contain a combination of low, medium and , , f. U tall plant materials as appropriate. Low ( ._ k planting should be used in the foreground, Pnt potda&Oat nt ve.el Fits proceeding back to the tallest in the to two up tat loanc-630;,:i li background. _ :, 11/1/01 Commercial Guidelines 28 r , n 1 14. Planting shall be used to soften or screen 19. For a clean, finished look and durability, parking, trash and service areas. walls should incorporate a wall cap and pilasters at entry points. F , �`. .. ,, , , 20. Whimsical gates and ironwork can reflect 5 Ki r, ,,Wit :",:'' ' ' , the character of a business, restaurant or y � �, E „q'.ti t�' project. Designs are encouraged to i�a-;`�� ,*r 4 �F'y k 111�4 ,R-f - r a incorporate artistic details into the � � ;g � k ill)�}<i i ,. landscape. '6 a »»ff I r77 Ky? R� ,�, .a a dP�*n sl,H� q1t dpi ) r " .� 'r � ld1 0/loll'; f t u 1''°tl�, 21. Though landscape architects must be 4 irry lA�x�e,4� fi ' s 4 i,,-4' s' :,,i,;0',11 careful not to overplant, design concepts u�_ E4,p , � .a "�,� ,. G A'^.1 � .-alt If shall reflect spacing of plants which allows °YLtf' 4401`174, 4,70.1"y1+O F Cr97','TM Wilt-F-4-4.=1 P L d ��a��,F az.. � � �"F ����, , ,� � ;s)1,:',.,774,,,;,... for complete cover of planting areas in a .; <'t'it;4t � " -+ ri �R r��'.ta_h iht .At r reasonable amount of time 19 0:'..=;!.rtn.,:. Y6 jk;h4a..k'.WI lildRaira. �y, lffiniS rxUll 15. Flowering trees and colorful planting 22. Semi-permanent mulching such as bark is should be used to accent vehicular and not an acceptable groundcover solution. pedestrian entries. Such bark shall not be used as an alterative for ground cover or other landscape 16. Deciduous and evergreen trees should be material. Bark being used for moisture used to provide a variety of texture, color retention and weed control is encouraged. and form in planting areas. 17. Flowering trees, vines and shrubs and 41011•1 Iltlibi ITE AMENITIES unusual trees are encouraged as focal ii.e points. Site amenities form elements of commonality 18. Decorative non-screen walls should have a which help to establish an identity of an area minimum height of 18 inches and a and provide comfort and interest for its users. maximum height' of 4 feet. The finish The more common the element, the richer and materials and design should be compatible more identifiable the character becomes. with the architectural character of adjacent Individual site amenities within a non- buildings. residential setting should have common features, such as color, material and design to t' ;-i _ t r)�, provide a cohesive environment. 9 IS:41+ `' s -: Seating r .Ji. 5, Seating is an important amenity to be provided . -- -_--=_= - •-- throughout the site. Benches are appropriate g ': s,-_>>.:�.��z =-- _=,,� l within parks and plazas in intimate settings or ^`� _': _t --, r;L`: �,E where flexibility in the location of the seating is desired. 2 . 11/1/01 Commercial Guidelines 29 • 1. Seating in the public right-of-way should Public Art be incorporated into the design of the other streetscape furnishings. Public art may be considered as objects in our environment for public use and enjoyment that , it �,� f � r 1, may display the following characters: , r�un«Vraa,. ijn `s mot' 14±2 r11111[7Lf!„ ,!.-- -i.‘9-41.y01C{ .I..- -- • historic f �.�', g:' ?, j,•=i;:\t.)�."rt —^ . .0 • aesthetic ` .! 1 ^r 1!tft1:1\4'' y , ;:; k' :t pan "� functional• C '� 9 Public art can be found in the form of: I`i „,-; 4B �._ .s� M ;... , . . :.it • Sculpture • M_onuments 2. Wood benches should use smoothly finished, exterior grade members. • Murals • 3. Benches should range from four (4) to eight Fountains (8) feet in length. Intemiediate arms are • Ammenities such as seating, lights, recommended for longer benches. signs 4. Seating should be provided in plazas. Art associated with nonresidential buildings is Where applicable, plaza users should be encouraged that invites participation and provided with a choice between active (i.e. interaction, adds local meaning, interprets the watching goings-on) and passive (i.e. community by revealing its culture or history, private) seating. and/or captures or reinforces the unique character of a place is encouraged. 5. Benches should not be used for any type of advertising purposes. 1. The setting of public art should be considered in its design; likewise, the y,__ G. impact of physical space and nearby - .,;__f 'L structures on public art should be i_ l: considered. ' :' '`� 2. Freestanding pieces of art or sculpture � {; should be placed to avoid locations where it „is _ ;h would compete with a storefront or obstruct gar `V.4._r. ' .`0!!'7'-' a : -'"p er ' 'I I a pedestrian path, create a traffic hazard or }: e z 7 ; compete with another piece of art or �3 v x.4.?-,—uf�`. 1)i.:Ip .= q sculpture. tie fr '�' 3. Art should be deployed in concert with E I �.' ".'°",r� fry �4 f:.l. �' i w' other features, such as a plaza or <. . I, architectural features that acknowledge and j respond to the presence of the art and make-11/1/01 Commercial Guidelines 30 • I the art an integral part of site development rather than a stand-alone object. 4. The selection and placement of the art should be part of the design process, rather than being left to the last minute as an afterthought. By thinking of the location placement and kind of art early on, this art has the chance to inform and influence the character of the overall development. Bus Stops/Shelters 1. Bus stops/shelters should be integrated into the setting through design of benches, lighting and landscaping to create a sense that the bus stop "belongs to" the surrounding neighborhood. 2. Bus shelters shall be coordinated through the Development Services Department . 11/1/01 Commercial Guidelines 31 3. Final Design Review. Final design review T ESIGN REVIEW of development plans shall be initiated PROCEDURES within one year of design concept approval by submitting plans with Building Services for plan check. 1. The Development Services Department shall perform design concept review of DESIGN CONCEPT REVIEW AND projects that do not require a Modification, APPROVAL Conditional Use Permit, or Zone Variance. 1. By Development Services Department. The 2. Design concept review of projects that Development Services Director or his/her require a modification, conditional use designee shall review development plans permit or zone variance may be perfoinied submitted for design concept approval by the body acting on such modification, within thirty (30) working days of receipt, conditional use permit or zone variance. and may approve, conditionally approve, disapprove or return plans for revisions. 3. Projects in excess of two (2) acres or After each submittal; the City has thirty buildings in excess of 40,000 sq. ft. shall be (30) working days to review the plans. subject to design review by the Planning Within five (5) working days after a Commission. decision, notice shall be mailed to the applicant. 4. The Development Services Director or designee, Modification Committee, or 2. By Modification Conunittee, Planning Planning Commission may in its discretion Commission or City Council. Concurrent decline to handle or determine the matter with the hearing of an application for a and instead may refer it to the body which Modification, Conditional Use Permit or would considers the matter as if an appeal Zone Variance, the Modification had been filed. Committee, Planning Commission or City Council may approve, conditionally INITIATION OF DESIGN REVIEW approve or disapprove the design concept plans. 1. Preliminary Consultation. Preliminary consultation shall be initiated by requesting FINAL DESIGN REVIEW AND an appointment with the Development APPROVAL Services Director or a designated representative. 1. The, Development Services Department shall review the final design as part of the 2. Design Concept Review. Design concept plan check procedure to ensure compliance review shall be initiated by an application with the approved plans. The Development submitted to the Development Services Services Department may approve, Department. The application shall include conditionally approve or disapprove said such plans and materials required for plans. adequate concept review. 2. If in the opinion of the Development Services Director, the final plans are not 11/1/01 Commercial Guidelines 32 P consistent with the previously approved year beyond the initial expiration date, upon design concept plans, the Development determining that the findings made remain Services Director or designee shall refer valid. An application for an extension shall be said plans to the body which had previously made a minimum of thirty (30) days prior to acted on the design concept plans, for their the initial expiration date. review and action. Said body may approve, conditionally approve or deny said plans. PLAN REVISIONS Within 5 working days after a decision, notice of the decision shall be mailed to the The Development Services Director or applicant. designee or the body that conducted design concept review of a project may approve FEE changes to approved plans or in conditions of approval upon determining that the changes are Before accepting for filing any application for minor and are consistent with the intent of the design review, the City shall charge and collect original approval. a fee that shall be paid in an amount established by resolution of the City Council. APPEAL EFFECTIVE DATE 1. Appeals from the Development Services Director's or designee's or Modification No permit or license shall be issued for any use Committee's decision shall be made to the involved in an application for design review Planning Commission within five (5) until action on such application shall have working days of the Development Services become final by reason of the expiration of Director's or designee's or Modification time to make an appeal (within 5 working days Committee's decision and shall be after the date of decision). accompanied by an appeal fee. A public hearing will be scheduled not less than ten EXPIRATION OF APPROVAL (10) calendar days nor more than forty (40) calendar days after the filing of an appeal. 1. Design Concept Approval. Design concept approval shall expire one (1) year following 2. Appeals from the decision of the Planning its effective date unless Commission shall be made to the City • Council within five (5) working days of the a . A building permit has been issued and Planning Commission's decision and shall construction diligently pursued; or be accompanied by an appeal fee. b. A certificate of occupancy has been issued or The City Council shall set a date for a c . The approval is renewed.. public hearing at its next regular meeting after the filing of such appeal. EXTENSION OF APPROVAL ENFORCEMENT The Development Services . Director or designee or the body that reviewed a project A. Building Permits. Building Permits shall may renew design concept approval or final not be issued if conditions imposed under design approval for a period not to exceed one 11/1/01 Commercial Guidelines 33 ----------- -------- ------ 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 Peu lits, Modifications and similar actions, shall constitute grounds for the suspension or revocation of such approval. C. Misdemeanor and Public Nuisance. Violation of any of the requirements of this Ordinance shall constitute a misdemeanor and a public nuisance pursuant to Sections 1200 and 1201 of the Arcadia Municipal Code. - - 34 11/1/01 Commercial Guidelines 1 ENVIRONMENTAL DOCUMENTS S r ,ice• File No.: T.A. 01-003 vy _e i �a W ARCADIA CITY OF ARCADIA 240 W. HUNTINGTON DRIVE °RpoRATE9' ARCADIA, CA 91007 . CALIFORNIA ENVIRONMENTAL QUALITY ACT NEGATIVE DECLARATION A. Title and Description of Project: T.A. 2001-003 — Text Amendment revising Division 5 (Architectural Design Review) of Article IX, Chapter 2, Part 9 of the Arcadia Municipal Code relating to design review regulations for the R-2, R- 3, CBD, CPD-1, C-O, C-1, C-2, C-M, M-1, M-2 and S-1 zones within the City of Arcadia. B. Location of Project: CITY-WIDE C. Name of Applicant, Sponsor or Person Undertaking Project: City of Arcadia—Development Services Department The City Council ❑ Planning Commission ❑, having reviewed the Initial Study of this proposed project and having reviewed the written comments received prior to the public meeting of the City Council, including the recommendaiton of the City's staff, does hereby find and declare that the proposed project will not have a siginificant effect on the environment. A brief statement of the reasons supporting the City Council's findings are as follows: The City Council ❑ Planning Commission 0, hereby finds that the Negative Declaration reflects its independent judgement. A copy of the Initial Study may be obtained at: Community Development Division City of Arcadia 240 W. Huntington Dr. Arcadia, CA 91007 (626) 574-5423 The location and custodian of the documents and any other material which constiture the record of proceedings upon which the City based its decision to adopt this Negative Declartion are as follows: Community Development Division City of Arcadia 240 W. Huntington Dr. Arcadia, CA 91007 (626) 574-5423 Date: 10/23/01 Donna L. Butler Date Posted: Staff 4/01 • 4�y1TY OF File No.T.A.2001-003 CITY OF ARCADIA ARCADIA <> =two 240 WEST H NTINGTON DRIVE JOORPORATio" ARCADIA, CA 91007 CALIFORNIA ENVIRONMENTAL QUALITY ACT ENVIRONMENTAL CHECKLIST FORM 1. Project Title: Text Amendment 2001-003 2. Project Address: City-Wide 3. Project Sponsor's Name, Address & Telephone Number: City of Arcadia 240 W. Huntington Drive Arcadia, CA 91007 (626) 574-5423 4. Lead Agency Name &Address: City of Arcadia--Development Services Department Community Development Division --Planning Services 240 W. Huntington Drive Arcadia, CA 91066-6021 5. Lead Agency Contact Person & Telephone Number: Donna Butler, Community Development Administrator (626) 574-5442 6. General Plan Designation: N/A 7. Zoning Classification: N/A 8. Description of Project: (Describe the whole action involved, including but not limited to later phases of the project and any secondary, support, or off-site features necessary for its implementation. Attach additional sheets if necessary.) Text amendment revising Division 5 Architectural Design Review of Article IX, Chapter 2, Part 9 of the Arcadia Municipal Code relating to design review regulations for the R- 2, R-3, CBD, CPD-1, C-O, C-1; C-2, C-M, M-1, M-2 and S-1 zones within the City of Arcadia.. -1- CEQA Checklist 7/95 • File No.T.A.2001-003 9. Other public agencies whose approval is required: None ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages. [ ] Land Use &Planning [ ] Hazards [ ] Population & Housing [ ] Noise [ ] Geological Problems [ ] Public Services [ ] Water [ ] Utilities and Service Systems [ ] Air Quality [ ] Aesthetics [ • ] Transportation/ Circulation [ ] Cultural Resources [ ] Biological Resources [ ] Resources [ ] Energy and Mineral Resources [ ] Mandatory Finding of Significance DETERMINATION (To be completed by the Lead Agency) On the basis of this initial evaluation: [X] I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. [ ] I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. [ ] I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. [ ] I find'that the proposed project MAY have a significant effect on the environment, but that at least one effect has been adequately analyzed in an earlier document pursuant to applicable legal standards and has been addressed by mitigation measures based on that earlier analysis as described on attached sheets, and if any remaining effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated," an ENVIRONMENTAL IMPACT REPORT is required, but it only needs to analyze the effects that have not yet been addressed. -2- CEQA Checklist 7/95 File No.T.A.2001-003 [ ] I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this.case because all potentially significant effects have been analyzed adequately in an earlier Environmental .Impact-'Report pursuant to applicable standards and have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. By: Donna Butler, Community Development Administrator For: The 9jty of Arcadia-- Development Services Department _. Date: 10/23/01 .%J'ig-nature EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brief explanation is required for all answers except"No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A"No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects such as the one involved(e.g., the project is not within a fault rupture zone). A"No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level,indirect as well as direct, and construction related as well as operational impacts. 3. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more, "Potentially Significant Impact" entries when the determination is made, an Environmental Impact Report is required. 4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level(mitigation measures from Section 17`Earlier Analyses"may be cross-referenced). 5. Earlier analyses may be used where, pursuant to the tiering, program Environmental Impact Report, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or Negative Declaration {Section 15063(c)(3)(D)}. Earlier analyses are discussed in Section 17 at the end of the checklist. 6. Lead agencies are encouraged to incorporate into the checklist, references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate,include a reference to the page or pages where the statement is substantiated. -3- • CEQA Checklist 7/95 • File No.: T.A. 2001-003 • . Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation • 1. AESTHETICS—Would the project a) Have a substantial adverse effect on a scenic vista? ❑ ❑ ❑ b) Damage scenic resources, including, but not limited to, trees, ❑ ❑ ❑ rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of ❑ ❑ ❑ the site and its surroundings? d) Create a new source of substantial light or glare which would ❑ ❑ ❑ adversely affect day or nighttime views in the area? The proposed text amendment amends the architectural design review guidelines for the City and will not affect any scenic visits, but will improve the overall design of multiple-family, commercial and industrial buildings. 2. AGRICULTURE RESOURCES - In determining whether impacts to agriculture resources are significant environmental effects, lead • • agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of ❑ ❑ ❑ Er- • Statewide Importance (Farmland) to non-agricultural use? (The • Farmland Mapping and Monitoring Program in the California Resources Agency, Department of Conservation, maintains • detailed maps of these and other categories of farmland.) b) Conflict with existing zoning for agricultural use, or a Williamson ❑ ❑ ❑ Act contract? c) Involve other changes in the existing environment which, due to ❑ ❑ ❑ their location or nature, could individually or cumulatively result in loss of Farmland, to non-agricultural use? There are no agricultural resources in the City of Ardadia CEQA Checklist 4 10/23/01 • File No.: T.A. 2001-003 • Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation 3. AIR QUALITY - Where available," the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: • • a) Conflict with or obstruct implementation of the applicable Air ❑ ❑ ❑ Quality Attainment Plan or Congestion Management Plan? b) Violate any stationary source air quality standard or contribute to ❑ ❑ ❑ LJ an existing or projected air quality violation? c) Result in a net increase of any criteria pollutant for which the ❑ ❑ ❑ project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions • which exceed quantitative thresholds for ozone precursors)? • d) Create or contribute to a non-stationary source "hot spot" ❑ n ❑ (primarily carbon monoxide)? • e) Expose sensitive receptors to substantial pollutant ❑ ❑ ❑ ❑�" concentrations? f) Create objectionable odors affecting a substantial number of ❑ ❑ ❑ Er people? This is a text amendment revising the City's architectural design guidelines and will have not impact on air quality. 4. BIOLOGICAL RESOURCES -Would the project: a) Adversely impact, either directly or through habitat modifications, ❑ ❑ ❑ any endangered, rare, or threatened species, as listed in Title 14 • of the California Code of Regulations (sections 670.2 or 670.5) or in Title 50, Code of Federal Regulations (sections 17.11 or • 17.12)? b) Have a substantial adverse impact, either directly or through ❑ ❑ ❑ [ 1. habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? CEQA Checklist 5 10/23/01 • • • File No.: T.A. 2001-003 • Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation c) Have a substantial adverse impact on any riparian habitat or ❑ ❑ ❑ other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? d) Adversely impact federally protected wetlands (including, but not ❑ ❑ ❑ [� limited to, marsh, vernal pool, coastal, etc.) either individually or in combination with the known or probable impacts of other activities through direct removal, filling, hydrological interruption, or other means? e) Interfere substantially with the movement of any resident or ❑ ❑ ❑ • [� migratory fish or wildlife species or with established resident or migratory wildlife corridors, or impede the use of wildlife nursery sites? f) Conflict with any local policies or ordinances protecting biological ❑ ❑ ❑ resources, such as a tree preservation policy or ordinance? • g) Conflict with the provisions of an adopted Habitat Conservation ❑ ❑ ❑ Plan, Natural Conservation Community Plan, or other approved local, regional or state habitat conservation plan? This is a text amendment revising the City's design guidelines and will have no impact on biological resources. The proposed guidelines encourage the utilization of existing unique landforms and landscape elements. 5. CULTURAL RESOURCES -Would the project: a) Cause a substantial adverse change in the significance of a ❑ ❑ ❑ historical resource which is either listed or eligible for listing on the National Register of Historic Places, the California Register of Historic Resources, or a local register of historic resources? b) Cause a substantial adverse change in the significance of a ❑ ❑ ❑ Err unique archaeological resources (i.e., an artifact, object, or site about which it can be clearly demonstrated that, without merely adding to the current body of knowledge, there is a high probability that it contains information needed to answer CEQA Checklist 6 10/23/01 • • • ' File No.: T.A. 2001-003 Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation important scientific research questions, has a special and particular quality such as being the oldest or best available example of its type, or is directly associated with a scientifically recognized important prehistoric or historic event or person)? c) Disturb or destroy a unique paleontological resource or site? ❑ ❑ ❑ d) Disturb any human remains, including those interred outside of ❑ ❑ ❑ formal cemeteries? The proposed text amendment amends the City's current design • review guidelines and will not have any impact on cultural . resources. • 6. GEOLOGY AND SOILS -Would the project: . a) Expose people or structures to potential substantial adverse ❑ ❑ ❑ lD effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the ❑ ❑ ❑ most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on. other substantial evidence of a known fault? ii) Strong seismic ground shaking? ❑ ❑ ❑ I . . iii) Seismic-related ground failure, including liquefaction? ❑ ❑ ❑ iv) Inundation by seiche, tsunami, or mudflow? ❑ ❑ ❑ LLI v) Landslides? ❑ ❑ ❑ vii) Wildland fires, including where wildlands are adjacent to ❑ ❑ ❑ Er— urbanized areas and where residences are intermixed with wildlands? b) Would the project result in substantial soil erosion or the loss of ❑ • ❑ ❑ l.Q topsoil? CEQA Checklist 7 10/23/01 File No.: T.A. 2001-003 • • Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation c) Would the project result in the loss of a unique geologic feature? ❑ ❑ ❑ d) Is the project located on strata or soil that is unstable, or that ❑ ❑ ❑ would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? • e) Is the project located on expansive soil creating substantial risks ❑ ❑ ❑ to life or property? f) Where sewers are not available for the disposal of wastewater, is ❑ ❑ ❑ the soil capable of supporting the use of septic tanks or alternative wastewater disposal systems? The proposed text amendment amends the City's current design review guidelines and will not have any impact on geology and soils. • 7. VII. HAZARDS AND HAZARDOUS MATERIALS - Would the project: a) Create a significant hazard to the public or the environment ❑ • ❑ l 1 7( through the routine transport, use, or disposal of hazardous materials? • b) Create a significant hazard to the public or the environment ❑ ❑ ❑ through reasonably foreseeable upset and accident conditions involving the likely release of hazardous materials into the environment? c) Reasonably be anticipated to emit hazardous emissions or ❑ ❑ ❑ [ handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? • d) Is the project located on a site which is included on a list of ❑ ❑ ❑ Er hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a • significant hazard to the public or the environment? CEQA Checklist 8 10/23/01 File No.: T.A. 2001-003 Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation e) For a project located within an airport land use plan or, where ❑ ❑ ❑ z such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the ❑ ❑ ❑ ['� project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted ❑ ❑ ❑ emergency response plan or emergency evacuation plan? h) . Expose people or structures to the risk.of loss, injury or death ❑ ❑ ❑ involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? The proposed text amendment amends the City's current design review guidelines and will not have any impact on the environment. 8. HYDROLOGY AND WATER QUALITY-Would the project: a) Violate Regional Water Quality Control Board water quality ❑ ❑ ❑ [� standards or waste discharge requirements?' b) Substantially deplete groundwater supplies or interfere ❑ ❑ ❑ substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (i.e., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, ❑ ❑ ❑ [/� including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, ❑ ❑ ❑ CEQA Checklist 9• 10/23/01 File No.: T.A. 2001-003 isr • Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation • including through the alteration.of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on-or off-site? e) Create or contribute runoff water which would exceed the ❑ ❑ ❑ capacity of existing or planned stormwater drainage systems to control? f) Place housing within a 1 00-year floodplain, as mapped on a ❑ ❑ ❑ federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? g) Place within a 100-year floodplain structures which would impede ❑ ❑ ❑ ❑� or redirect flood flows? The proposed text amendment amends the City's current design review guidelines and will not have any impact on the environment. 9. LAND USE AND PLANNING -Would the project: a) Physically divide an established community? ❑ ❑, ❑ b) Conflict with any applicable land use plan, policy, or regulation of ❑ ❑ ❑ an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural ❑ ❑ ❑ communities conservation plan? The proposed text amendment amends the City's current design review guidelines and will not have any impact on the environment. 10. MINERAL RESOURCES -Would the project: • a) Result in the loss of availability of a known mineral resource ❑ ❑ ❑ Ery classified MRZ-2 by the State Geologist that would be of value to the region and the residents of the state? CEQA Checklist 10 10/23/01 • File No.: T.A. 2001-003 • • Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation b) Result in the loss of availability of a locally-important mineral ❑ ❑ ❑ • resource recovery site delineated on a local general plan, specific • plan or other land use plan? The proposed text amendment amends the City's current design review guidelines and will not have any impact on the environment. • 11. NOISE -Would the project result in: a) Exposure of persons to or generation of noise levels in excess of ❑ ❑ ❑ [� standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne ❑ ❑ ❑ vibration or groundborne noise levels? • c) A substantial permanent increase in ambient noise levels in the ❑ ❑ ❑ project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise ❑ ❑ ❑ levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where ❑ ❑ ❑ L/J such a plan has not been adopted, within two miles of a public • airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the ❑ ❑ ❑ project expose people residing or working in the project area to. excessive noise levels? The proposed text amendment amends the City's current design review guidelines and will not have any impact on the • environment. 12. POPULATION AND HOUSING -Would the project: a) Induce substantial population growth in an area, either directly ❑ ❑ ❑ (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other CEQA Checklist • 11 10/23/01 • File No.: T.A. 2001-003 • Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation infrastructure)? b) Displace substantial numbers of existing housing, necessitating ❑ ❑ ❑ the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the ❑ ■ ❑ construction of replacement housing elsewhere? • The proposed text amendment amends the City's current design review guidelines and will not have any impact on the • environment. 13. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts ❑ ❑ ❑ associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order tá maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? ❑ ❑ ❑ LJ Police protection? ❑ ❑ ❑ Schools? ❑ ❑ ❑ Parks? ❑ ❑ ❑ / Other public facilities? ❑ ❑ ❑• Id The proposed text amendment amends the City's current design review guidelines and will not have any impact on the environment. 14. RECREATION a) Would the project increase the use of existing neighborhood and ❑ ❑ ❑ regional parks or other recreational facilities. such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the ❑ ❑ ❑ 17(-- CEQA Checklist 12 • 10/23/01 • File No.: T.A. 2001-003 Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation • construction or expansion of recreational facilities which might have an adverse physical effect on the environment? • The proposed text amendment amends the City's current design review guidelines and will not have any impact on the environment. 15. TRANSPORTATION/TRAFFIC - Would the project: a) Cause an increase in traffic which is substantial in relation to the ❑ ❑ ❑ existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? • b) Exceed, either individually or cumulatively, a level of service ❑ ❑ ❑ standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an ❑ ❑ n increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards to a design feature (e.g., sharp ❑ ❑ ❑ [ curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? ❑ ❑ ❑ • f) Result in inadequate parking capacity? ❑ ❑ ❑ g), Conflict with adopted policies supporting alternative transportation ❑ ❑ ❑ [� (e.g., bus turnouts, bicycle racks)? The proposed text amendment amends the City's current design • review guidelines and will not have any impact on the environment. • 16. UTILITIES AND SERVICE SYSTEMS - Would the project: a) Exceed wastewater treatment requirements of the applicable ❑ . ❑ ❑ Regional Water Quality Control Board? • CEQA Checklist 13 10/23/01 • • • ,File No.: T.A. 2001-003 • • r Y. Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation • b) Require or result in the construction of new water or wastewater ❑ ❑ ❑ 121- ' treatment facilities or expansion of existing facilities, the • construction of which could cause significant environmental effects? • c) Require or result in the construction of new storm water drainage ❑ ❑ ❑ { facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Are sufficient water supplies available to serve the project from ❑ ❑ ❑ existing entitlements and resources, or are new or expanded entitlements needed? e) Has the wastewater treatment provider which serves or may ❑ ❑ ❑ serve the project determined that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? • • f) Is the project served by a landfill with sufficient permitted capacity ❑ ❑ ❑ ZI to accommodate the project's solid waste disposal needs? The proposed text amendment amends the City's current design review guidelines and will not have any impact on the environment. 17. MANDATORY FINDINGS OF SIGNIFICANCE— • a) Does the project have the potential to degrade the quality of the ❑ ❑ ❑ environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or • endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? • b) Does the project have the potential to achieve short-term, to the ❑ ❑ ❑ disadvantage of long-term, environmental goals? c) Does the project have impacts that are individually limited, but ❑ ❑ ❑ CEQA Checklist • 14 • 10/23/01 • File No.: T.A. 2001-003 • Less Than Potentially Significant Less Than Significant With Significant No Impact Mitigation Impact Impact Incorporation cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? d) Does the project have environmental effects which will cause ❑ ❑ ❑ 1/ substantial adverse effects on human beings, either directly or indirectly? • The proposed text amendment amends he City current design, review guidelines and have any impact on the environment. CEQA Checklist 15 • 10/23/01 174 I 41. 8. PUBLIC HEARING TA 2001-003 Consideration of a text amendment revising Division 5, Architectural Design Review of Article IX, Chapter 2, Part 9 of the Arcadia Municipal Code relating to design review regulations for the R-2, R-3, CBD, CPD-1, C-O, C-1, C-2, C-M, M-1, M-2 and S-1 zones within the City of Arcadia. The staff report was presented and the public hearing was opened. No one spoke in favor of or in opposition to this item. Chairman Pro Tem Olson closed the public hearing. Commissioner Baderian commended staff for all the work and time that it took to achieve these new regulations. Ms. Butler said that this has not been forwarded to the Chamber of Commerce or the Board of the Realtors yet because staff wanted feedback from the Planning Commission first. A copy will be forwarded to them. These new regulations were derived by compilations of regulations from various cities and based upon past communications from both the public and the developers. Mr. Penman said that some of these guidelines were taken from working with experienced architects who have worked in the City on large projects. Often these guidelines and suggestions are very helpful to the smaller business owners. Chairman Pro Tern Olson said that staff did a tremendous job on this text amendment. Over the years, he has had the pleasure of working with staff on various issues. Things change over the year s. The current regulations were set in place 14 years ago and he hoped that the next amendment would not take that long. This change is needed and will help the developers and architects. Commissioner Murphy agreed that staff did a great job. This is a wonderful working tool and will be very helpful to small business owners in providing them guidance. He thought that the residential portion should include language encouraging developers and architects to bring in variety in their design so they don't have the same type of homes being built over and over. He did not think that aluminum siding should be deleted from list of materials because the newer materials are rather nice and do not look like aluminum. He thought that statement should be clarified and not be a blanket statement. Ms. Butler said that these are only guidelines and quality material would not be denied. The aluminum siding referred are on older structures in the City. It is important to specify design guidelines by resolution and not ordinance because it is easier to amend. Guidelines are in the code but criteria established by resolution could be amended more frequently. Chairman Pro Tern Olson agreed. Commissioner Murphy commented that pole signs should be eliminated from the code altogether and allowed by exception. Arcadia City Planning Commission 10 11/27/01 Chairman Pro Tern Olson remarked that he did not like seeing the same projects built over and over. He wanted diversity in style and felt the City should encourage it. Commissioner Huang agreed. He thought that future amendments should include criteria for energy efficiency and environmentally friendly approach. MOTION It was moved by Commissioner Baderian seconded by Commissioner Murphy to recommend approval of TA 2001-003 to the City Council. ROLL CALL: AYES: Commissioners Baderian, Huang, Murphy, Olson NOES: None ABSENT: Commissioner Kalemkiarian • Arcadia City Planning Commission 11 11/27/01 NOTICE OF PUBLIC HEARING BEFORE THE ARCADIA CITY COUNCIL NOTICE IS HEREBY GIVEN that a PUBLIC HEARING will be held by and before the ARCADIA CITY COUNCIL to consider whether or not the following AMENDMENT to the ARCADIA MUNICPAL CODE should be approved, conditionally approved, or denied. APPLICATION NO.: Text Amendment No. 2001-003 LOCATION: City-wide APPLICANT: City of Arcadia REQUEST: Recommendation to approve TA 2001-003, a text amendment revising Division 5, Architectural Design Review of Article IX, Chapter 2, Part 9 of the Arcadia Municipal Code relating to design review regulations for the R-2, R-3, CBD, CPD- 1, C-O, C-1, C-2, C-M, M-1, M-2 and S-1 zones within the City of Arcadia. ENVIRONMENTAL See the Notice of Intent to Adopt,a Draft Negative Declaration/Mitigated DOCUMENT: Negative Declaration on the reverse of this notice. DATE AND HOUR OR HEARING: TUESDAY, JANUARY 15, 2002 at 7:00 p.m. PLACE OF HEARING: CITY COUNCIL CHAMBERS AT THE ARCADIA CITY HALL 240 WEST HUNTINGTON DRIVE, ARCADIA, CALIFORNIA The application file is available for review at the Planning Services office. The purpose of the Public Hearing is to provide the public an opportunity to be heard concerning the proposed text amendment. All interested persons are invited to appear at the Public Hearing and to provide evidence or testimony concerning the proposed text amendment. You are hereby advised that should you desire to legally challenge any action taken by the City Council with respect to the proposed text amendment, you may be limited to raising only those issues and objections which you or someone else raised at or prior to the time of the Public Hearing. Persons wishing to comment on the text amendment or the Environmental Document may do so at the Public Hearing or by writing to the Community Development Division prior to the January 15th Public Hearing. It is in the best interest of any concerned party to be present at the Public Hearing. For further information regarding this matter, please contact Donna Butler by calling (626) 574-5442 in City Hall, or by writing to the Community Development Division at 240 West Huntington Drive, P. O. Box 60021, Arcadia, CA 91066-6021. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in the Public Hearing, please contact the Office of the City Clerk at (626) 574-5455 at least three (3) working days before the meeting or time when such special services are needed. This notification will help City staff in making reasonable arrangements to provide you with access to the Public Hearing. Arcadia City Hall is open Monday through Thursday, from 7:30 a.m. to 5:30 p.m., and on alternate Fridays from 7:30 a.m.to 4:30 p.m. The City Hall will be closed on December 28th, January 1st (New Year's Day), and January 11th. JUNE D. ALFORD City Clerk PUBLICATION DATE: Thursday, December 27, 2001 ! I tip NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION/ MITIGATED NEGATIVE DECLARATION Notice is hereby given that the City of Arcadia has completed an Initial Study of the proposed Text Amendment T.A. 2001-003 in accordance with the City's Guidelines implementing the California Environmental Quality Act. This Initial Study was undertaken for the purpose of deciding whether the project may have a significant effect on the environment. On the basis of such Initial Study, the City's Staff has concluded that the project will not have a significant effect on the environment, and has therefore prepared a Draft Negative Declaration/Mitigated Negative Declaration. The Initial Study reflects the independent judgment of the City. Copies of the Initial Study and Draft Negative Declaration are on file at City Hall, 240 West Huntington Drive, Arcadia, and are available for public review. Comments will be received until January 15, 2002. Any person wishing to comment on this matter must submit such comments, in writing, to the City prior to this date. Comments of all Responsible Agencies are also requested. At its meeting on January 15, 2002 at 7:00 p.m. in the Council Chambers at City Hall, the City Council will consider the Text Amendment and the Draft Negative Declaration. If the City Council finds that the project will not have a significant effect on the environment, it may adopt the Negative Declaration/Mitigated Negative Declaration. This means that the City Council may proceed to consider the project without the preparation of an Environmental Impact Report. Date Received for Filing: Staff (Clerk Stamp Here) Community Development Administrator Title . 0 G1,077:, J S�I■� > .: iirrT_AAA .j.. i . \.\ . MEMORANDUM Development Services Department January 15, 2002 TO: Mayor and City Council Arcadia Redevelopment Agency FROM: Don Penman, Assistant City Manager/Development Services Director By: Pete Kinnahan, Economic Development Administrator SUBJECT: INFORMATION ON AFFORDABLE HOUSING Provided below is information on Affordable Housing as it might affect Arcadia. FUNDS AVAILABLE The Redevelopment Agency currently has $2.83 million available for Affordable Housing. The Agency will.be depositing approximately $600,000 into the fund on June 30, 2002. This amount is approximately 20% of FY 2002 Tax Increment. The total available as of July 2, 2002 will be an estimated $3.4+ million. These funds can be spent anywhere in the City for low/moderate income housing. The Agency could also bond against its set aside funds if it needed more resources than the current balance. IMPLEMENTATION PLAN — PRIORITIES The Agency's Implementation Plan (1999-2004) adopted by Resolution ARA-183 (December 7, 1999), states that the Agency's two priorities-are: 1. 55 units of low/moderate income senior housing (this could be new construction or substantial rehabilitation). 2. Replacement housing — As a result of the Hale/Waken office project on North Fifth Avenue, the Agency removed 23 lower income units (11 very low income; 8 low income; 2 moderate income; 2 vacant units). The Agency by law has to replace these 23 units within four (4) years, i.e., by September 25, 2005. Other Affordable Housing Programs in the Implementation Plan a) Home Rehabilitation Loan Program b) First Time Home Buyer Program • c) . Mortgage Assistance Program d) Free Market Housing Participation Program LASER IMAGED e) Rental Subsidy f) Section 8 Program through L.A. County Housing Authority SS -a - • Mayor and City Council Arcadia Redevelopment Agency January 15, 2002 Page 2 "EXCESS SURPLUS" REQUIREMENTS Per the Redevelopment Law, the Agency must spend or encumber by contract the greater of $1 million in housing set aside funds - OR — the total amount deposited into the low and moderate income housing fund during the previous four (4) years. If these "excess surplus" amounts have not been spent or encumbered within three (3) years after deposit, the Agency will be required to cease all activities, except low moderate income housing (with some exceptions), and increase the payment to the low moderate housing set aside fund by 50% of the unexpended "excess surplus." According to Conrad & Associates, our audit firm, the Agency can meet the "excess surplus" requirement by spending or contracting to spend $817,843 by July 1, 2004. The Agency could use these funds to construct or substantially rehabilitate the 23 "bedroom" affordable units removed as part of the Hale/Waken project:, The Agency can use its housing funds outside the Project Area. However, if these 23 replacement units are constructed outside the project area, the Agency must construct 'or substantially rehabilitate twice as many units, i.e., 46 units. AFFORDABILITY COVENANTS The Redevelopment Law beginning this year requires that low/moderate income units remain affordable for significantly longer times than in the past — rental: 55 years (up from 15 years); ownership —45 years (up from 10 years). This law in the case of rental properties requires that the Agency record a covenant and deed restriction on the property for 55 years and further that the Agency annually verify the income of the families occupying the rental property. If the renter exceeds the income permitted, they would have 90 days to move out, and the landlord would be required to re-lease the unit to another low/moderate income family. In the case of owner occupied property,.the City Attorney has stated that the Agency would again be required to record a covenant and deed restriction on the property for 45 .years, and annually re-verify income.. In the event the owner exceeds the income limit (a likely occurrence over the 45 year term of the affordability covenant) the Agency could require the owner to either sell the unit to a lower income family meeting the eligibility criteria or sell it at a market price pursuant to an equity sharing arrangement with the Agency. There are other "mandatory sale" options the Agency could determine if such a program were established. p.r .r+, e:a I Mayor and City Council Arcadia Redevelopment Agency January 15, 2002 Page 3 INCOME ELIGIBILITY (In L.A. County, April 2001) Income 1 Person 1 Person 3 Person 4 Person 5 Person 6 Person 7 Person 8 Person Level Household Household Household Household Household Household Household Household Very Low $19,100 $21,800 $24,550 $27,250 $29,450 $31,600 $33,800 $35,950 Lower $30,500 $34,900 $39,250 $43,600 $47,100 $50,550 $54,050 $57,550 Median $38,150 $43,600 $49,050 $54,500 $58,850 $63,200 $67,600 $71,950 Moderate $45,800 $52,300 $58,850 $65,400 $70,650 $75,850 $81,100 $86,350 Very low 50% or less of Area Median Income Low 80% or less of Area Median Income Moderate 120% or less of Area Median Income "Affordable housing cost" - Renter - includes rent, service fees/charges (except security), reasonable utilities (except telephone), and possessory interest taxes. For ownership it includes principal and interest, mortgage insurance, property tax, fire/casualty insurance, reasonable utilities and maintenance, association fees. Please note that many City of Arcadia employees would be eligible for low/moderate income housing programs (assuming family of four- up to moderate income). Accounting Technician Human Resources Technician Library Technician Fire Administration Specialist Dispatcher Business License Officer Building Technician Code Services Officer Deputy City Clerk Engineering Assistant Maintenance Worker Executive Assistant Community Services Officer Assistant and Associate Planner Senior Administrative Assistant Public Works Inspector Computer Support Specialist Recreation Supervisor Fire Inspector Management Analyst Water Services Officer Assistant Engineer Storekeeper/Buyer Fleet Technician Legal Coordinator Librarian Purchasing Officer Water Maintenance Crew Chief Mayor and City Council Arcadia Redevelopment Agency - January 15, 2002 • Page 4 HOUSING DENSITY— Per General Plan and Zoning Ordinance Zone Basic Allowed Density Bonus . Total R2 1 unit/3750 sq. ft. 6 units/acre 18 units/acre (12 units/acre) . (50%)— Senior only R3 1 unit/200 sq. ft. 6 units/acre . 30 units/acre • (24 units/acre) (25%) — Senior only Several housing developers have informed staff that the City's 30 units/acre limit is almost unworkable without substantial financial subsidy. They commonly develop.50-80 units to the acre with 50 being the minimum required. Additionally, several housing developers have informed staff that they need to build 80-120 units in order to have their project work economically and operationally. This means an average affordable housing developer will want to construct 100± units on a 2± acre site. While they can, and do, build smaller projects, these are typically on much less expensive land with several sources of funding. ARCADIA LAND PRICES Vacant Commercial $15-$30 sq. ft. Vacant Residential — R1 $18-$25 sq. ft., R2 - $30-35 sq. ft., R3 - $30-35 sq. ft. POSSIBLE AFFORDABLE HOUSING SITES Attached is more detailed information on four possible affordable housing sites: 1. 600 E. Live Oak Avenue (by, access drive to 3-Par) 2. 119-121 E. Alta Street (parking lot behind Foothill Federal Credit Union on South First Avenue) 3. 1035-1045 W. Huntington Drive (northeast corner of Huntington and Sunset) 4. 161 W. Colorado (Westerner Hotel) A development group (Corporation for Better Housing) has submitted an affordable senior housing proposal for Agency consideration for the Live Oak and the Alta sites. A representative may attend the Study Session. Staff has provided information on the availability of the Agency's Housing Set Aside funds to Mr. Lee, the developer proposing to build 50+ units on W. Duarte. Staff has received no comment from him yet on whether he would commit a certain percentage of units (e.g., 10%, 20%) to affordable housing. Staff has provided the information above and on the attachments for discussion only. This list is not intended to state or imply in any way that the Agency or City intends to acquire them. Any such discussion requires more information (e.g., appraisal), authorization to make an offer, and a hearing before the Agency for the property Mayor and City Council Arcadia Redevelopment Agency January 15, 2002 Page 5 owner(s) in the event the Agency were to consider possible use of eminent domain. If the Agency wishes to discuss particular sites in detail, the Agency should adjourn to Closed Session per Government Code Section 54956.8. HOUSING ELEMENT The City's Housing Element adopted November 6, 2001, sets forth the housing needs of the City by income level and by special needs, e.g., seniors (1990 census). Income Group Households (%) Very Low 2,990 (16.3%) Low 2,622 (14.3%) Moderate 3,247 (17.7%) Upper 9,477 (51.7%) TOTAL 18,336 (100%) Senior Housing Twenty-six percent (26%) of all Arcadia households (18,336) are headed by persons 65 or older. Of these, 42% (2002) are occupied by seniors living alone. Housing Needs The housing needs for all housing types is as follows (based on our adopted Housing Element): Very Low 55 units Low 32 units Moderate 16 units TOTAL 103 units Approved: "'"a '\0"I City Manager/Executive Director kb .