CDC - Item 4A - Mixed-Use Design Guidelines Study Session•
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ROSEMEAD COMMUNITY
DEVELOPMENT COMMISSION
STAFF REPORT
TO: THE HONORABLE CHAIRMAN AND COMMISSION MEMBERS
FROM: OLIVER CHI, EXECUTIVE DIRECTOR Chi
DATE: SEPTEMBER 11, 2007
SUBJECT: MIXED-USE DESIGN GUIDELINES STUDY SESSION
SUMMARY
Over the past several months, the Planning Division has been in the process of creating
design guidelines to address proposed multi-story, mixed use developments. The City
has received numerous applications to develop this type of product. Due to the lack of
regulations and design guidelines, it has proved difficult in processing and providing
guidance to developers for such requests.
The City retained the services of Downtown Solutions, who is recognized as one of the
top leaders in the urban design field, to assist in the preparation of mixed use
development guidelines.
On August 20, 2007 the Planning Commission held a public hearing and was
unanimous in recommending approval of the draft guidelines to the City Council. A
copy of the minutes from the meeting are attached to this report (see Attachment A). It
is anticipated that a public hearing will be scheduled before the City Council to consider
the adoption of these guidelines on September 25, 2007.
Staff Recommendation
Staff recommends that the Community Development Commission provide direction to
the staff with regard to the proposed mixed use development guidelines.
DISCUSSION
The proposed mixed use design guidelines address a range of development features
including site and building design, height, storefront design, lighting, open space,
neighborhood compatibility, parking and access. A copy of the Draft Mixed Use Design
Guidelines are attached to this report for the Commission's review (see Attachment B).
In order to provide early, consistent, and helpful advice to applicants, City staff supports
the proposed guidelines, as they are intended to ensure design excellence and
APPROVED FOR CITY COUNCIL AGENDA:
Community Development Commission Meeting
September 11, 2007
Page 2 of 2
neighborhood compatibility for mixed use types of development, including commercial
uses, apartments, condominiums and live/work units.
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process.
Prepared by:
Matt Everling
Senior Planner
by:
City Manager
Attachment A: August 20, 2007 Planning Commission meeting minutes
Attachment B: Draft Mixed Use Design Guidelines
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APPROVE TENTATIVE PARCEL MAP 069577 AND CONDITIONAL USE PERMIT 07-1105.
Vote results:
YES: BEVINGTON, CAM, KUNIOKA, LOPEZ, AND VUU
NO: NONE
ABSENT: NONE
ABSTAIN: NONE
Chairman Lopez declared said motion duly carried and so ordered.
B. D.ESI.GN REaViIEW Or7-14f7 City-Wide. The City of Rosemead proposes to adopt.Design
ui elines for Residential/Commercial "Mixed Use" developments. The proposed Mixed
Use Design Guidelines are intended to reflect current planning goals, particularly with
respect to the issue of multi-story, vertical mixed use development. If adopted, the
guidelines would impact design related issues as they relate to new project proposals for
the development ofI Residential/Commercial Mixed Use projects within the City
boundaries.
Presentation: Planning Services Administrator Brad Johnson
Staff Recommendation: Adopt Resolution 07-43 - A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF ROSEMEAD, COUNTY OF
LOS ANGELES, STATE OF CALIFORNIA RECOMMENDING
APPROVAL OF THE CITY-WIDE MIXED USE DESIGN
GUIDELINES AND ASSOCIATED NEGATIVE DECLARATION
TO THE CITY COUNCIL.
Planning Services Administrator Johnson summarized the Mixed Use Design Guidelines and
turned the oresentation to Ms. Marvann Marks from Downtown Solutions.
Ms. Marks introduced herself and presented the Mixed Use Design Guidelines.
During the presentation, Commissioner Bevington questioned if Downtown Solutions
works with the cities that she listed in her power point slide.
Ms. Marks answered yes.
Ms. Marks ended her presentation and asked the Commissioners if they have any questions.
Chairman Lopez opened the public hearing to the audience.
Mr. Adrian Suzuki of 8608 Edmond Drive,'a resident, stated the Mixed Use Design
Guidelines is great. He wants to see who will participate, in terms of retailers and
occupants. He said he knows the City has a lot of plans to bring people in. He hopes
they encourage nationwide retailers to invest in this City, something the City has lost a lot
of.
Rosemead Planning Commission Meeting: August 20, 2007
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Chairman Lopez opened the public hearing to anyone else in the audience.
None.
Chairman Lopez opened the public hearing to the Commissioners.
Commissioner Bevington questioned what the reactions of the developers are towards
the mixed use design guidelines? ,
Ms. Marks stated most developers want to know what the City expects from them. She
said if a City has a good set of guidelines and codes, developers can come into the City
and build within them.
Commissioner Bevington questioned if the City Council accepts these guidelines, what is
the next step.
Ms. Marks said the City will review the developer's plan and determine if they follow the
guidelines.
Commissioner Bevington questioned if Downtown Solutions review plans?
Ms. Marks answered yes. She said Downtown Solutions has submitted a proposal for
this. She added the City can have Downtown Solutions review a few of the projects as a
training session. She added it can certainly work on that level.
Commissioner Bevington questioned the process.
Ms. Marks stated the developer will bring in these plans. She said the City has ten
projects in the works.
Planning Services Administrator Johnson addressed the next step. He said the zoning
ordinance has to start dictating what the acceptable parking ratios and setbacks are. It
needs to get more into standards. He also said after the General Plan update, the next
task would be to update the Zoning Code.
Chairman Lopez questioned if these guidelines affect residential areas.
Planning Services Administrator Johnson stated these are only being proposed on major
boulevards.
Mr. Suzuki asked Planning Services Administrator Johnson if mixed use projects are
allowed past the City's major corridors.
Planning Services Administrator Johnson stated the City has not received applications
beyond the major corridors. He said staff is not saying that developers can't submit
applications.
Mr Suzuki questioned if mixed use will be redefined in the zoning ordinance, the amount
Rosemead Planning commission Meeting: August 20, 2007
Page 4 of 10
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of retailers versus residential.
Planning Services Administrator Johnson answered yes.
Vice-Chairman Kunioka stated he has questions from the Mixed Use Design Guidelines.
He questioned if the 7th line on page 2-3 should be included in the guidelines. He
questioned how detailed the guidelines should be on graffiti and vandalism.
Planning Services Administrator Johnson said it may be too specific. It's something that
planners and developers always talk about and consider. He questioned if the City
should demand public art and if there should be an in lieu fee.
Vice-Chairman Kunioka stated he wants to get these things on the record, whether or not
they get it done.
Planning Services Administrator Johnson said it's an appropriate time to raise these
issues. He said the minutes will be forwarded to the City Council along with the staff
report.
Vice-Chairman Kunioka questioned the first bullet point on page 2-4. He said perhaps it
would be stronger a statement to say on the third sentence, "may be encouraged"
instead' He understands zero setbacks, but in some areas of the City, it is foolish to
encourage zero setback.
Ms. Marks stated zero setback is preferred in mixed use.
Vice-Chairman Kunioka stated his concerns toward zero setback.
Ms. Marks stated it can be addressed in the codes. She said the stringent requirements
be listed in there. The mixed use design guidelines consist of design standards for the
best case scenarios.
Vice-Chairman Kunioka stated his focus is to make pedestrians comfortable. He said if
you build along the property line, pedestrians wouldn't feel comfortable walking along the
sidewalks if certain sidewalks are too narrow in portions of the City.
Ms. Marks stated maybe specific streets can have more setback.
Planning Services Administrator Johnson stated maybe Vice-Chairman Kunioka is
interpreting the sentence differently from his interpretation. He said it gives us more
latitude flexibility to say, "variations may be appropriate."
Vice-Chairman Kunioka stated it sounds sufficient.
Planning Services Administrator Johnson said it works for staff. He said staff grapples
with that very issue.
Vice-Chairman Kunioka asked Planning Services Administrator Johnson if it's better in
Rosemead Planning Commission Meeting: August 20, 2007
Page 5 of 10
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his perspective.
Planning Services Administrator Johnson answered yes.
Vice-Chairman Kunioka questioned the second bullet point on page 2-14, which states:
"Lighting shall be shielded to minimize glare and painted to match the surface it is
attached to." He questioned if it should say "fully shielded" instead.
Planning Services Administrator Johnson said it can be restated to "fully shielded," since
it's stated like that in the code.
Ms. Marks said that change can be done.
Vice-Chairman Kunioka questioned if the second bullet point on page 2-15 should say,
"is encouraged," instead of "may be provided." He said if it's built close together, there
wouldn't be much open space, so it should be encouraged.
Ms. Marks stated it's the City's preference.
Commissioner Vuu stated he agrees with Vice-Chairman Kunioka.
Vice-Chairman Kunioka said he doesn't know if there is a consensus on that, but he
hopes it's encouraged. He then questioned page 2-16, regarding setbacks.
Planning Services Administrator Johnson stated currently, the City has variable height
setback. He said staff may have to go back and update the ordinance. He said it looks
like it will not work on many of these projects.
Vice-Chairman Kunioka referred to page 2-20 about parking. He said the graphic in
Figure 2.45 encourages what's happened to the two property owners at 8815-8855 E.
Valley Blvd. He said he's concerned about how staff will do this in practice and how
parking will be enforced.
Planning Services Administrator Johnson said it will be brought to the City's attention
when there is. a disagreement. He said easements were poorly written in the past. He
said they would be better written today
Vice-Chairman Kunioka asked Planning Services Administrator Johnson if he is confident
that the covenant will be written better today.
Planning Services Administrator Johnson referred the question to Attorney Yin
Attorney Yin stated we will work with the attorney and encourage that.
Vice-Chairman Kunioka stated in terms of occupants, there is a long standing pressure
on national retailers. He said a concern is we don't want to be like the City of Alhambra
and Pasadena, where their housing are too luxurious and no one can afford them. He
questioned if that should be incorporated in the guidelines.
Rosemead Planning Commission Meeting.: August 20, 2007
Page 6 of 10
Planning Services Administrator Johnson said he's not sure if that should be
incorporated. He said some cities may want national retailers and others may not. He
said it's something that may be addressed by City Council.
Vice-Chairman Kunioka stated his concern on the condos in the City of Alhambra and
Pasadena.
Planning Services Administrator Johnson said Rosemead submittals have been for
private ownership on single units. He said the mixed use project under construction on
Mission Drive and Rosemead Boulevard and the one on Del Mar Avenue are following
state affordability laws for density bonuses. He said a huge question on City Council is if
they want to start asking for in lieu fees. Other cities like Pasadena take in lieu fees for
affordable units.
Vice-Chairman Kunioka said he hopes something comes out of what he says.
Attorney Yin questioned if we're contemplating on the adoption of the resolution.
Planning Services Administrator Johnson said they are minor changes.
Attorney Yin referred to page 2 of Resolution 07-43 and said it should say, "Section
15070 of the implemented guidelines."
There being no one further wishing to address the Commission; Chairman Lopez closed the
public hearing segment for this project.
MOTION BY VICE-CHAIRMAN KUNIOKA, SECONDED BY COMMISSIONER BEVINGTON,
to APPROVE DESIGN REVIEW 07-147.
Vote results:
YES: BEVINGTON, CAM, KUNIOKA, LOPEZ, AND VUU
NO: NONE
ABSENT: NONE
ABSTAIN: NONE
Chairman Lopez declared said motion duly carried and so ordered.
4. CONSENT CALENDAR - These items are considered to be routine actions that may be
considered in one motion by the Planning Commission. Any interested party may request an
item from the consent calendar to be discussed separately.
A. Approval of Minutes - August 6, 2007.
B. Resolution No. 07-41 - A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING TENTATIVE PARCEL MAP NO. 067472 FOR THE SUBDIVISION OF TWO
PARCELS TOTALING 26,312± SQUARE FEET INTO FOUR PARCELS FOR THE
Rosemead Planning Commission Meeting: August 20, 2007
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Rosemead is at an exciting time in the evolution of the City.
Rosemead has an opportunity to showcase progressive
planning principles in their infrll, mixed-use projects that
will propel Rosemead into the future and will help create
a safe, thriving, urban environment that generates pride
in Rosemead's residents and those who visit.
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table of contents
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1.0 introduction
1-1
Context for Development
1-1
Meaning of "should" "shall" "will"
"encouraged" and "discouraged"
1-1
Use of illustrations and photos
1-2
Who Are These Guidelines For?
1-2
Organization and Content
1-2
2.0 design guidelines
2-1
Overall goals:
2-1
2.1 public realm and the pedestrian
environment
2-2
2.2 site design
2-4
2.3 building design
2-6
2.4 building height
2-12
2.5 storefront
2-13
2.6 lighting
2-14
2.7 common areas/open space
2-15
2.8 compatibility with adjacent
properties
2-16
2.09 parking
2-18
2.10 access
2-20
3.0 glossary
3-1
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6'
chapter one
introduction
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1.0 introduction
These design guidelines are intended to
provide clear and useful recommendations
for the design, construction, review, and
approval of mixed-use development in the
City of Rosemead. These guidelines are a
reference point for a common understanding
of the minimum tangible design expectations.
They are presented as a collection of images
with text being minimized to best illustrate the
design details that embody the vision for new
development. The guidelines are offered as
one way of achieving attractive and functional
projects that will realize the goals of both the
City and the development community.
Architects, designers, and developers are urged
to become familiar with the design guidelines
for mixed-use. They are to be applied to the
design of projects from the very beginning to
ensure that the design, review, and permitting
processes are as efficient as possible. Architects,
designers, and developers are also urged to
recognize that these guidelines are a minimum
starting point for quality development. It cannot
be claimed that these guidelines encompass
every conceivable technique for achieving
a high level of design quality. Designers are
encouraged to use their own creativity and
local experience to implement the highest
quality of design. The architect is cautioned
that failure to follow the guidelines may result in
a protracted review period.
The design guidelines may be interpreted
with some flexibility in their application to
specific projects, as not all design criteria
may be applicable to each project. In some
circumstances, one guideline may be relaxed
in order to accomplish another, more important
guideline. The overall objective is to ensure that
the intent and spirit of the design guidelines are
followed and to attain the best possible design.
Context for Development
TheCityof Rosemead is largely built out and most,
if not all, mixed-use development in Rosemead
will be infill projects. Therefore, each project
needs to be reviewed on it's own merit and with
sensitivity to issues pertinent to the individual
project. Sensitive elements like adjacency issues
(especially when mixed-use is proposed next to
single-family residential), parking limitations, the
opportunity to consolidate lots large enough to
accommodate compact mixed-use projects,
and zoning issues (e.g., location and number
of parking spaces, allowed/conditionally
allowed, and prohibited uses that make
sense to the site in question, etc.) all need to
be carefully considered by the Rosemead
Planning Department, Planning Commission,
City Council, and Design Review consultants.
These design guidelines are meant to be used
in concert with the City of Rosemead Municipal
Code and form a basis for evaluating projects.
However, they should not be considered the
definitive source for planning decisions.
Meaning of "should" "shall" "will"
"encouraged" and "discouraged"
. Guidelines that embody the word "should"
are intended to be applied as stated.
However, an alternative measure may be
considered if it meets or exceeds the intent
of the guidelines.
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chapter one
. Guidelines using the words "shall" or "will"
are mandatory and must be included in
the project's design.
. Guidelines using the words "encouraged" or
"discouraged" are desirable or undesirable,
but are not mandatory.
Use of illustrations and photos
The images used to illustrate the guidelines
should be reviewed in reference to the specific
guideline the image is associated with and not
with all the guidelines within the document (i.e.,
an image used to illustrate an encouraged
building material may also contain a site
condition that is not encouraged). The intent is
for the reader to focus on the portions of each
graphic highlighted with the caption, callouts,
and associated text. Additionally, though
an image may only illustrate a portion of the
guideline it is associated with, the intent of the
entire guideline should be met. The illustrations
and photographs depict examples or options
for implementation of a recommended policy.
Who Are These Guidelines For?
Property Owners
The guidelines provide property owners and
project architects with a clear understanding
of the design elements that are desired for
new mixed-use development projects and for
reconstruction and remodeling of existing mixed-
use projects in Rosemead. This document will
work in conjunction with the zoning provisions
of the City of Rosemead Municipal Code and
will provide a clear set of expectations and
responsibilities for property owners, developers,
and architects.
Design Professionals and Developers
The guidelines provide a narrative, illustrative,
and graphic direction for construction. The
guidelines will serve as an informational tool
that can provide a link between the property
owner and the designer or developer and will
clarify the elements of desirable quality design.
City Staff
City staff will use the guidelines to assist
applicants and their representatives with project
processing. The guidelines serve as the basis for
evaluating proposals for quality of design.
Review Bodies
The guidelines provide the City of Rosemead
Planning Commission, City Council, and other
reviewing bodies with a basis for evaluating
quality of design for an applicant.
Organization and Content
The design guidelines identify salient elements
of a comprehensive design policy, and serve
as a framework for each individual project.
Adherence to these guidelines will help
to ensure Rosemead's mixed-use projects
develop in a sensitive manner, are respectful of
adjacent properties, and exhibit the degree of
architectural and design integrity as is desired
and required by the City.
Ultimately, the goal of these mixed-use design
guidelines is to ensure that the new infill mixed-
use properties in Rosemead are a source of
tremendous pride for City residents, and create
an environment that compels people to live,
shop, and spend time there.
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chapter two
design guidelines
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2.0 design guidelines
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The following are design guidelines to be utilized by the City's Planning Department and other review
bodies as mentioned in chapter one when evaluating and approving mixed-use developments.
Overall goals:
t. To provide the resident with a high quality living environment;
2. To protect the pedestrian and enhance the pedestrian environment and scale;
3. To design parking that not only meets parking requirements, but also promotes safe interaction
between vehicles and pedestrians;
a. To ensure that retail/commercial uses on the ground floor serve the community (e.g., restaurants,
retail, etc.). Office uses are not encouraged on the ground floor;
5. To ensure compatibility between adjacent uses, especially single-family residential, other mixed-
use projects; and ultimately
6. To encourage high quality mixed-use infill development that is comprised of residential, office,
entertainment, and commercial uses.
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Figure 2.01 Photograph depicting the overall goals of the Rosemead design guidelines.
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chanter two
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2.1 public realm and the pedestrian
environment
Intent:
The public realm and pedestrian environment
includes the areas that are in public ownership,
such as streets, sidewalks, and open space. It
is critical, that in the public realm, emphasis
is placed on creating a safe and suitable
pedestrian environment. It's important to
note that furnishings, lighting standards,
landscaping, and even architectural design
are all elements of the public realm that when
planned together have the potential to create
an inviting environment and can ultimately
establish a strong identity for Rosemead.
Particular attention is to be paid to the design
of new and replacement sidewalks, crosswalks,
use of storefront displays and merchandising
to promote pedestrian traffic, and provision of
sidewalk dining areas.
Design Guidelines:
■ A concrete sidewalk shall be provided with
a clear pedestrian passageway that is at
least seven-feet wide, freeof encroachment
by landscape features, street furniture, and
other obstructions. (Figure 2.02)
■ Existing street trees should be placed in
tree grates appropriate to current tree
dimensions as determined by City Parks and
Recreation Director and level with sidewalks
to ensure that they are ADA compliant.
■ Where sidewalk dimensions allow, 36-
inch box street trees should be planted
approximately 40 feet apart in five-foot
square tree grates adjacent to the curb.
If trees placed in the ground interfere with
underground utilities, trees in planters with
irrigation should be located curb adjacent.
Figure 2.02 A safe and friendly pedestrian environment
encourages people to walk, shop, and linger.
Figure 2.03 a+b Pedestrian amenities including public art
should be incorporated where possible and practical.
Figure 2.04 a+b Mature trees in appropriate tree wells help
generate a feeling of permanence for the new project.
2-2
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chapter two
design guidelines
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Figure 206 a+b Outdoor dining is a great way to enliven the
pedestrian environment.
■ Street trees along major streets and
boulevards should be planted in tree wells
with metal or concrete grates that are
landscaped with materials approved by
the City. (Figure 2.04)
■ If the above guidelines cannot be met, a
minimum expectation is a four foot wide
sidewalk unencumbered and tree grates
that are ADA compliant.
■ Street trees and ground cover may be
planted in parkways adjacent to the curb
where appropriate.
■ Plant materials specified for the pedestrian
realm and the public open space areas
are subject to City approval.
■ Utilities shall be placed underground
whenever possible.
■ Appropriate pedestrian amenities should
be provided (e.g., outdoor seating, bus
waiting areas, trash receptacles, bicycle
racks, public art, potted plants, etc.).
(Figure 2.03)
■ Public art should be incorporated into
the public realm wherever practical
and possible to promote a heightened
aesthetic, provoke interest, and send the
message that Rosemead is a great place
to visit. (Figure 2.03)
■ Providing overhead cover for pedestrians
is encouraged (e.g., fabric awnings,
projections from the building, umbrellas,
etc.). (Figure 2.05)
. Uses that activate the public realm, such
as restaurants and cafes that have outdoor
dining are highly desirable. Outdoorseating,
dining, and even retail displays help create
an inviting pedestrian zone. (Figure 2.06)
Figure 2.05 a,b+c Awnings provide shelter from the elements
and help to create the desired aesthetic.
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chapter two
2.2 site design
Intent:
One of the most important elements of mixed-
use infill development is the way the project is
integrated physically and functionally into the
public realm. Site design and orientation shall
enliven the public spaces that are adjacent
to them, encourage pedestrian activity, and
strengthen the link between the businesses and
residences.
Design Guidelines:
■ Buildings should be constructed near
or along the front property line(s). Zero
setback from the front property line(s) is
encouraged. Variations in zero setback from
the property line(s) may be appropriate
when the resulting setback provides greater
accommodation for pedestrian movement,
sidewalk dining areas, enhanced entries,
and enhances the pedestrian environment
overall. (Figure 2.07)
■ Outdoor space should not be the result of
the unusable space between buildings.
Outdoor space must be appropriately
scaled for its use and be safe and secure.
(Figure 2.08)
■ To encourage pedestrian activity on the
ground floor level of a building, landscaping,
shade trees, and benches should be
incorporated into the site design as well as
outdoor dining areas.
Buller planting
Continuous
movement -
Buildings
clustered for
pedestrian
access
Provide plaza.
Orlent buildings
to the street
Good distance
from intersection
Figure 2.08 Outdoor spaces should be integrated into the site
design.
■ If loading and service areas cannot be
accommodated within the building and
completely concealed from view, then
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Figure 2.07 Buildings should be placed along the front
setback to provide the desired pedestrian environment.
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chapter two
design guidelines
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Figure 2.09 A successful site design locates service areas and
parking to the rear of the building.
Figure 2.10 a+b Examples of successful ways to screen utility
equipment from view.
Figure 2.11 Permeable surfaces are both aesthetically
pleasing and environmentally friendly alternatives to
traditional surfaces.
these areas shall be located to the rear
of the site and designed for minimal visual
impact and ease of trash and recycling
collection. (Figure 2.09)
■ When trash enclosures, loading docks, utility
equipment, and similar uses are visible from
a side street or neighboring property, they
should be screened with a masonry wall
made of similar material to the building.
(Figure 2.10)
■ Pervious paving materials (e.g., crushed
stone, open paving blocks, pervious
paving blocks, etc.) compatible and
complementary landscaping materials,
and underground water retention may be
used in plazas, courtyards, walkways, and
parking areas. Pervious paving materials
should not be used in the public right-of-
way. (Figure 2.11)
■ Where possible, it is recommended that
utilities be placed underground forimproved
service reliability and greater public safety.
Underground utilities eliminate visual blight
and enhance the quality of the public
realm.
■ Full height walls, over 6 feet in height,
should be avoided, but if necessary, vines,
tall shrubs or other landscaping shall be
planted for screening.
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2.3 building design
Intent:
Mixed-use projects should take their
architectural design cues from traditional
urban environments. Appropriate building
scale, height, and massing, along with high
quality detailing, articulation, and materials
will engage the pedestrian and be viewed as
a positive addition to the public realm. Each
project should possess a distinguishable identity
and identifiable design.
Figure 2.13 a,b,c+d Ground floor residential should have
raised entries for privacy and to create variation in the public
realm.
2.3.A Commercial + Residential Guidelines
Commercial Uses
■ The front of the building should have active
commercial uses. Parking, mechanical,
storage, etc. are not encouraged along
the street edge. (Figure 2.12)
■ For development on sites over 30,000 square
feet, at least 30 percent of the linear square
footage on a major arterial (excluding
driveways and pedestrian connections)
should be designed to accommodate
pedestrian-oriented, neighborhood serving
uses and be ADA compliant (e.g., retail,
restaurants, etc.). The minimum depth of
these uses should be 25 feet.
Residential
■ Residential on the ground-floor fronting
the pedestrian realm should be located
a minimum of two feet and a maximum
of three feet above the sidewalk level
for privacy. All residential designs must
accommodate ADA Standards for
Accessible Design. Other privacy measures,
such as, articulated facades, awnings,
elevated steps and entrances, recessed
windows, doors, and patios, should also be
incorporated in the design. (Figure 2.13)
■ Residential spaces that are innately less
private (e.g., lobbies, exercise rooms,
living rooms, or dining areas) should face
the street while more private areas (i.e.,
bedrooms) should be sensitively located in
the rear of the building or on upper floors.
Figure 2.12 First floor uses should be pedestrian-oriented.
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chapter two
design guidelines
2.3.B Street Environment + Building Frontage
■ Building plans, facades, and architectural
details should be designed to create visual
interest at the street level (e.g., staggering
the frontage of the building, recessing
doors and windows, providing awnings
and canopies for weather protection and
scale, and visually extending interior spaces
outside through paving and glazing to
create the concept of an indoor/outdoor
room, etc.). (Figure 2.14)
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Figure 2.15 o+b Facade treatments at intersections should
be holistic and continue on all sides of the buildings visible
from the street.
■ Projects located at intersections should
ensure the design treatments are continued
around the corner and that an appropriate
transition between the project improvements
and the adjacent public and private
improvements is provided. (Figure 2.15)
■ Development located at signalized
intersections of major streets should include
pedestrian-oriented, community-serving
commercial uses. (e.g. bookstore, coffee
shop, local market)
■ Whenever possible, lots should be
consolidated along corridors to ensure a
mixed-use project is at least 10,000 square
feet. This allows forheightened design criteria,
more efficient design, and an improved
pedestrian experience. (Figure 2.16)
■ When consolidating lots, new development
should respect the existing fabric of the
community by reflecting historic mixed-
use development patterns through the
use of building indentations, breaks in
buildings for open space, changes in color
to avoid monolithic and monochromatic
developments, etc.
is
Figure 2.14 Varying street facades, architectural treatments,
and styles creates a fun, dynamic environment.
2.16 A lot of sufficient size (10,000 sq.ft. minimum) allows the
designer to create a project that is interesting and displays
heightened design criteria.
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2.3.C Building Elements
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building form + articulation
■ Large, mixed-use projects with frontages
greater than 40' should incorporate
traditional massing and facade techniques
such as:
1, dividing the facade into modular bays
every 25': (Figure 2.17)
2. creating opportunities for relief and
variation in both the vertical and
horizontal plane with recessed and/or
projected areas:
3. using traditional architectural detailing
(i.e. ornamentation, window placement),
changes in materials and/or colors as
opportunities to bring a human scale to
a larger frontage.
■ Rear walls and elevations visible from the
public right-of-way should be designed to
maximize visual appeal by using vertical
and horizontal plane breaks.
■ Avoid overarticulation that may look forced
or unauthentic.
. Windows on upper floors should be
proportioned and placed in relation to
grouping of storefront or other windows and
elements in the base floor. Windows should
have a vertical emphasis. The windows
on upper store facades should be double-
hung, tall and narrow in proportion, and
spaced appropriately. (Figure 2.18)
■ The design and positioning of street facing
balconies should be compatible with
the design of the building (e.g., relate to
overall massing, window placement and
proportion). Balconies having some inset
aspect are encouraged, and should not
appear to be an afterthought. (Figure 2.19)
Figure 2.17 Buildings with larger floor plates should be
divided into smaller, human-scale modular bay every 25:
Figure 1.18 Windows on upper floors should be compatible
with windows and openings on the first floor.
Figure 2.19 Balconies on upper floors should be designed
with special care and attention to detail to ensure that it adds
to rather than detracts from the building.
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building zones: "base", "middle", + "top"
Traditionally, downtown buildings have been
designed with the concept of a building having
a distinct "base", "middle", and "top". Today,
this concept still holds true to both traditional
and more modern/contemporary facades.
Making sure that all new projects follow this
concept is one of the most important aspects in
creating a human-scaled public realm. (Figure
2.20)
■ The area where the first floor commercial
base meets the second floor uses above
should be clearly defined with a strong
cornice, sign band, change in materials or
colors, awning or canopies. (Figure 2.21)
■ The roof should be flat. However, well
designed gables and other shapes that
are typical of a local context may be
appropriate. Special corner elements,
entrance area massing, and similar
conditions may require the roof to vary from
the suggested flat roof form. (Figure 2.22)
■ The building should have a defined and
significant top edge and a perimeter
parapet to stylistically define the building.
0
Figure 2.20 Buildings that follow the "base, middle" "top"
concept are pedestrian-friendly and result in a human-scaled
public realm.
Figure 2.21 A strong cornice treatment separates commercial
uses on the first floor from residential above.
Figure 2.22 Roofs are an opportunity to incorporate
architectural design elements. However, overall roof forms
should be flat.
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building entries + access
■ To promote active, pedestrian-friendly
streets, each individual tenant or business
establishment and residential lobbies
should be oriented to and accessible from
the major street frontage and directly
accessible from the public sidewalk. (Figure
2.23)
■ Where possible, primary entrances should
be located at the building's corner.
Corner entries on major intersections, allow
opportunities to activate the street and
intersections. (Figure 2.23)
signage
■ Building signage should comply with the
Commercial Revitalization Design Guidelines
and Section 17.104 of the Rosemead
Municipal Code.
. Building signage should be integral to the
facade design, placed in the sign band
above the first floor windows or on blank
wall areas specifically intended for Signage.
Signage will be limited to the street level and
will not be allowed on second floor windows
or higher.
■ Signage can be internally illuminated
individual letter signs or externally illuminated
traditional board signs. Internally illuminated
box signs, temporary and/or excessive
window signs, neon signs, florescent signs,
and cloth/plastic banners are not allowed.
(Figure 2.24)
Figure 2.23 a, b+c
The location and design
of the building entry can
greatly contribute to
the quality of the public
realm.
Figure 2.24 Signage is a great opportunity to create a special
place and environment. Signage can make or break a project
and is a very important design element.
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Figure 2.25 Recommended material palette for Rosemead
should promote a heightened aesthetic but also be graffiti
resistant.
Figure 2.27 In areas that are more prone to vandalism, higher
quality materials can be used on the upper floors.
building materials + finishes
■ A well-defined "base" provides scale and
articulation at the pedestrian level. The
"base" should consist of traditional, thicker
walls along with high quality, durable,
and easy to clean materials and finishes-
Special materials that will reduce the
incidence and appearance of graffiti (e.g.,
granite, marble, polished stone, and other
metal panels) should be utilized as accent
materials on the building's "base." (Figures
2.25 and 2.26)
■ Upper floors that are less prone to vandalism
should utilize high quality finish materials of
traditional downtown mixed-use projects
(e.g., brick veneer, smooth troweled stucco,
etc.). (Figures 2.25 and 2.27)
■ High-quality materials convey a sense of
permanence and impart to the community
that the building is well cared for and
respected. Materials and colors should be
selected to unify the building appearance
and fit into the pedestrian context. Avoid
overly vibrant colors and monochromatic
color palettes. (Figure 2.25)
■ The following materials are inappropriate
because they do not uphold the quality
or lifespan that is desirable for new
development.
1. Mirrored glass, reflective glass, or heavily
tinted glass;
2. Glass block;
3. Vinyl siding;
a. Utility, decorative scored or split-
faced block (split face block might be
considered at the base up to no more
than 2''A feet above the sidewalk).
Figure 2.26 This building illustrates thicker walls at the base
and the use of high-quality materials.
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2.4 building height
Intent:
Building height must be sensitive to the context
of the site and consider adjacent uses and be
consistent with the City of Rosemead Municipal
Code.
Design Guidelines:
■ Three or four stories are preferred to ensure
sufficient bulk at a major corner. Additional
floors may be considered, depending on
individual site considerations and overall
design. (Figure 2.28)
■ The first floor height to the finished ceiling
should be at least 14 feet to ensure
appropriate scale of the base of the
building in relation to the upper floors.
■ Building height should transition from the
maximum building height to a lower height
when directly adjacent to a single-family
residential zone.
■ To accommodate the extra floor-to-floor
ceiling heights of retail/commercial uses,
it is encouraged that new mixed-use
development with retail or restaurant uses
on the ground floor be allowed to exceed
the currently allowed building heights by
four feet as long as the building does not
exceed four stories total.
■ Heights greater than four stories (up to six
stories) may be considered for a compact
mixed-use project development that
includes underground parking, public
open space adjacent to the street, and is
sensitively designed to be compatible with
adjacent properties. However, the four-
story limit will be strictly adhered to when
the mixed-use project is directly adjacent to
single-family residences. Floors above the
main floor will be required to be stepped
back when adjacent to single-family
residential.
■ Variations in building height and massing
as well as articulated facades are strongly
encouraged as they contribute to
community image, provide a human scale,
and improve the pedestrian experience.
(Figure 2.29)
Figure 2.28 This building height is appropriate for mixed-use
infill project and incorporates and attractive corner element.
Figure 2.29 Varying building height helps promote human-
scaled development and a friendly pedestrian-oriented
environment.
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2.5 storefront
1]
ransom window
oiwwr wwwow
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owed Enhy Door
Figure 2.30 The storefront is the most important architectural
feature of many mixed-use buildings.
Intent:
It is important that storefront design is reflective
of the building's overall architectural style,
yet highlights the individual character and
personality of the use within. A successful
storefront with inviting display windows will
attract passersby and contribute to the overall
quality of the streetscape.
Design Guidelines:
■ Ideally, a well-designed storefront facade
is comprised of: an inviting recessed entry
door, transparent display and transom
windows and/or doors that allow shoppers
to view into the retail or commercial space,
bulkheads beneath the windows to mirror
traditional development, piers that frame
the windows and/or door openings, and a
decorative cornice treatment. (Figure 2.30)
■ At least 50 percent of the ground floor
facade of a commercial/retail use should
be devoted to transparent windows and/or
doors (Figure 2.31).
■ Windows should be large glazed panels,
possibly with small transom. Window
patterns should have a slight inset and not
appear flat. Glass shall be clear, (88% light
transmission) and not heavily tinted.
■ Storefront design comprised of a lower
bulkhead not exceeding two feet
above sidewalk grade is generally most
appropriate.
■ Intersections provide great opportunities to
showcase unique and interesting storefront
facades. (Figure 2.32)
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STOREFRONT COM/ONFNIS
Figure 2.31 Storefronts should be open and welcoming.
Figure 2.32 This corner storefront facade is inviting and
exciting to those who walk and drive post.
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2.6 lighting
Intent:
The basic requirement of lighting is to make
the pedestrian environment safe and secure.
However, lighting design can enhance a
building's architecture and highlight important
design features (e.g., entrances, towers, etc).
(Figure 2.33)
Design Guidelines:
■ Parking and security lights will not be
obtrusive to neighboring residential
properties.
■ Lighting shall be 5hielded fully shielded to
minimize glare and painted to match the
surface it is attached to.
■ Light fixtures shall be architecturally
compatible with the structure's design.
■ Structure entrances should be well lit.
■ Lighting and trees should not conflict with
one another.
. The lighting of building elements and
garden walls is an effective and attractive
lighting technique that is encouraged.
However, light sources for wall washing and
tree lighting should be hidden.
■ The design of exterior parking lot lighting
fixtures shall be compatible with the
architecture used in the development and
not be on poles over 25 feet high.
Figure 2.33 Examples of appropriately scaled and designed
lighting that will add to the overall aesthetic of the project
and set the proper tone.
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Figure 2.34 This
semi-private area
is for residents
and visitors only,
not open to the
public.
Figure 2.35 o+b
Public gathering spaces
for the entire community
to use promotes a
pedestrian friendly and
welcoming environment.
2.7 common areas/open space
Intent:
Both private and semi-private outdoor
spaces should be incorporated in mixed-use
developments. Private outdoor courtyard areas
for residents only are strongly encouraged.
Semi-private plaza areas for visitors should also
be provided in areas adjacent to the retail/
commercial uses.
Design Guidelines:
. Common semi-private recreational areas
should be centrally located and preferably
be designed as courtyards or outdoor
rooms. Outdoor recreational furnishings,
community amenities, public gathering
spaces, trees, shrubs, and trellises for shade
should be provided where appropriate.
(Figure 2.34)
. On sites over 30,000 square feet, a useable
open space or public gathering place
accessible to the community (e.g., a
pocket park, roof garden, expanded
waiting area adjacent to a bus stop, etc.)
May be PFOYO is encouraged. Public art
is a nice added touch. (Figure 2.35)
. Open space areas should incorporate both
sunny areas and shaded areas, and be
designed as an integral aspect of the site
design - not be an afterthought.
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2.8 compatibility with adjacent
properties
Intent:
Site design shall respect adjacent buildings
through consideration of mass, rhythm, scale,
setbacks, height, building materials, texture,
and related design elements.
Design Guidelines:
n To ensure and protect the privacy
of residents in adjacent single-family
residences, windows in mixed-use projects
directly facing single-family homes and
within 15 feet of the property line, should be
designed as either translucent, louvered,
offset from existing single-family windows,
located at least five-feet above the floor
of each level, or use another solution that
satisfies the overarching goal to protect
the quality of life for those who live in the
adjacent single-family residences. (Figure
2.36)
Figure 2.36 o+b Window
coverings provide privacy for
both residents in mixed-use
buildings and those in adjacent
single-family homes.
mixed-use building single-family residential
Figure 2.37 Mixed-use buildings that are adjacent to single-
family residential should be stepped back for additional
privacy.
■ Upper floors of mixed-use buildings should
be stepped back when adjacent to single-
family residences. (Figure 2.37)
■ Mixed-use projects should be designed to
minimize vehicular circulation on streets
through local single-family neighborhoods.
. Guest parking areas should be located
and designed to be convenient in order
to minimize spillover to adjacent residential
neighborhoods. Parking for residents,
visitors, and/or employees should be
accommodated onsite or on adjacent
public streets that are not serving single-
family residential.
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■ It is essential that parking and loading/
unloading areas do not create stacking/
queuing issues at ingress/egress points. Site
design plans must ensure that adjacent
streets and neighborhoods are not
adversely impacted by vehicles entering
and leaving the site.
•
■ Facades and garages that face existing
single-family homes should be designed to
be compatible with the setbacks and scale
of the existing development.
. The mixed-use project shall consider how
it relates to the area and community
surrounding it. The design of structures
should complement the street pedestrian
realm by incorporating and/or interfacing
with plazas, pocket parks, public gathering
spaces, street furniture, and landscaping.
■ The design shall clearly delineate between
public space and private space.
■ To integrate new buildings with the existing
urban fabric, new buildings are encouraged
to incorporate passageways and attractive
plaza areas between buildings that allow
light to reach adjacent buildings. (Figure
2.38)
■ Parking should be separated from adjacent
residences and buildings by no less than
five feet. (Figure 2.39)
0
Figure 2.38 o+b Outdoor gathering spaces and walkways are
encouraged.
Figure 2.39 This photo illustrates an unfavorable relationship
between parking and residences. It is recommended that
separation should be at least five feet between the two.
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2.09 parking
•
Intent:
Parking for mixed-use projects shall be sensitively
designed to ensure that adjacent properties
are not impacted by new mixed-use infill
development. Parking structures, tuck under
parking, parking in the rear of the structure, and
other creative solutions to providing parking
are recommended, (i.e., access of parking
structures and areas by alleys and side streets
is encouraged).
Design Guidelines:
■ Customer and tenant parking should be
provided on-street, at the rear of buildings,
in off-street parking lots or adjacent parking
lots. Whenever possible, parking structures
should be placed behind the mixed-use
project.
■ Mixed-use projects that accommodate
parking in parking structures must provide
secure separate parking spaces for the
residential units. It is recommended that the
secure residential spaces be accessed via
a gate code or other security mechanism.
■ Surface lots should have assigned spaces
that are ADA compliant and are handicap
accessible.
■ Larger parking structures should be mixed-
use with non-parking uses fronting on street
level to adjoining streets. (Figure 2.40)
. Parking should be provided on-site
whenever possible, either in parking
structures or landscaped surface parking
lots located to the rear. (Figure 2.41)
•
Figure 2.40 Incorporate retail or other compatible uses on
ground floor whenever possible.
Figure 2.41 a+b Parking is contained to the site and is in a
structure accessed from the rear of the building.
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Figure 2.42 a,b+c Pedestrian paths are accented with povers,
landscaping, shade trees, and appropriate lighting.
Figure 2.43 Examples of efficient, appropriate, and attractive
ways to screen parking structures from view.
Figure 2.44 Bicycle parking areas need to be integrated into
the site design. Parking should be secure, close to the entry,
and if possible sheltered from the elements.
■ Where practical, angled parking should
be provided in front of ground floor retail/
commercial uses.
■ Parking should be conveniently located
near non-residential uses. Parking lots visible
from the street and pedestrian areas should
incorporate landscaping treatments (e.g.,
trees, shrubs, groundcover, etc.). Masonry
walls are strongly encouraged. Larger
parking lots that are not parking structures
should also incorporate landscaped
medians where appropriate. (Figure 2.42)
■ Centralized parking decks/courts within the
mixed-use development or below-grade
parking should be provided in projects
that have a density of 30 units per acre or
higher.
■ Parking access should be taken directly
from an alley.
. Adjacent properties should be adequately
screened from the parking structures and
lots. (Figure 2.43)
■ Opportunities for bicycle parking in mixed-
use projects need to be provided. Bicycle
racks should be in public view, close to
building entrances, with high visibility and
good lighting. Where possible, bike racks
should be covered. (Figure 2.44)
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2.10 access
Intent:
Avoid and reduce conflicts between
pedestrians, vehicles, utility poles, lines and
equipment.
Design Guidelines:
■ Minimize the number of curb cuts to make
the sidewalks and pedestrian areas safer
and more walkable. Consolidation of
building sites is encouraged to reduce
the number of access drives from major
roadways, and shared driveway access is
encouraged whenever practical to further
reduce vehicle/pedestrian interactions and
safety concerns. (Figure 2.45)
n Vehicle access should be provided from
the side streets, adjacent alleys, and
parallel streets whenever possible. Traffic
calming techniques should be provided to
minimize intrusion of traffic into adjacent
neighborhoods. Where side streets, alleys, or
parallel streets are not available, driveway
access should be limited to no more than
one 20-foot wide driveway per 200 feet of
building frontage. (Figure 2.46)
■ Improvements in the public right-of-way
and pedestrian realm shall implement
streetscape improvements (i.e., landscaped
medians where appropriate). Pedestrian
crossings at arterials should include items
(e.g., curb extensions at intersections,
decorative crosswalk paving, shortened
turning radii for cars, approved landscaping
treatments, pedestrian lighting, bus shelters,
etc.). (Figure 2.47)
♦1*
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Figure 2.45 Minimize pedestrian and vehicular interaction
whenever possible.
M
Figure 1.46 Alleys or side entrances should be provided
whenever possible.
Figure 1.47o+b A ttractive public right-of- way improvements
set the correct tone. Streetscape elements ore crucial design
elements in a successful mixed-use project
shared parking and reciprocal access agreements
are encouraged
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chapter three
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3.0 glossary
The following terms are meant to be helpful to the
reader and user. Not all terms will be found in the
text. However, they were carefully chosen to aid in
the planning and review of mixed-use projects.
aesthetics. Characterized by a heightened sensitivity
or appreciation of beauty and often discussed in
conjunction with view impacts.
accessibility. A means of approaching, entering,
exiting, or making use of; passage. The right to
approach, enter, exit, or make use of: often used in
the form of disabled accessibility.
alleys. A narrow street or passageway between or
behind a series of buildings.
amenities. Something that contributes to physical
or material comfort. A feature that increases
attractiveness or value, especially of a piece of real
estate or a geographical location.
apartment. A dwelling sharing a building and a lot
with other dwellings and/or uses. Apartments may
be for rent or for sale as condominiums.
arcade. A roofed passageway or lane. A series of
arches supported by columns, piers, or pillars either
freestanding or attached to a wall to form a gallery.
architectural element. An integrated component
of the design of a building, including walls, windows,
entryways, rafters, roofs, neon bands, and other
physical components.
architectural type. A structure defined by the
combination of configuration, placement and
function. The types used in the document are as
follows:
duplex. Structures for multiple dwelling forms
that are architecturally presented as large single-
family houses in their neighborhood setting.
live-work. An integrated residence and working
space, occupied and utilized by a single
household in a structure, either single-family
or multi-family, that has been designated or
structurally modified to accommodate joint
residential occupancy and work activity.
multi-family residence. A structure containing
multiple residences.
articulation. The small parts or portions of a building
form that are expressed (materials, color, texture,
pattern, modulation, etc.) and come together to
define the structure.
asymmetry. Irregular correspondence of form
and configuration on opposite sides of a dividing
line or plane or about a center or an axis: having
unbalanced proportions
atrium. A dramatic enclosed glass-roofed indoor
space typically associated with high-rise hotels and
office buildings.
attached. Joined to or by a wall, especially by sharing
a wall with another structure: not freestanding.
awning. A roof-like structure, often made of canvas
or plastic, that serves as a shelter, as over a storefront,
window, door, or deck
balcony. A platform that projects from the wall of a
structure and is surrounded by a railing, balustrade,
or parapet.
barrel tiles. Rounded clay roof tiles most often used
on Spanish-style houses. Usually red but are often
available in many colors.
beautification. The transformation of barren or
uninteresting spaces, buildings, structures, forms, into
a comfortable and attractive place or environment.
berm (berming). An artificially raised area of soil or
turf intended to screen undesirable attributes of a
project or site.
bicycle path. A dedicated area, paved with a variety
of materials (e.g., asphalt, decomposed granite,
bark, etc.).that is not accessible by automobile
traffic and is often shared with pedestrion traffic, and
sometimes accommodates equestrian use.
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block. The aggregate of private lots, passages.
common drives, and lanes, often bisected by
thoroughfares (i.e., alleys or driveways).
breezeway. A roofed area usually found between a
garage and house proper or between commercial
and industrial buildings and designed to provide
shelter for outdoor comfort.
brick. A regularly shaped piece of clay hardened
in the sun or by the heat of a kiln and intended for
building.
buffer. A term often applied to landscaped areas
separating incompatible land uses. Can also mean
an area of a "transitional" land use that lies between
two incomparable land uses.
building height. The vertical distance from the
adjacent grade to the highest point of ❑ structure
or other object, Height limits to not apply to masts,
belfries, clock towers, chimney flues, and similar
structures other than a building with a pitched roof.
building placement. The maximum envelope
available for placing a building on a lot.
build-to line. The line where construction of a building
facade is to occur on a lot. A build-to line runs
parallel to, and is measured from, the front property
line and is established to create an even (or more or
less even) building facade line on a street.
canopy. A protective roof-like covering, often of
canvas, mounted on a frame over a walkway or
door or niche; often referred to as an awning.
cantilever. A projecting element, such as a beam or
porch, supported at a single point or along a single line
by a wall or column, stabilized by counterbalancing
downward force around the point of fulcrum.
clerestory window. A window (usually narrow) placed
in the upper walls of a room to provide extra light.
clinker brick. A very hard burned brick, so called
from it's metallic sound when struck; a Dutch or
Flemish brick.
colonnade. A row of columns forming an element
of an architectural composition, carrying either a flat
topped entablature or a row of arches.
column. A supporting pillar often consisting of a
base. a cylindrical shaft, and a capital.
complement. In new construction, it means to
add to the character of the area by attempting to
incorporate compatible architectural styles, setbacks,
height, scale, massing, colors, and materials.
coping (cap). A flat cover of stone or brick that
protects the top of a wall.
corbel. A projecting wall member used as a support
for some elements of the superstructure, or courses of
stone or brick in which each course projects beyond
the course beneath it, or two such structures, meeting
at the topmost course creating an arch.
cornice. A horizontal molded projection that crowns
or completes a building, wall, or sign.
court. An extent of open ground partially or
completely enclosed by walls or structures; a
courtyard, or a short street, especially a wide alley
walled by structures on three sides, or a large open
section of a structure, or a large structure, such as a
mansion, standing in a courtyard.
curb. The edge of he vehicular pavement detailed
as a raised curb or a swale. The curb usually
incorporates the drainage system.
cupola. A small, dome-like structure, on top of a
building to provide ventilation and decoration.
curb. A stone or concrete boundary usually marking
the edge of a roadway or paved area.
curb cut. The elimination of a street curb to enable
increased access to crosswalks/sidewalks, entry
driveways or parking lots.
density. The number of individuals, such as inhabitants
of housing units, per unit of area. The quantity of
something per unit measure, especially per unit
length, area, or volume.
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detached. Standing apart from others; separate or
disconnected.
detached garage. A garage that is completely
surrounded by open space or connected to a
structure by an uncovered terrace.
detail. An element of a structure such as trim,
moldings, other ornamentation or decorative
features.
developable areas. Those areas of a site that are not
designated Open Space.
dormer window. A vertical window that projects from
a sloping roof placed in a small gable.
driveway. A vehicular lone within a lot, usually leading
to a garage. A driveway may be used for parking,
providing that it is no more than 18 feet wide.
eave. The projecting lower edge of a roof.
eclectic. Selecting or employing individual elements
from a variety of sources, systems, or styles.
elevation. An orthographic view of the vertical
features of a structure (front, rear, side, interior
elevation).
enhancement. To make better either functionally or
in appearance.
entrance (principal). The principal point of access
of pedestrians to a building. The principal entrance
should be accessed by the street frontage as
opposed to the parking area.
espalier. A trellis of framework on which the trunk
and branches of fruit trees or shrubs are trained to
grow in one plane,
eyebrow window. A small, horizontal, rectangular
window, often located on the most uppermost story
and aligned with windows below.
facade. The entire exterior side of a structure;
especially the architectural front, sometimes
distinguished from the other sides by elaboration of
architectural or ornamental details.
fascia. A flat, horizontal member or molding with little
projection.
faux. A simulation orfolse representation of something
else. as in faux wood or stone.
fenestration. The stylistic arrangement of windows in
a structure.
fieldstone. A stone used in its natural shape and
condition.
floor area ratio (FAR). The gross floor area of all
buildings on a lot divided by the lot area.
focal point. A structure, object, or natural element in
a street-scene that stands out and serves as a point of
focus, catching and holding the viewer's attention.
four-sided architecture. The full articulation of
building facades on all four sides of a structure,
including variation in massing, roof forms, and wall
planes, as well as surface articulation. See 360-
degree architecture.
frontage line. Lot lines that coincide with a public
frontage line. Facades along frontage lines define
the public realm and are therefore more highly
regulated than the elevations that coincide with
other lot lines.
gable roof. A ridge roof slopes up from only two walls.
A gable is the vertical triangular portion of the end of
a structure from the eaves to the ridge of the roof.
gambrel. A roof where each side has two slopes; a
steeper lower slope and a flatter upper one: a 'barn
roof." Often found in Colonial revival houses in the
"Dutch" style.
gutter. A shallow channel of metal or wood that is
set immediately below and along the eaves of a
structure for catching and carrying rainwater from
the roof.
hardscape. Areas that water do not easily penetrate.
Surfaces that are not landscaped (e.g., sidewalks,
streets, building pads, etc.).
hedge. A row of closely planted shrubs or low-
growing trees forming a fence or boundary.
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hipped roof. A roof that is sloped on all four sides.
historic. Having importance in/influence on history.
homogeneity. The state or quality of being the some.
human-scale. The relationship between the
dimensions of the human body and the proportion
of the spaces that people use. This is underscored
by surface texture, activity patterns, colors, materials,
and details. The understanding of walking distances
and spatial perceptions at a human scale determines
the most positive placement of buildings, and the
physical layout of the community. Buildings ranging
in height from two to six stories and pedestrian-scaled
signs and street lights, textured pedestrian paths, and
semi-private spaces enhance this positive scale.
Infill or infill development. Development of vacant
parcels within a built-up area. Parks and open space
along with residential, commercial, and mixed-use
projects are considered infill development since they
are permanent uses for vacant parcels.
kicker. A piece of wood that is attached to a
formwork member to take the thrust of another
member.
landmark. A building or site that has historical
significance, especially one that is marked for
preservation.
lattice. A grillwork created by crisscrossing or
decoratively interlacing strips of material.
lintel. A horizontal supporting crosspiece over an
opening.
live/work unit. A residential use type that combines
a dwelling and a commercial space under single
ownership in a structure. The residential portion
of the unit shall contain at least 400 square feet
of gross floor area. The commercial space shall
allow activities compatible with residential use with
respect to noise, smoke, vibration, smell, electrical
interference, and fire hazard, and may include uses
such as professional services and offices, and the
creation, display, and sale of art, craftwork, jewelry,
fabrication of cloth goods and similar activities.
loft. A large, usually unpartitioned floor over a factory,
warehouse, or other commercial, or industrial space.
An open space under a roof; an attic or a garret.
logo. A name, symbol, or registered trademark of a
company, business, or organization.
lot line. The boundary that legally and geometrically
distinguishes one lot from the next and appear on a
Tract Map or Development Permit Site Plan.
lot width. The distance between the side lot lines
measured at the front setback.
mansard. A hip roof, each face of which has a
steeper lower part and a shallower upper part.
mixed-use development. Development that
combines and integrates two or more principal land
uses (e.g., commercial, office, civic, or residential
uses) with a strong pedestrian orientation. The mix
of uses may be combined in a vertical mixed-use
building or combined in separate buildings located
on one property and/or under unified control.
monolithic. Exhibiting massive uniformity
monument sign. An independent structure
supported from grade to the bottom of the sign with
the appearance of having a solid base.
mullion. The vertical member separating adjacent
windowpanes.
muntin. Wood or metal strips separating panels in a
window.
niche. A recess in a wall.
nonconforming use. A land use that no longer
conforms with the requirements of zoning regulations,
including Specific Plan regulations, or guidelines.
parapet. A retaining wall at the edge of a roof,
porch, or terrace.
parking. To put or leave (a vehicle) for a time in a
certain location.
paseo. A place that allows for a pedestrian to take a
slow, easy stroll or walk outdoors and often between
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buildings; often covered or partially covered, the
path, series of paths, or walkway along which such
a walk is taken.
pediment. The triangular space at the end of a
gabled roof, usually low in height compared with the
use of its base.
pergola. An arbor formed of horizontal trelliswork
supported on columns or posts, over which vines or
other plants are trained.
permeable paving. Paving material that allows the
passage of water between and through voids in its
surface.
pedestrian-scale. Refers to building and landscape
elements that are modest in size: suitable to average
human size.
pier. A vertical, non-circular masonry support, more
massive than a column.
pilaster. A rectangular column with a capital and
base, set into a wall as an ornamental motif.
pillar. Similar to but more slender than a pier, also
noncircular.
pitch. To set a specified downward slant (i.e., pitch
the roof at a steep angle).
plaza. A public square with room for pedestrians and
associated activities.
pocket park. A very small, lushly landscaped open
space often nestled between residential homes, and
intended for limited use by local residents only.
pole sign. A sign that is elevated from grade by
one supporting member, pole, or structure higher
than one foot mounted in or upon the ground and
independent of support from a building.
porch. A covered platform, usually having a
separate roof, at an entrance to a building. An open
or enclosed gallery or room attached to the outside
of a building; a veranda.
portico. A structure consisting of a roof supported
by columns or piers, usually attached to a building
as a porch.
preservation. To keep in perfect or unaltered
condition; maintain unchanged. To keep or maintain
intact.
principal building. The main building on a lot, located
towards the frontage.
proportion. The relationship of size, quantity, or
degree between two or more things or parts of
something.
redevelopment. Development of a site within an
older/established contextual subarea of the City
where the site was formerly developed and cleared,
or that requires the clearance of some or all of
existing structures and improvements prior to new
conctruction.
residential. Premises for a long-term dwelling.
retail. Premises allocated for the sale of merchandise
and food service.
retail trade. Businesses (e.g., book and stationary
stores, camera shops, clothing and fabric stores,
department and variety stores, drug stores, florists,
food stores, furniture stores, gift and novelty shops,
hardware and paint stores, home furnishings stores,
household appliance stores, jewelry stores, liquor
stores, music stores, newsstands. pet stores, shoe
stores, sporting goods stores, toy and hobby shops
and used merchandise stores).
reuse. To use again, especially after salvaging or
special treatment or processing.
rhythm. In urban design, the regular recurrence of
architectural or natural elements (e.g., even placing
or trees down a street, similar widths and heights of
buildings in a street block, etc.).
ridge. The horizontal line formed by the juncture of
two sloping planes, especially the line formed by the
surfaces at the top of a roof.
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rise. The vertical distance from one stair tread to the
next.
riser. The vertical portion of a step. The board
covering the open space between stair treads.
river rock. A stone that has been tumbled and
weathered so that its edges become worn and
rounded.
rooflines. Various forms to a roof (e.g., pitch, ridge,
hip, etc.], often at different angles.
roof pitch. Degree of roof slant stated in inches rise
per foot.
roof span. The distance equal to twice the roof run,
or the horizontal distance between the outside faces
of bearing wall plates.
row townhouse. An unbroken line of houses sharing
one or more sidewalks with its neighbors.
scale. The proportion of one object to another.
"Pedestrian" or "human" scale incorporates building
and landscape elements that are modest in size.
"Monumental" scale incorporates large or grand
building elements.
setback. The recessing of the upper part of the
facade due to the smaller area of the upper floors, or
the distance a building is recessed from the property
line, curb of the street, or the edge of the sidewalk.
shingle. A thin parallelogram of wood, split, shaved,
or sawn, thicker at one end than the other; used for
covering sides or roofs of structures, about four or five
inches of its length being exposed.
shed roof. A roof shape having only one sloping
plane.
shutter. A moveable cover for a window used for
protection from weather and intruders.
side loading garage. An accessory building or portion
of a principal building, located and accessed from
the side of the building and designed or used for the
parking or temporary storage of the motor vehicles
of principal building occupants.
sidewalk. A paved walkway along the side of a
street.
site. One or more parcels of land identified by the
assessor's records where an integrated building
development has been approved or proposed. The
site shall include all parcels of land contained within or
identified as a part of the development application.
An integrated building development shall include all
parcels served by common accessways, driveways,
parking, and landscaping.
soffit. The underside of a beam, arch, eave,
overhang, dropped ceiling, etc.
spandrel glass. Non-vision glass available in reflective,
patterned, and solid colors. Can be used to give the
appearance of having windows.
stacked stone. Layers of stone stacked dry usually
without the use of mortar and typically wider at the
bottom and narrower at the top.
stone. A fragment of a rock.
stoop. A small porch, platform, or staircase leading
to the entrance of a house or building.
storefront. The side of a store or shop facing a street.
stormwater. Water running on the surface of the
ground due to rainfall from a storm event.
story. A habitable level within a building of no
more than 14 feet in height from finished floor to
finished ceiling. Attics and raised basements ore not
considered a story for the purposes of determining
building height.
streetscape. The overall appearance of a street or
grouping of streets in an area and/or the relationship
of buildings to the surrounding sidewalk and streets.
stucco. A durable finish for exterior walls, usually
composed of cement, sand, and lime and applied
whilewet. A fine plaster for interior wall ornamentation
(i.e., moldings).
surround(s). The molding that outlines an object or
opening.
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swale. A man-made feature typically consisting of
a vegetated, linear, gently sloping channel used to
convey water. Swales direct water to a stormdroin
or ditch to keep stormwater runoff from flowing onto
neighboring properties.
symmetry. Exact correspondence of form and
configuration on opposite sides of a dividing line or
plane or about a center or an axis; having balanced
proportions.
traffic. The passage of people, vehicles, or messages
along routes of transportation or communication.
Vehicles or pedestrians in transit.
traffic calming. Techniques that are used to reduce
the speed of vehicular traffic (e.g., lane narrowing,
sharp offsets, sidewalk bulge-outs, speed bumps,
road surface variations, etc.).
transit. Conveyance of people or goods from
one place to another, especially on a local public
transportation systems.
transition. A change from one place or state or
stage to another. In an urban planning context, a
"transition" could describe a step in scale of one
development to another.
transom. A small window just above a door.
trash receptacle. A fixture or container for the disposal
of garbage. Sometimes ornamental in nature.
trellis. A system of horizontal joists supported on posts,
often designed to support growing plants.
trim. Visible woodwork or moulding that covers or
protect joints, edges, or ends of another material
(e.g., baseboards, cornices, door trim, window trim,
etc.).
turf Island. A landscaped area located at the base
of a building to buffer the hard edge of a building
from a paved surface.
turret. A small tower, often at the corner of a
building.
valley. A low region on a roof between gables.
veneer. A thin facing of finishing materials.
veneer wall. The covering of wall construction by a
second material to enhance wall beauty (e.g., brick
or stone over frame, brick or stone over concrete
block, etc.).
vertical mixed-use building. A multi-story building
contained a vertical mix of two or more principal
uses.
window sill. The flat piece of wood, stone, etc. at the
bottom of a window frame.
window types
awning. Top hinged.
bay. Extends beyond the exterior face of the
wall.
bow. Projected window with a curved surface
often in the glass itself.
casement. Side hinged.
combination. The integration of two or more
styles into one unit.
double hung. Two sashes, vertical sliding.
hopper. Bottom hinged.
horizontal siding. Two or more sashes designed
to slide over one another.
jalousie. Glass slats (Venetian blind principle)
with hand crank to open.
oriel. Windows that project from an upper story,
supported by a bracket.
picture window. Fixed sash.
yard. A private area that adjoins or surrounds a
building.
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