PPENDIX B DESIGN GUIDELINES - Monterey County, … · This chapter contains design guidelines for...

APPENDIX B DESIGN GUIDELINES

B - 1

This chapter contains design guidelines for residential, commercial, and mixed-use development in the community of Boronda. Compliance with these guidelines is strongly encouraged by the County of Monterey and the Boronda community. The guidelines are intended to supplement the minimum development standards (see Appendix A) and to serve as recommendations to a developer on how to implement the vision, goals, objectives, and policies of the Boronda community. The Design Guidelines are organized in the following sections:

♦ Residential Design Guidelines

General Guidelines

Single-Family Residential Design Guidelines

Cluster Home Design Guidelines

Multi-plex Design Guidelines

Townhome Design Guidelines

Attached Multifamily Design Guidelines

♦ Commercial Design Guidelines

General Guidelines

Neighborhood Commercial

Heavy Commercial

Office Commercial

♦ Mixed-Use Design Guidelines

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D R A F T B O R O N D A C O M M U N I T Y P L A ND E S I G N G U I D E L I N E S

A. Residential Design Guidelines

1. General Guidelines

The guidelines in this section are general and applyto all types of residential development. Morespecific guidelines for certain types of residentialdevelopment (single-family, small-lot single family,multi-plex homes, cluster homes, townhomes, andattached multifamily units) are provided insubsections 2 through 6.

a. Site Planning

i. Neighborhoods, Blocks, and Streets

R-1 Large residential development projectsshould include a variety of housing types,including single-family residential, clusterhomes, multi-plex housing, townhomes, andattached multifamily units. Residentialproduct types should be appropriately mixedand integrated within the design of theproject.

attachedmultifamily units

townhomes single-family

R-2 The length of blocks within new residentialsubdivisions should generally be between300 and 400 feet.

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R-3 New residential streets should connect withexisting streets whenever possible to create aneighborhood that is connected andintegrated with the whole community.Direct pedestrian linkages should beprovided when street connections are notfeasible.

Example of sidewalk and landscape strip

NewDevelopment

StreetConnection

ExistingNeighborhood

R-4 Streets should be designed to balancemultiple purposes, such as automobiletraffic, transit, pedestrian and bicycleactivities, and streetscape.

R-5 New residential streets should includesidewalks to improve pedestrian circulation.When feasible, sidewalks should be at leastfive feet in width and should be separatedfrom the street by a six-foot landscapedplanting strip. Trees should be plantedwithin the planting strip at intervals ofapproximately 25 feet.

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ENCOURAGED

DISCOURAGED

range ofsetbacks

constantsetbacks

range of setbacks throughout the neighborhood

ii. Lot Design and Building Siting

R-6 Homes should be sited at variable setbacksto establish different patterns of visible openspaces and to create variety and visualinterest along the streetscape. A range ofsetbacks should be employed both withinindividual developments and among adjoiningresidential projects. Avoid a continuous lineof buildings with the same setback.

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R-8 Residential buildings should be setbackfrom the PG&E poweline corridor by atleast 50 feet.

iii. Driveways

R-9 Driveways should be located as far aspossible from street intersections.

R-10 The number and width of driveways andcurb cuts should be minimized. Shareddriveways are encouraged to avoid theintroduction of large areas of paving.

iv. Walkways

R-11 Walkways between streets, parking areas,community open spaces, and buildingentrances should be short, safe, visuallyattractive, and well defined by landscapingand pedestrian-scaled lights. Windows,doors, porches, balconies and decks shouldface walkways.

ENCOURAGED DISCOURAGED

R-7 Buildings should generally be sited parallel tothe street.

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v. Open Space

R-12 New residential development projectsshould be physically and visually connectedand integrated with adjacent open spaceareas.

R-13 All new residential development projectsthat are adjacent to large open space areas orparks should be designed with a frontageroad that is adjacent to such features. Wherea frontage road is not feasible, residentialbuildings should be oriented towards theopen space or park. Residential buildingsshould not turn their back to open spaceareas.

R-14 Walls or fences should not be locatedbetween open space areas and adjacentresidential projects.

R-15 Passive use areas, such as sitting and picnicareas, walkways, bike paths, and otherpassive recreation facilities should be locatedalong the edge of residential projects that arelocated adjacent to designated open spaceareas.

R-16 An open space area that is large enough forpassive or active recreational activitiesshould be located within 1,500 feet of everyhome in new residential subdivisions.

Homes are well connected and oriented toward the park orcommunity open space area

ENCOURAGED

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vi. Walls and Fences

R-17 Gated communities and security fences andgates are discouraged in any residentialproject. If extraordinary circumstanceswarrant security fences or gates, they shouldbe open in appearance (such as wroughtiron) and placed near the setback lines.

R-18 Solid walls and fences along side and rearproperties should be no more than 7 feet inheight. Taller walls or fences may be allowedif they are required to attenuate noisegenerated by an adjacent use.

R-19 Solid fences and walls should be setbackfrom sidewalks a minimum of five feet. Thefive foot setback should be landscaped withtall shrubs, trees, and/or vines to help screenthe wall or fence, and to provide protectionfrom grafitti.

R-20 Walls and fences should have a maximum of16 feet between piers.

R-21 Walls visible from public streets should beconstructed of durable materials and bedetailed to include a base, body and adistinctive cap. Along street frontages, semi-transparent fences are encouraged. Fencesand walls should be stylistically consistentwith the residential buildings on the propertyby using similar materials, colors, and details.

R-22 Walls and fences 60 feet or longer should bearticulated. Articulation may be created bycombining two or more of the following fora minimum of 10 feet intervals of 60 feet orless:

♦A minimum 2 foot change in vertical plane ♦A minimum 18 inch change in height ♦A section of open fence ♦A change in material or substantial change

in texture

2 examples of articulation to walls and fences

minimum 18”height change

60’ maximumunarticulated distance

10’ minimum 2’change invertical plane

16’ MaximumBetween wall piers

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Rural and traditional characteristics that should beemulated in new residential developments

Examples of residential buildings with appropriate mass,scale, and form.

b. Architectural Design Guidelines

i. Character

R-23 There is no specific architectural stylerequired for residential development withinthe Boronda community. However, allresidential development should have a styleand character that is generally compatiblewith the traditional and rural characteristicsof the established community.

R-24 New residential buildings should bedesigned with a mass, scale, and form that iscompatible with the existing residentialhomes within Boronda. Extremely largehomes or “mansions” are discouraged.

ii. Building Design

R-25 Facades should be designed with sufficientvertical and horizontal articulation to addvisual interest and break up the visual massof the structure. Appropriate forms ofarticulation include the use of windows;changes in material, texture, color or detail; achange in a wall plane location or direction;and variations within the roofline.

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R-26 Architectural elements and details commonlyused in the design and construction oftraditional homes should be employed in thedesign of both single-family and multi-family development projects in Boronda.These elements and details include dormers,front porches, recessed or projectedbalconies, verandahs, bay windows, andother elements and details that add visualinterest, scale, and character to theneighborhood. These elements and detailsshould be used to minimize building mass,and offer opportunities to develop amemorable character for new developmentin the community.

R-27 The boundary between each floor of thedwelling structures should be delineatedthrough belt courses, cornice lines, balconies,or similar architectural detailing.

dormers

porches

bay windows

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R-28 Single-family homes and multi-familybuildings should be oriented towards thestreet by providing windows, porches,balconies, and entryways along street-facingfacades. Blank walls that face the streetshould be avoided.

Encouraged Roof Forms Discouraged Roof Forms

R-29 Both vertical and horizontal articulation isencouraged in roof design. Full-slopedroofs with traditional forms, includinggables, hips and dormers, are encouraged.Flat and unarticulated roofs are discouraged.

Examples of single-family and multi-family units that areproperly oriented toward the street

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R-32 Windows, doors, exterior lighting, railings,staircases, and other details should bestylistically consistent with the design of thebuilding.

R-33 Windows, doors, railings, and otherarchitectural elements and details should beappropriately scaled to the human form.

windows and porch elementsscaled to the human form

R-30 If a side or rear elevation faces a street,sidewalk or open space area, it should bedesigned with the same care and attention todetail as the front elevation.

R-31 Secondary residential structures, such asaccessory units, carports, trash enclosures,community buildings, and recreation rooms,should reflect the design and character of theprimary residential buildings.

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iii. Materials and Colors

R-34 Within a single residential building, a varietyof complimentary materials and colorsshould be used to create variety and visualinterest within the façade.

R-35 Building materials should be durable, requirelow maintenance, and relate a sense ofquality and permanence. Materials thatfrequently need to be replaced should beavoided.

R-36 Building materials and colors should reflectthe rural and small town character ofBoronda. The following materials areencouraged:

♦ Painted vertical and horizontal wood siding.♦ Rock, natural cut stone, or brick used at

building bases and columns♦ Timber construction used in trellises,

overhangs, balconies, and other appropriatearchitectural elements

♦ Natural wood or shingles for roofs

The following materials are discouraged:

♦ Cast in place concrete♦ Concrete block♦ Plywood, hardboard, or dimensional lumber♦ Metal siding♦ Corrugated fiberglass panels♦ Vinyl

R-37 Mild and subdued colors should be used.Extensively bright building colors should beavoided.

Examples of appropriate use of materials and colors.

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R-38 Material or color changes should occur at theinside corner of a change in wall plane direc-tion. Material or color changes at the outsidecorner give an impression of thinness andartificiality, and should be avoided.

c. Landscaping

R-39 Trees, shrubs, grass, turf plants, anddecorative hardscape materials should be

DISCOURAGED ENCOURAGED

used to enhance the visual character ofresidential projects.

R-40 Encourage native and drought-tolerantlandscaping species whenever possible.

R-41 Plant and tree species should contribute tothe Boronda’s image as a small town ruralcommunity.

d. Service Areas and Mechanical Equipment

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R-44 Garbage bins should be located within gatedenclosures. Enclosures should be locatedoff of alleys or vehicular access easements.

R-45 All mechanical equipment, such as airconditioning and heating units, should bescreened from public view by balconies, roofparapets, fencing, or equipment wells.

landscaping andfences screenviews of trashenclosuresAlley Access

Panels and landscaping screenviews of utility service areas

R-42 Service areas, such as trash enclosures andutility panels, should be separated fromentries to residential buildings.

R-43 Utility service areas should be screened frompublic view by enclosures or landscaping.

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2. Single-Family Residential Design Guide-lines

This section provides additional design guidelinesfor single family and small-lot single-familyresidential development projects. These additionaldesign guidelines should be applied in conjunctionwith the guidelines in Section A-1, General DesignGuidelines.

a. Site Planning

i. Blocks and Streets

SF-1 Alleys that provide access to garages andparking areas are encouraged in new single-family development projects.

ii. Lot Design and Building Siting

SF-2 Lot widths for single-family residentialdevelopment projects should vary to allowthe placement of different shapes and sizesof homes.

Varied Lot Widths

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iii. Driveways and Garages

SF-3 Garages, carports, and parking areas shouldbe located to the side or rear of single-familyhomes ro minimize the visual impacts alongstreet frontages. In all instances, garages andcarports should be visually subordinate tothe home.

Examples of a “Hollywood” drivewayDESIRED

SF-4 Employ techniques to minimize the use ofconcrete and asphalt, such as single-widthdriveways and “Hollywood” Driveways.

SF-5 Adequate space should be provided betweenthe driveways of adjacent properties.Driveways should be at least eight feet apartto allow landscaping that breaks thecontinuity of impervious surfaces.

Garages should not dominate the front facade of homes.DISCOURAGED

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i. Building Design

SF-6 New residential subdivisions should includea variety of front elevations and facades tocreate visual interest within the streetscape.The same building elevation should not berepeated more frequently than each fourthhouse.

SF-7 Single-family units should be designed withfront porches.

SF-8 Garage doors should have architecturaldetails, textures, or windows to reduce thedominance and visual impact of theneighborhood.

SF-9 Accessory units above garages should havewindows, balconies, or some other pedestrian-scaled element that faces the street in order toemphasize residential character.

SF-10 Garages and accessory units should bedesigned so they are compatible with theprimary residential structure by incorporatingsimilar architectural styles, building forms,materials, and colors.

Examples of homes with front porches.ENCOURAGED

Garage and accessory unit designed to becompatible with the primary residence

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3. Cluster Home Design Guidelines

This section provides additional design guidelinesfor cluster home development projects. Theseadditional design guidelines should be applied inconjunction with the guidelines in Section A-1,General Design Guidelines.

Cluster homes are a group of homes with individuallots that are located around a shared driveway. Theshared driveway provides access to parking garagesand units that are internal to the site.

a. Site Planning

i. Lot Design and Building Siting

CH-1 The maximum number of units accessedfrom one shared driveways should generallybe limited to four.

Example of Cluster Home Development

CH-2 Each lot within a cluster home developmentshould include adequate space for a privateyard or patio. The private yard or patioshould be located to the rear or side of theunit.

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ii. Driveways and Garages

CH-3 Developers are encouraged to give specialattention to shared driveway areas thataccess individual garages and parking areas.Special paving treatments and landscapingshould be utilized to frame these areas asshared courtyards or outdoor patios, ratherthan large parking areas.

CH-4 Garage design and placement shoulddiminish the visual impact of garage doorsalong street frontages. Garages, carports,and parking areas should be located to theside or rear of cluster homes. In all instances,garages and carports should be visuallysubordinate to the home.


i. Building Design

CH-5 All units within a cluster should share acommon architectural theme by incorporatingsimilar details, proportions, materials, andcolors. However, the detailed design of eachunits should vary to maintain interest andvariety.

CH-6 Cluster homes should be designed with frontporches.

CH-7 Garage doors should have architecturaldetails, textures, or windows to reduce thedominance and visual impact of theneighborhood.

SharedDriveway

special pavingtreatment in shareddriveway

porch

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4. Multi-plex Design Guidelines

This section provides additional design guidelinesfor multi-plex development projects. Theseadditional design guidelines should be applied inconjunction with the guidelines in Section A-1,General Design Guidelines.

Multi-plex homes are a residential product type thatare designed to resemble large single-family homeswhile providing multiple residences under one roof.

a. Site Planning


MP-1 Multi-plex buildings should be sited anddesigned to respect the privacy ofsurrounding residential properties. Upperstory views into adjacent yards of homes arediscouraged.


i. Building Design

MP-2 Multi-plex homes should be limited to six orfewer residential units per building.

MP-3 Multi-plex buildings should generally bedesigned to look like a large single-familyhome. The applicable single-family designguidelines in Section A-2 should generally beused for the design of multi-plex homes

Example of well designed multi-plex project.

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5. Townhome Design Guidelines

This section provides additional design guidelinesfor townhome development projects. Theseadditional design guidelines should be applied inconjunction with the guidelines in Section A-1,General Design Guidelines.

a. Site Planning

i. Open Space

TH-1 Townhome development projects withmore than 5 units should include commonopen space areas, such as tot-lots, swimmingpool area, public plazas, courtyards, or grassplay fields.


i. Building Design

TH-2 A maximum of six attached units should beprovided within a townhome building.

Landscapedrecreation area

Maximum of 6units within acontinuous rowof townhomes

Example of well designed townhome project.

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TH-3 Townhomes should include private outdooropen space areas for each residential unit.Such spaces could include a patio, porch,balcony, or small yard.

TH-4 Townhomes should be designed with frontporches or stoops that face a public orprivate street or common open space area.

Private outdoor spacesshould be provided

Front Porch

Small Backyard

TH-5 Individual units within a row of town homesshould be distinguished from adjacent unitsby creating variations within the front façadeof the units. Such variations may includechanges in material, texture, color or detail; achange in a wall plane location or direction;or a change in the roofline. Units within this row of townhomes are distinguished from

adjacent units by using different colors, mateirals, andforms

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ENCOURAGEDOpen spaces are formed by building siting and are a

combination of intimate courtyards and larger semi-privatespaces that link to community streets, trail and open space.

DISCOURAGEDOpen spaces are “left over” spaces created by building siting

opens outto street oropen space

system

6. Attached Multifamily Unit Guidelines

This section provides additional design guidelinesfor attached multifamily unit development projects.These additional design guidelines should beapplied in conjunction with the guidelines inSection A-1, General Design Guidelines.

a. Site Planning


A-1 Building should be oriented to create anddefine usable open space areas, such ascourtyards, plazas, tot-lots, swimming poolareas, and passive recreation areas.

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A-2 Attached multifamily unit developmentprojects with more than 5 units shouldinclude common open space areas, such astot-lots, public plazas, courtyards, swimmingpool area, or grass play fields. Public orprivate open space that is developed inconjunction with residential projects shouldbe well designed and facilitate pedestrianconnections between residential developmentand other parts of the community.

Examples of small community spaces and play areas

A-3 Attached multifamily buildings should besited and designed to respect the privacy ofsurrounding residential properties. Upperstory views into adjacent yards arediscouraged.

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Third floor“step back”

A-4 Large attached multifamily developmentsshould be broken up into groups of smallerstructures.


i. Building Design

A-5 Boxy and monotonous facades that lack asense of human scale are discouraged.Building facades should be well articulatedto avoid a blocky or linear appearance.

A-6 Buildings are encouraged to have individualunit entrances or stoops along the street-facing facade of the building.

A-7 Attached multifamily buildings shouldinclude one private outdoor space for eachresidential unit. Decks, porches, balconiesand patios are appropriate forms of privateoutdoor space.

A-8 Attached multifamily buildings with threestories should maintain a third floor “stepback” of at least five feet from the frontfaçade to reduce the visual appearance of thebuilding.

Boxy and monotonousfacades should be avoided

Apartment buildings should have wellarticulated facades

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B. Commercial Design Guidelines

1. General Guidelines

The guidelines in this section are general and applyto all types of commercial developments. Morespecific guidelines for certain types of commercialdevelopment (Neighborhood Commercial andHeavy Commercial) are provided after thesegeneral guidelines.

a. Site Planning


C-1 Buildings should generally be sited parallel tothe street.


C-2 Avoid strip mall development by placingparking areas to the rear of buildings.

C-3 The street corners of corner sites should bedeveloped with buildings and not withsurface parking.

stre

et

street

building

Parking

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ii. Driveways and Parking Lots

C-4 Driveways should be located as far aspossible from street intersections.

C-5 The number and width of driveways andcurb cuts should be minimized. Shareddriveways to adjacent commercialdevelopments are encouraged.

C-6 Patterned pavement and integral coloredconcrete are encouraged.

C-7 Permeable surface finishes should be used toadd surface texture and to facilitatestormwater runoff.

iii. Walkways

C-8 Walkways between sidewalks, parking areas,plazas, and building entrances should beshort, safe, visually attractive, and welldefined by landscaping and pedestrian-scaled lights. Pedestrian walkways inparking lots should include elements such asspecial paving materials, raised curbs, trellisstructures, landscaping, pedestrian-scaledlighting, seating and trash receptacles.

attractive pedestrianconnection between mainentry and parking areas

Permeable concrete paver units add texture

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i. Character

C-9 There is no specific architectural stylerequired for commercial developmentwithin the Boronda community. However,all commercial development should have astyle and character that is generallycompatible with the traditional and ruralcharacteristics of the established community.

C-10 Franchise architecture should be avoided.

ii. Building Design

C-11 Facades should be designed with sufficientvertical and horizontal articulation to addvisual interest and break up the visual massof the structure. Appropriate forms ofarticulation include the use of windows;changes in material, texture, color or detail; achange in a wall plane location or direction;and variations within the roofline.

C-12 Blank walls that face the street should beavoided.

C-13 If a side or rear elevation faces a street,sidewalk or open space area, it should bedesigned with the same care and attention todetail as the front elevation.

C-14 Commercial buildings should be located anddesigned to maintain the privacy of adjacentresidential properties. Views into residentialyards should be avoided and screened bylandscaping and fencing.

Facade withoutarticulation

Facade withhorizontal

articulation

Facade withhorizontal

articulation

Facade with bothvertical andhorizontal

articulation

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C-15 Awnings are encouraged to promote a morepedestrian friendly environment and toprovide relief from sun and rain. If used,individual awnings should be placed overstorefronts windows and entries. Theseawnings should be located within theindividual structural bays and should nothide architectural detailing. Awnings onmulti-tenant buildings should be the samecolor and style.

C-16 If used, lighting for awnings should be fromabove the awning, from fixtures designedand placed to enhance the appearance of thebuilding.

Example of awnings within structural bays

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C-17 Within a single commercial building, avariety of complimentary materials andcolors should be used to create variety andvisual interest within the facade.

C-18 Building materials should be durable, requirelow maintenance, and relate a sense ofquality and permanence. Materials thatfrequently need to be replaced should beavoided.

C-19 Building materials should generally becompatible with the rural, small town imageof Boronda.

C-20 Buildings should be painted with multiplecolor applications to add visual interest andenhance visual variety. Subdued medium tolight colors, earth tone colors, and naturalcolor palettes should be used as primarycolor applications. Darker, richer, andbrighter colors should be only used asaccents or for special and unique features.Standard colors may be appropriate if theyare consistent with the architecturalcharacter of the building. All color

A variety of complimentary materials and colors should beused

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DISCOURAGED ENCOURAGED

applications on a building should becomplimentary.

C-21 Material or color changes should occur at theinside corner of a change in wall planedirection. Material or color changes at theoutside corner give an impression of

thinness and artificiality, and should beavoided.

C-22 The use of fabric awnings is encouraged.The use of vinyl awnings is discouraged.

C-23 Awning color(s) should be compatible withthe overall building color scheme.

C-24 Architectural details, including window anddoor trims, columns, awnings, wall trim,rooflines, and other articulations within thefacade should be painted with accent colorsthat compliment the main color(s) of thefacade.

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c. Signs

C-25 Signs should be designed to be compatiblewith the design of the building in terms ofrelative scale, overall size, materials andcolors.

C-26 Building signs should be located within asign board placed above the entrance to thebuilding.

Inappropriate use of signageDISCOURAGED

Appropriate use of building signageENCOURAGED

sign locatedwithin thesign board

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C-27 Building signs should not dominate thefacade of the building

C-28 Buildings signs should not obscurearchitectural details such as recesses,ornaments or structural bays.

C-29 Signage should be constructed of highquality, low maintenance, and long lastingmaterials.

C-30 Any signing on awnings should be painteddirectly onto the awning material. Awningsigns should be restricted to the lower one-third of the awning and the awning valence.

C-31 No more than ten percent of window areasshould be obstructed by signs, posters,advertisements, and painted signs.

ENCOURAGED

No more than 10 percent of windowobstructed by signs, posters or

advertisements

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3½’maximum

6” minimumspace betweenprojecting sign and building

10’ minimum

C-32 Projecting signs should be located near thefront entry of a store. A minimum separationof six inches shall be provided between thebuilding face and the sign. A maximumprotrusion of three and one half feet shall beallowed from the face of the building. Aminimum distance of ten feet shall bemaintained between the sidewalk and thebottom of the sign or its associated structure.

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Pole mounted “lollipop” signsDISCOURAGED

C-33 Freestanding signs should be limited tomonument signs. Monument signs, called"low profile, planter-type signs" in theMonterey County Zoning Ordinance,should be designed to be architecturallycompatible with the building for which theyprovide signing. These signs should notexceed 5 feet in height. Site addresses shouldbe included on the sign. The signs should beilluminated by direct lighting.

C-34 Other types of freestanding signs, such aspole mounted “lollipop” signs are discouraged,but when used should be designed and sitedto mark the entrance to the site and toharmonize with the building design.

Monument SignENCOURAGED

5’maximumheight

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C-35 Signs should be externally illuminated withdirect light. Internally-illuminated box signs,individually-mounted letter signs, can signs,and neon signs are not allowed unless theyare found to be compatible and integralcomponents of a building.

C-36 Roof signs, signs that extend above the roofline of the building, moving signs, and signswith flashing lights are discouraged.

Internally illuminated, neon signs, and individually-mounted letter signs

DISCOURAGED

Roof SignsDISCOURAGED

5’maximumheight

sign mounted tobuilding shouldnot extendabove theroofline

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d. Landscaping

C-37 Trees, shrubs, grass, turf plants, anddecorative hardscape materials should beused to enhance the visual character ofresidential projects.

C-38 Trees should be planted periodically toprovide shade and visual relief. At aminimum, trees should be planted on theperimeter of parking lots at a 1:3 tree-to-parking stall ratio. On the interior of parkinglots, trees should be planted at a 1:10 tree-to-parking stall ratio.

C-39 The palette of plant materials in thelandscape buffer should create a memorablesense of place:

♦Trees should provide vertical interest.

♦Shrubs should be used to provide a naturalfence that shield autos from the pedestriansidewalk.

♦Flowering plant material at the ground levelis encouraged to provide a variety of col-ors.

C-40 Encourage native and drought-tolerantlandscaping species whenever possible.

C-41 Plant and tree species should contribute toBoronda’s image as a small town, ruralcommunity.

Examples of attractive parking lot landscapingENCOURAGED

B-38


e. Service Areas and Mechanical Equipment

C-42 Service areas, such as trash enclosures and utilitypanels, should be separated from entries tocommercial buildings.

C-43 Mechanical equipment located on rooftops shall bescreened from ground plain view by extended walls orparapets that are an integral component of thebuilding architecture. Painting equipment orconstructing fences shall not be acceptable remedies.

C-44 Loading areas should be screened from view byfences or walls that conform to the style and materialsof the accompanying building.

high parapetscreensequipmentfrom view

Walls andlandscaping screenviews of loading areas

B-39


C-45 Ground mounted equipment and utilityservice areas should be screened from publicview by enclosures or landscaping.

C-46 Garbage bins should be located within gatedenclosures.

landscaping andfences screenviews of trashenclosuresAlley Access

Panels and landscaping screenviews of utility service areas

B-40


2. Neighborhood Commercial DesignGuidelines

This section provides design guidelines forNeighborhood Commercial development projects.These design guidelines should be applied inconjunction with Section B-1, General DesignGuidelines.

a. Lot Design and Building Siting

NC-1 The front facade of NeighborhoodCommercial buildings should be placedalong the front property line at a zero footsetback.

NC-2 A sidewalk or walkway should beprovided immediately adjacent to thefacades of the building that havestorefront entries.

Example of appropriately designed NeighborhoodCommercial Building

B-41


Example of traditional corner grocery store

a. Architectural Design Guidelines

i. Character

NC-3 Neighborhood commercial buildingsshould be designed with a character thatreflects the rural and small town image ofBoronda.

NC-4 Buildings that have a character and imagethat reflects the traditional corner grocerystore or neighborhood shopping marketare encouraged.

ii. Building Design

NC-5 The elements of neighborhood commercialstorefronts should relate to the scale andactivities of pedestrians.

NC-6 The use of awnings, roof projections,trellises, porches, detailed parapets, andarcades are encouraged.

NC-7 Building facades should have elementsthat relate to the scale of a person. Allfacades should emphasize three dimensionaldetailing such as cornices, windowmoldings, recessed storefront windows,and reveals to cast shadows and createvisual interest on the facade.

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NC-8 Buildings should have architecturally-articulated storefronts. Windowtreatments, awnings, roof overhangs, andpublic entries should be designed topromote active use of ground floorbusinesses.

NC-9 Entries to ground floor retail areasshould occur from the street, and shouldbe accented with features such asmoldings, lighting, trellises, porches,overhangs, or awnings.

NC-10 Building entries should be recessed intoentry bays to create transitional spacesbetween the sidewalk and buildings.

NC-11 Commercial storefronts should includestreet-oriented windows with clear glass.These windows should provide visualaccess to the inside of the building, whilealso serving as an area for merchandisedisplays. 50 to 80 percent of the ground

view into display windowview into store

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floor facade facing the street shouldconsists of glass.


NC-12 Building materials and colors shouldcreate visual interest and reinforce thepedestrian scale of neighborhood streets.

NC-13 A variety of durable materials and texturesis encouraged. The types of materials usedshould be compatible with the materialsthat are used on adjacent residentialbuildings that are of a high architecturalquality. The following materials areencouraged:

♦ Painted vertical and horizontal woodsiding.

♦ Rock, natural cut stone, or brick usedat building bases and columns

♦ Timber construction used in trellises,overhangs, balconies, and otherappropriate architectural elements



♦ Cast in place concrete♦ Concrete block♦ Plywood, hardboard, or dimensional

lumber♦ Metal siding♦ Corrugated fiberglass panels♦ Vinyl

♦ Tile roofing♦ Ceramic tiles

NC-14 A wide variety of other materials toarticulate different building elementsfrom the main exterior facade isencouraged. Building elements that canbe set off from the main facade includethe building base, horizontal break bands,pier or column bases, roof terminations,sills and awnings.

Example of appropriate building materials on neighbor-hood commercial building

B-44


NC-15 The ground floor facade should provide avariety of architectural elements andshould utilize a diverse set of materials.

b. Signage

NC-16 Signage should primarily be oriented topedestrians.

NC-17 Building signs should be located within anarea of the facade which enhances andcomplements the architectural design. Ingeneral, signs should be located within asign board placed above the store front.

Example of projecting signENCOURAGED

Appropriate sign locations

B-45


Examples of fixtures that add visual interest

NC-18 Neighborhood commercial developmentsshould use building signs and projectingsigns. Monument signs, roof signs, andpole mounted signs are discouraged.

c. Lighting

NC-19 Buildings should provide safe exteriorenvironments while exhibiting visualinterest and reinforcing the pedestrianscale of neighborhood streets.

NC-20 Adequate lighting should be provided forbuilding signage, storefront displays,pedestrian entries, and walkways betweenparking lots and buildings.

NC-21 Lighting fixtures in parking lots should beselected to provide character and shouldbe scaled to pedestrian.

B-46


NC-22 All exterior lighting should constructed orlocated so that only the intended area isilluminated and off-site glare is fullycontrolled.

2. Heavy Commercial Design Guidelines

This section provides additional design guidelinesfor Heavy Commercial development projects.These additional design guidelines should beapplied in conjunction with the guidelines inSection B-1, General Design Guidelines.


HC-1 New Heavy Commercial developmentsshould be located and designed tocarefully fit into the surroundingenvironment and to not dominate theexisting character of the area.

HC-2 Service areas, shipping and receiving bays,storage and work areas, and mechanicalequipment should be located to the rear orside of the building, and should bescreened from public view by landscaping,berms, and fencing.

HC-3 Vehicle access to Heavy Commercialdevelopments should be marked byspecial entry features, such as monumentsigns, special paving, and landscaping.The entry to each development should beclearly visible to motorists.

Properly landscaped and screened HeavyCommercial Building

B-47


HC-4 Large expansive parking lots along streetfrontages should be avoided by placingbuildings and landscaping along the streetfrontage.

HC-5 Building placement that createsopportunities for site amenities foremployees, such as plazas, courtyards,patios, or outdoor eating areas is stronglyencouraged.

HC-6 Heavy Commercial developments that areadjacent to designated open space areasshould include landscaping along theperimeter of the site to screen views ofbuildings, walls and fences, parking lots,and outdoor work and storage areas


i. Building Design

HC-7 The design of auxiliary structures andfacilities should be compatible with theprimary buildings on the site.

HC-8 Entrances to individual buildings shouldbe readily identifiable to visitors. Entriesshould be highlighted by varying the mass,height and setback of the building.

c. Lighting

HC-9 Adequate lighting should be provided forsignage, site and building entries, pedestrianwalkways, shipping and receiving areasand parking areas.

HC-10 All exterior lighting should constructed orlocated so that only the intended area isilluminated and off-site glare is fullycontrolled.

Lighting should be directedto the area intended for

illumination to control glare

B-48


2. Office Commercial Design Guidelines

This section provides design guidelines for OfficeCommercial development projects. These designguidelines should be applied in conjunction withSection B-1, General Design Guidelines.


OC-1 Office commercial buildings should beplaced at the minimum required setback.

OC-2 Parking should not occur between theoffice commercial building and the street.Parking should be located on the sides orrear of the building.

OC-3 Outdoor seating areas and plazas areencouraged.


i. Character

OC-4 Office commercial buildings should bedesigned with a character that reflects therural and small town image of Boronda.

OC-5 Office buildings with a modern facadesare discouraged.

ii. Building Design

OC-6 The use of awnings, balconies, roofprojections, trellises, porches, detailedparapets, and arcades is encouraged.

Example of appropriate building character and image.ENCOURAGED

Example of building with a modern facade.DISCOURAGED

B-49


OC-7 The primary building entrance should belocated on the front facade of thebuilding. All building entries should berecessed into entry bays to create atransitional spaces between the interiorand exterior spaces.


OC-8 Building materials and colors shouldcreate visual interest.

OC-9 A variety of durable materials and texturesis encouraged. The types of materials usedshould be compatible with the materialsthat are used on adjacent residentialbuildings that are of a high architecturalquality. The following materials areencouraged:

♦ Painted vertical and horizontal woodsiding.

♦ Rock, natural cut stone, or brick usedat building bases and columns

♦ Timber construction used in trellises,overhangs, balconies, and otherappropriate architectural elements



♦ Cast in place concrete♦ Concrete block♦ Plywood, hardboard, or dimensional

lumber♦ Metal siding♦ Corrugated fiberglass panels♦ Vinyl♦ Tile roofing

Example of appropriate use of building materials andcolors.

ENCOURAGED

B-50


♦ Ceramic tiles

c. Signage

OC-10 Landscaped monument signs should beused for office commercial uses. Thesesigns should not exceed 5 feet in height.Site addresses should be included on thesign. The signs should be illuminated bydirect lighting.

OC-11 Roof signs and pole-mounted signs arediscouraged.

OC-12 All signs should be designed to bearchitecturally compatible with the buildingfor which they provide signing.

d. Lighting

OC-13 Adequate lighting should be provided forsignage, pedestrian entries, walkways andparking lots..

OC-14 Lighting fixtures in parking lots should beselected to provide character and shouldbe compatible with the design of thebuilding and site.

OC-15 All exterior lighting should constructed orlocated so that only the intended area isilluminated and off-site glare is fullycontrolled.

Example of monument sign.ENCOURAGED

B-51


C. Mixed-Use Design Guidelines

1. General Design Guidelines

a. Site Planning


MU-1 Vertically-oriented mixed-use buildingsshould be located along and orientedtowards the Rossi Street Extension.Buildings with a single use, such asapartments or a large commercial building,should be located within the interiorportions of the site.

commercialbuildingApartments

Vertical mixed-use (ground floorretail/upper-story

offices orapartments)


offices ofapartments)

Rossi Street Rossi Street


offices orapartments)

B-52


MU-2 Sidewalks should be provided betweenbuilding frontages and public and privatestreets. Sidewalks should includepedestrian scaled, lighting, benches,planters, trash receptacles, and otheramenities to enhance the streetscape.

MU-3 Mixed-use buildings should generally besited parallel to the street.


B-53


MU-4 Avoid strip mall development by placingparking areas to the rear of buildings.

MU-5 The street corners of corner sites should bedeveloped with buildings and not withsurface parking.

MU-6 Mixed-use buildings should be sited andoriented to create and define usable openspace areas, such as courtyards, plazas, andoutdoor eating area. These spaces shouldbe located adjacent to high-activitygenerating uses, such as shops andrestaurants. Larger public spaces shouldbe used to accommodate outdoor retailingactivities in order to create a lively, vitalenvironment.

MU-7 Plazas, courtyards, outdoor eating areas,and other public spaces should be placedadjacent to commercial uses to reinforceand support pedestrian activity, andshould be visibly accessible at all times,even when adjacent businesses are closed.

MU-8 Fencing or barriers required by code toseparate outdoor eating areas fromsidewalks, should be semitransparent andshould be architecturally compatible withthe building.

street

Parking

stre

et

building atcorner

Outdoor seating is encouraged to createa lively pedestrian environment

B-54


Permeable concrete paver units add texture

MU-9 If a portion of a mixed use developmentcontains only residential uses, the sitingand placement of the buildings shouldcomply with the applicable residentialdevelopment standards and designguidelines (refer to Sections D and E ofAppendix A and Section A of AppendixB).

MU-10 If a portion of a mixed use developmentcontains only commercial uses, the sitingand placement of the buildings shouldgenerally comply with the commercialdesign guidelines (refer to Section B)

ii. Driveways and Parking Lots

MU-11 Driveways should be located as far aspossible from street intersections.

MU-12 The number and width of driveways andcurb cuts should be minimized.

MU-13 Patterned pavement and integral coloredconcrete are encouraged.

MU-14 Permeable surface finishes should be usedto add surface texture and to facilitatestormwater runoff.

MU-15 Special pavers should be used at

B-55


intersection crosswalks and entrances tosite parking lots.

iii. Walkways

MU-16 Walkways between sidewalks, parkingareas, plazas, and building entrancesshould be short, safe, visually attractive,and well defined by landscaping andpedestrian-scaled lights. Pedestrianwalkways in parking lots should includeelements such as special paving materials,raised curbs, trellis structures, landscaping,pedestrian-scaled lighting, seating andtrash receptacles.

iv. Open Space

MU-17 Mixed-use development projects shouldbe physically and visually connected andintegrated with adjacent open space areas.

MU-18 Mixed-use development projects that areadjacent to large open space areas or parksshould be designed with a frontage roadthat is adjacent to such features. Where afrontage road is not feasible, buildingsshould be oriented towards the open spaceor park. Buildings should not turn theirback to open space areas and parks.

MU-19 Walls or fences should not be locatedbetween mixed-use projects and adjacentopen space areas.

MU-20 Passive use areas, such as sitting and picnicareas, walkways, bike paths, and otherpassive recreation facilities should belocated along the edges of mixed-use

Examples of mixed-use development plaza that is orientedtowards the adjacent open space area

B-56


projects that are located adjacent todesignated open space areas.

v. Walls and fences

MU-21 If required for security or screeningpurposes, the design of walls and fencesshould comply with the ResidentialDesign Guidelines for walls and fences(see Section A.1.a.vi).


i. Character

MU-22 There is no specific architectural stylerequired for mixed-use developmentwithin the Boronda community. However,all mixed-use development should have astyle and character that is generallycompatible with the traditional and ruralcharacteristics of the established community.

MU-23 Franchise architecture should be avoided.

ii. Building Design

MU-24 If a portion of a mixed-use developmentcontains only residential uses, the designof the buildings should comply with theapplicable residential developmentstandards and design guidelines (refer toSections 9.A, 9.B, and 10.A).

MU-25 If a portion of a mixed-use developmentcontains only commercial uses, the designof the buildings should generally comply

Examples of appropriate architectural styles for Boronda

B-57


with the applicable commercial designguidelines (refer to Sections 10.B)

MU-26 Vertically-oriented mixed-use buildingsshould be designed with active commercialuses on the ground floor. Such usesshould include retail shops, restaurants,and cafes. Offices and apartments shouldbe located on upper-story floors.

MU-27 Vertically-oriented mixed-use buildingsshould have a defined base, body, and capsegment.

MU-28 Consistent architectural design and detailingshould be provided at all sides/elevationsof a building.

MU-29 Long buildings should be designed withwell-articulated facades to create varietyalong the streetscape, to add visualinterest, and to break up the visual mass ofthe structure. Appropriate forms ofarticulation include the use of windows;changes in material, texture, color or detail;a change in a wall plane location ordirection; change in buildings height, andvariations within the roofline.

MU-30 Appropriately scaled tower elements areencouraged at prominent street intersectionsand entrances to prominent buildings.

MU-31 If a side or rear elevation faces a street,sidewalk or open space area, it should bedesigned with the same care and attentionto detail as the front elevation. Blank

Residential oroffice

Residential oroffice

Retail

Example of buildings with well articulated buildingfacades

B-58


elevations are prohibited along all wallsthat face a public or private street,including North Davis Road.

MU-32 Ground floor facades that are locatedadjacent to sidewalks, courtyards andpatios should primarily consist ofattractive storefronts. Blank walls arestrongly discouraged.

MU-33 Storefront window openings on the frontfacade of a mixed-use building shouldcover 50 to 80 percent of the ground floorfacade. Window openings on upper-stories should cover 30 to 50 percent of theupper story facades.

MU-34 Storefronts, windows and doors should berecessed into the wall plane at a minimumof 6 inches to add articulation to thebuilding, to generate various shadowpatterns, and to create visual interest.Traditional elements of storefront design,including cornices, transom windows,display windows, recessed entries,

50 to 80 percent of thegroundfloor facadeconsists of window

openings

30 to 50 percent of the facadeon upper stories consists of

window openings

Recessedstorefront

(minimum of 6inches)

Cornice

DisplayWindow

TransomWindows

Recessed Entry

Bulkheads

Piers orcolumns

B-59


bulkheads, and piers or columns, areencouraged.

Appropriate use of awnings

Gradual change in Building HeightENCOURAGED

Drastic change in Building HeightDISCOURAGED

MU-35 If a drastic change in building height isrequired, the change should be stepped tocreate a gradual transition.

MU-36 Awnings, arcades, trellises, upper storybalconies, and overhangs are encouragedto promote a more pedestrian friendlyenvironment, to provide relief from sunand rain, and to create variety along thestreetscape.

MU-37 If used, individual awnings should beplaced over storefronts windows andentries. These awnings should be locatedwithin the individual structural bays andshould not hide architectural detailing.Awnings on multi-tenant buildingsshould be the same color and style.

MU-38 If used, lighting for awnings should befrom above the awning, from fixtures

B-60


designed and placed to enhance theappearance of the building.


MU-39 Materials and colors used in mixed-usedevelopments should comply with theapplicable Commercial and ResidentialGuidelines for materials and colors (seeSections 10.A.1.b.iii, and 10.B.1b.iii ).

c. Signs

MU-40 Signage for mixed-use developmentprojects should comply with the Commer-cial Design Guidelines for signs (see Sec-tion 10.B.1.c).

d. Landscaping

MU-41 Landscaping for mixed-use developmentprojects should comply with the applicableCommercial and Residential DesignGuidelines for landscaping (see Sections10.A.1.d and 10.B.1.e).

e. Service Areas and Mechanical Equipment

MU-42 The design of service areas andmechanical equipment for mixed-useprojects should comply with the applicableCommercial and Residential DesignGuidelines for service areas and mechanicalequipment (see Sections 10.A.1.d and

B-61


10B.1.e). In addition, service areas andmechanical equipment should be screenedfrom views from residential uses.

f. Lighting

MU-43 Buildings should provide safe exteriorenvironments while exhibiting visualinterest and reinforcing the pedestrianscale of neighborhood streets.

MU-44 Adequate lighting should be provided forbuilding signage, storefront displays,pedestrian entries, and walkways betweenparking lots and buildings.

MU-45 Lighting fixtures in parking lots should beselected to provide character and shouldbe scaled to pedestrian.

MU-46 All exterior lighting should be constructedor located so that only the intended area isilluminated and off-site glare is fullycontrolled. Lighting should be directedand shielded to minimize glare impacts onresidential units within the mixed usedevelopment.

Types of lighting sources for illumination of facadesand display windows

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