City of Glendora, CA Article V Route 66 Corridor Design Guidelines

§ 21.10.200 Design guidelines user's guide.

The user's guide to the Route 66 design guidelines is intended to provide interested persons with straightforward guidance for optimizing the use of the design guidelines for projects and improvements to properties within the Route 66 specific plan area (see Figure 1). The user's guide includes a description of the purpose and applicability of the design guidelines, an overview of how to get started using the design guidelines, a step-by-step summary of the design process, and information on where to get additional help with the design guidelines.

The Route 66 Design Guidelines are based on both Glendora's History and its Future Vision

A. Purpose and Applicability of the Design Guidelines.

1. The way in which land is developed and buildings are built or rehabilitated influences both the overall image of a community as perceived by residents and visitors and the attractiveness of a place to prospective and existing investors and businesses. The Glendora general plan, through its land use element, supports quality design throughout the community. Additionally, the city of Glendora relies on its project approval process to pursue excellence in architectural and overall project design; including development and redevelopment within the Route 66 Corridor.

2. The purpose of the Route 66 specific plan design guidelines, therefore, is to provide consistent design guidance for the development and redevelopment of the Route 66 Corridor that reflects the Glendora community's commitment to quality, true-to-Glendora design and economic development. To this end, a driving intent of the Route 66 specific plan design guidelines is to be user-friendly (i.e., easy to find information and use of simple, understandable language), easy to implement (by property owners, small business owners, investors, design professionals, city staff, planning commission, etc.), and well-illustrated to help articulate the design objectives for the Route 66 specific plan area.

Building using Design Guidelines

Building not using Design Guidelines

3. The guidelines will be used by city staff, the planning commission, and the city council in the review of proposed projects in compliance with requirements of the city's general plan and Municipal Code. The guidelines are applicable to the following types of projects within the Route 66 specific plan area:

a. Any construction requiring a building permit;

b. Projects/uses requiring a discretionary zoning application such as a development plan review or conditional use permit;

c. Any construction (whether or not a building permit or zoning application is required) that affects the exterior elevation of an existing building or structure (e.g., replacing doors or windows);

d. A change in the exterior appearance of a building (e.g., painting, reroofing, replacing siding) or similar changes; and

e. A change in the use of an existing building that requires additional parking.

4. During its review of applicable projects, city staff, the planning commission, and the city council will use discretion in applying the various provisions in the Route 66 specific plan design guidelines to specific projects. It is not anticipated that each guideline will apply equally to every project. In some circumstances, one guideline may be relaxed to facilitate compliance with another guideline determined by the city to be more important in a particular case. The overall objective is to ensure that the intent and spirit of the guidelines are followed and that the project respects its surroundings in terms of scale, character, and orientation.

B. How to Get Started. To most effectively get started using the Route 66 design guidelines, the following basic process is recommended:

Step 1: Read the Route 66 Design Context section below for an understanding of general design priorities for the corridor.

Step 2: The Route 66 specific plan area is divided into the following 9 land use districts:

● Barranca Gateway

● Grand Avenue Commercial Gateway

● Town Center Mixed Use

● Glendora Avenue Gateway

● Route 66 Service Commercial

● Central Route 66 Residential

● Lone Hill Gateway

● Glendora Technology, Commerce, and Office

● Grand/Route 66 Gateway

Review Exhibit 5-1 to determine the Route 66 land use district in which your project(s) is located.

Step 3: Turn to the section of district-specific design guidelines below that is written for the land use district in which your project(s) is located. This section will provide you with specific design guidance that will help your project(s) be compatible with the character desired for your district.

Step 4: Once you have reviewed the district-specific design guidelines, review the area-wide design guidelines section for guidance on a range of items that will help your project(s) be compatible with the design features desired for the entire Route 66 corridor.

Step 5: Subsequent to completing Steps 1 through 4, schedule a meeting with the Glendora planning department to review your ideas, identify processes and requirements, ask questions, and discuss potential issues, solutions and approaches. The department is more than happy to help you be a successful part of the Route 66 corridor.

Step 6: If you have any additional questions, please call, write, or e-mail the Glendora planning department.

(Ord. 2019 § 2, 2017)

§ 21.10.210 Design context.

Route 66 serves many important existing and envisioned roles in the Glendora community. It is a major transportation corridor, an economic backbone of local businesses, a symbol of a rich history and future promise, and a place that many call home. It is also a corridor in transition, evolving from a collection of different types of development that occurred individually and incrementally (reflecting the era in which they built) to one that seeks to achieve more compatibility between adjacent uses and a strong design image that unifies the vernacular architecture that does and will always exist.

To achieve the community's vision for a more vital and visually enhanced Route 66, it is important that project designers both recognize the unique design context of the corridor and make specific efforts to enhance it. The elements that help define the envisioned character of Route 66 include:

●	Identifiable landmark buildings amidst understated buildings and signs;
●	Views to surrounding hills and mountains and connections to nearby natural resources;
●	Pedestrian scale environments within a larger auto-oriented environment;
●	Good quality development with a feeling of being "handmade" and "true-to-Glendora."

To successfully maintain and strengthen the Route 66 Corridor's existing character, project designers will be required to integrate design features that support the city's efforts to preserve the authenticity of Glendora and maintain an image of quality development. Following the Route 66 specific plan design guidelines will help achieve this goal.

A. Common Design Principles. While every project is unique, each should demonstrate adherence to certain design principles that are central to enhancing the quality of the development along Route 66. This section provides the basic design goals that each project is expected to address—building upon the Route 66 design context section above. Newly-constructed projects will have a greater opportunity to address each of the design principles more fully, while projects that involve additions or remodeling may be more limited in their ability to address each specific principle.

The following common design principles contribute to nurturing compatible relationships between new projects, existing uses, and future development—all in an effort to help ensure that projects along Route 66 are well-integrated and demonstrate respect for Glendora's unique character and sensitivity to the contextual influences of the area, especially in terms of building scale and architectural design. It is expected that all project proponents will strive to implement the principles outlined below to the greatest degree possible. The information in this design guidelines manual will help in achieving this goal.

1. High Quality. Maintain a high level of expectation for quality development.

Quality of development can be expressed in a variety of ways: through the adherence to authentic architectural styles and details; the honest and simple use of materials and colors; the provision of useable open space (plazas and courtyards); the concern for human scale and pedestrian orientation; and the use of landscaping to soften the otherwise hard surfaces of structures and pavement. All projects are expected to achieve a high level of quality.

Building of Higher Quality

Building of Average Quality

2. Human Scale. Develop buildings that include human-scale details, pedestrian amenities, and create new linkages between and within developments where possible.

Glendora is a community that prides itself on its heritage as a city and the history of its people. An important aspect of the Route 66 Corridor is to respond to the importance of people, while also acknowledging the roles of transit and automobile transportation. The extension of a human scale character throughout the Route 66 Corridor is a basic design principle to be addressed by all projects. Project proponents should demonstrate how the proposed project contributes to the goal of human scale development along Route 66.

Building with Many Human Scale Qualities

Building with Few Human Scale Qualities

3. Vernacular Character. Protect the existing vernacular character of Route 66 and promote diversity in new development.

The vernacular nature of existing development contributes to the unique identity of Route 66. New projects are expected to promote a diversity of architectural style while maintaining continuity of scale, pedestrian amenities, patterns of open space, and use of landscaping. The guidelines accommodate a variety of architectural styles, including: mission revival; Spanish colonial revival; art deco; moderne; craftsman; traditional storefront; and contemporary highway vernacular. Choosing which architectural style to use is in part a matter of personal choice, keeping in mind both the existing architectural context and the desired architectural character defined in the district-specific design guidelines. Through these design guidelines, individual project designs should respond to the basic character-defining features of each of these styles as described later in this document (see the section on area-wide design guidelines).

Many Architectural Styles Along Route 66 Contribute to a Vernacular Character

4. Development Character. Promote a consistent and coherent rhythm of structures and open spaces along the street edge.

The structures, and the spaces and landscaping between them, create a variety of physical environments— rhythms—along Route 66. The desired character within the Route 66 Corridor varies depending upon the rhythms that exist or that are envisioned, as described in each of the district-specific design guidelines sections provided later in this document. Development character is achieved through the thoughtful provision and arrangement of front and side building setbacks, location of structures, plazas and courtyards, outdoor dining areas, pedestrian paseos and linkages, view corridors and vistas to surrounding hills/mountains, landscaped areas and other natural features, and other details that, when aggregated, will create a positive rhythm along Route 66. Development character also entails protecting adjacent residential uses from the impacts of non-residential development.

Optimal Development Character Created Through a Coherent Rhythm of Building Design, Streetscape, and Open Space

Unpleasant Development Character Created Through Uncoordinated Building Design, Open Space Placement, and Miscellaneous Streetscape

(Ord. 2019 § 2, 2017)

§ 21.10.220 District-specific guidelines.

A. Barranca Gateway.

1. Character Area Description.

a. The Barranca gateway district is intended to serve as the western gateway into the city. The Barranca gateway district seeks to provide the western "front door" to the city, through the establishment of distinctive architecture, streetscape, hardscape and other on-site and off-site amenities. The Barranca gateway district is envisioned to capitalize on adjacent market potential introduced by Azusa Pacific University and Citrus College. A high-level of street-oriented development and strong pedestrian comfort is envisioned to attract nearby students and residents to this district. Uses appropriate for this district include residential, retail sales, offices, and other service uses that provide for the daily needs of local residents. The district is intended to promote stable and attractive commercial development that is compatible with adjacent residential use. Commercial uses are strongly encouraged at intersection locations.

b. Key Objectives:

i. City's western gateway;

ii. Street-oriented development;

iii. Pedestrian focus;

iv. Mix of uses (residential/commercial/retail);

v. Capitalize on adjacent market potential;

vi. Respect adjacent residential development.

2. Character-Defining Design Features and Guidelines. The following guidelines are intended to create the building and site design framework for fostering the desired character and quality of new development, redevelopment, and rehabilitation for the Barranca gateway district within the Route 66 Corridor.

a. Relationship Between Building and Street—Street Orientation—Pedestrian Orientation. For the Barranca gateway district, this edge treatment encourages orienting buildings to have the front face the street, but providing an adequate setback and pedestrian space between buildings and the road. Properties undergoing redevelopment or rehabilitation should incorporate the characteristics of this relationship between buildings and street/parking to the maximum degree possible.

As illustrated below, the key features of this relationship between buildings, adjacent streets, and on-site parking include:

i. Enhancing quality of pedestrian environment along the sidewalk with building setbacks and enhanced sidewalk spaces.

ii. Creating continuous pedestrian activity in an uninterrupted sequence by minimizing gaps between buildings, blank walls and parking lots.

iii. Creating pedestrian connections to parking lots at the rear or sides of buildings.

iv. Using building indentations to create small pedestrian plazas along the street wall.

b. Relationship Between Building and Rear Yard—Setback, Buffer and Stepback. Within the Barranca gateway district, the relationship between buildings and rear yard areas is critical due to the prevalence of Route 66-fronting development sharing rear property lines with residential neighborhoods. For this district, upper stories of buildings are encouraged to be stepped back away from residential uses to minimize visual intrusion and balance sun and shade impacts. Landscaping and parking generally comprise the rear yard area, designed to optimize compatibility with adjacent residences. As illustrated below, the key features of this relationship between buildings and rear yards include:

i. Introducing generous landscaping along rear property line to optimize buffer;

ii. Installing low-scale light standards, using light shields, and setting back building to minimize light spillover from parking area and building to adjacent properties;

iii. Stepping back upper stories of buildings and introducing parking areas or drive aisles in rear yards to maintain privacy of residences, minimize visual intrusion, and balance shade and sun impacts.

Setback, Buffer and Stepback Relationship Between Buildings and Rear Yards is Encouraged for the Barranca Gateway District (Section View, below)

B. Grand Avenue Commercial Gateway.

1. Character Area Description.

a. The Grand Avenue commercial gateway district is intended to enhance Grand Avenue's function as a primary commercial/retail district within the city. The district is envisioned to serve as a primary southern gateway to the Route 66 Corridor through the provision of higher intensity commercial development catering to the local and regional market, with buildings envisioned of a maximum two stories in height. Distinctive architecture and pedestrian amenities compatible with adjacent residences, is encouraged. The district is intended to provide a wide range of retail sales, business and personal services primarily oriented to the automobile customer. The district is envisioned as a primary node for serving the general commercial needs of the city through the promotion of stable and attractive retail development.

b. Key Objectives.

i. A primary commercial node;

ii. Primary southern gateway;

iii. Higher intensity commercial development;

iv. Capture local and regional market;

v. Auto-oriented gateway.

2. Character-Defining Design Features and Guidelines. The following guidelines are intended to create the building and site design framework for fostering the desired character and quality of new development, redevelopment, and rehabilitation for the Grand Avenue commercial gateway district within the Route 66 Corridor.

a. Relationship Between Building and Street—Setback from Street—Balanced Parking Orientation. For the Grand Avenue commercial gateway district, this edge treatment encourages balancing the distribution of parking bays within front and side setback areas, with generous parking lot landscaping, and landscaped parkways and street trees accenting the sidewalk edge. Properties undergoing redevelopment or rehabilitation should incorporate the characteristics of this relationship between buildings and street/parking to the maximum degree possible.

As illustrated below, the key features of this relationship between buildings, adjacent streets, and on-site parking include:

i. Create pedestrian linkages from the public sidewalk to building perimeter and entries.

ii. Provide vehicular access and pedestrian connections to adjoining parcels whenever possible.

iii. Provide accent landscaping and enhanced paving at vehicular entries.

Relationship Between Building and Street: Setback from Street—Balanced Parking Orientation is Encouraged for the Grand Avenue Commercial Gateway District (Plan View above; Axonometric View below)

b. Relationship Between Building and Rear Yard—Buffer and Stepback. Within the Grand Avenue commercial gateway district, the relationship between buildings and rear yard areas is critical due to the prevalence of Grand Avenue-fronting development sharing rear property lines with residential neighborhoods. For this district, upper stories of buildings are encouraged to be stepped back away from residential uses to minimize visual intrusion and balance sun and shade impacts. As buildings are located closer to rear property lines (since parking is predominant in front and side yard areas), a generous landscaped buffer and other screening techniques are employed in rear yard areas to optimize compatibility with adjacent residences. As illustrated below, the key features of this relationship between buildings and rear yards include:

i. Introducing generous landscaping along rear property line to optimize buffer.

ii. Installing low-scale light standards, using light shields, and introducing other screening to minimize light spillover from rear service areas and buildings to adjacent properties.

iii. Stepping back upper stories of buildings to maintain privacy of residences, minimize visual intrusion, and balance shade and sun impacts.

Buffer and Stepback Relationship Between Buildings and Rear Yards is Encouraged for the Grand Avenue Commercial Gateway District

C. Town Center Mixed Use.

1. Character Area Description.

a. The town center mixed use district is intended to provide for a complementary mix of land use and development types that are compatible with and reinforce pedestrian activity and transit utilization. The town center mixed use district will emphasize a complementary mix of development types, including multifamily residential, commercial uses and smaller-scale street-oriented retail development in buildings no taller than three stories in height.

b. Key Objectives.

i. Future transit use potential;

ii. Expanded housing opportunities;

iii. Street-oriented/pedestrian-friendly.

2. Character-Defining Design Features and Guidelines. The following guidelines are intended to create the building and site design framework for fostering the desired character and quality of new development, redevelopment, and rehabilitation for the town center mixed use district within the Route 66 Corridor.

a. Relationship Between Building and Street—Street Orientation—Pedestrian Orientation. For the town center mixed use district, orient buildings to have the front face the street, but providing an adequate setback and pedestrian space between buildings and the road. This street facing orientation serves to create a strong relationship between buildings and the street. This edge treatment also encourages a strong relationship between on-street transit stops, adjacent buildings, and pedestrian connections. Properties undergoing redevelopment or rehabilitation should incorporate the characteristics of this relationship between buildings and street to the maximum degree possible.

Key features of this relationship between buildings, adjacent streets, and on-site parking include:

i. Enhancing quality of pedestrian environment along the sidewalk with building setbacks and enhances sidewalk spaces.

ii. Creating continuous pedestrian activity in an uninterrupted sequence by minimizing gaps between buildings, blank walls and parking lots.

iii. Creating pedestrian connections to parking lots at the rear or sides of buildings.

iv. Using building indentations to create small pedestrian plazas along the street wall.

v. Accommodating on-street transit stops.

b. Relationship Between Building and Rear Yard—Setback, Buffer and Stepback.

i. Within the town center mixed use district, three relationships between buildings and rear yard areas exist that require specific design guidance:

(A) Rear yard adjacent to residential;

(B) Rear yard adjacent to residential street or alley;

(C) Rear yard adjacent to rail.

ii. For this district, upper stories of buildings are encouraged to be stepped back away from rear-adjacent features and uses to minimize visual intrusion and balance sun and shade impacts. Landscaping and parking generally comprise the rear yard area, designed to optimize compatibility with adjacent residences. As illustrated below, the key features of this relationship between buildings and rear yards include:

(A) Introducing generous landscaping along rear property line to optimize buffer.

(B) Installing low-scale light standards, using light shields, and setting back building to minimize light spillover from parking area and building to adjacent properties.

(C) Stepping back upper stories of buildings and introducing parking areas or drive aisles in rear yards to maintain privacy of residences, minimize visual intrusion, and balance shade and sun impacts.

Setback, Buffer and Stepback Relationship Between Buildings and Rear Yards Adjacent to Residential is Encouraged for the Town Center Mixed Use District (Section View, below)

c. Transit Supportive Design Guidelines. Unlike the other districts within the specific plan area, the town center mixed use district will realize transit-supportive development and redevelopment as a result of future service by the Metro Gold Line (light rail). To optimize the benefits of light rail transit service to district businesses, visitors and residents, the following transit supportive design guidelines are recommended for new development, redevelopment, and rehabilitation.

i. Every project within the district should be designed in consideration of the future Metro Gold Line station as a pedestrian destination by including accessible and attractive connections to the larger pedestrian (i.e., sidewalk or pathway) system and adjacent developments.

ii. All projects within the town center mixed use district should demonstrate pedestrian orientation by including weather protection (sun, wind, rain) elements such as awnings, colonnades, or canopies; building entrances and storefronts fronting on a segment of the pedestrian system; and the use of interesting paving, pedestrian-scale lighting, benches, fountains, bicycle racks, trash receptacles, landscaping, public art, and/or other similar amenities.

iii. Encourage shared (reciprocal access) parking, centrally located public parking, structured parking, to encourage transit use, walking, and bicycling and to maximize the development potential of sites within the town center mixed use district.

Shared parking and access agreements are encouraged

Parking lot designs should include pedestrian connections from transit stops to storefronts convenient access to adjacent buildings

D. Route 66 Service Commercial.

1. Character Area Description.

a. The Route 66 service commercial is intended to provide for a variety of smaller-scale commercial, office and light industrial/manufacturing uses in buildings generally no taller than two stories in height. Flexible commercial and low-intensity industrial development allowing for office/assembly and warehousing under one roof is encouraged. The district is envisioned a primary node for locally-serving businesses and commercial activity. The Route 66 commercial district is envisioned contribute to a positive visual image along Route 66 through the establishment of streetscape elements, landscaped buffers and quality site design.

b. Key Objectives.

i. Primary locally-serving commercial uses;

ii. Auto-oriented focus;

iii. Larger landscape buffers/screening;

iv. Improved streetscape;

v. Focus on site improvement (façade, etc.);

vi. Lot consolidation.

2. Character-Defining Design Features and Guidelines. The following guidelines are intended to create the building and site design framework for fostering the desired character and quality of new development, redevelopment, and rehabilitation for the Route 66 service commercial district within the Route 66 Corridor.

a. Relationship Between Building and Street—Setback from Street—Balanced Parking Orientation. For the Route 66 service commercial district, this edge treatment encourages balancing the distribution of parking bays within front and side setback areas, with parking lot landscaping, and landscaped parkways and street trees accenting the sidewalk edge. Properties undergoing redevelopment or rehabilitation should incorporate the characteristics of this relationship between buildings and street/parking to the maximum degree possible.

As illustrated below, the key features of this relationship between buildings, adjacent streets, and on-site parking include:

i. Create pedestrian linkages from the public sidewalk to building perimeter and entries.

ii. Provide vehicular access and pedestrian connections to adjoining parcels whenever possible.

iii. Provide accent landscaping and enhanced paving at vehicular entries.

iv. Small retail and service uses are encouraged.

v. Provide for larger front landscaped setbacks and parking to the side and rear of structures.

Relationship Between Building and Street: Setback from Street—Balanced Parking Orientation is Encouraged for the Route 66 Service Commercial District (Plan View above; Axonometric View below)

b. Relationship Between Building and Rear Yard—Buffer and/or Connection.

i. Within the Route 66 service commercial district, two primary relationships exist between buildings and rear yard areas that require specific design guidance:

(A) Rear yard adjacent to rail property;

(B) Rear yard adjacent to wash or hillside.

ii. On the north side of Route 66, the focus of Route 66 fronting properties is on providing an adequate and aesthetic buffer from the adjacent rail corridor. On the south side of Route 66 fronting properties share rear property lines with the Big Dalton Wash and the South Hills. A generous landscaped buffer and, where applicable, connections to the natural areas are employed in rear yard areas as the primary methods of optimizing the relationship between the wash or hillside and adjacent buildings. As illustrated below, the key features of this relationship between buildings and rear yards include:

(A) Introducing generous landscaping along rear property line to optimize buffer.

(B) Providing safe connections to the natural areas where applicable.

(C) Installing low-scale light standards, using light shields, and introducing other screening to minimize light spillover from rear service areas and buildings to adjacent properties.

Buffer and/or Connection Relationship Between Buildings and Rear Yards Adjacent to Railroad Property is Encouraged for the Route 66 Service Commercial District

Buffer and/or Connection Relationship Between Buildings and Rear Yards Adjacent to Wash or Hillside is Encouraged for the Route 66 Service Commercial District

E. Central Route 66 Residential.

1. Character Area Description.

a. The central Route 66 residential district is intended to contribute to the mix of housing choices offered to Glendora residents and provide consistency with the Glendora general plan housing element, through the provision of higher density multifamily residential development. Locally-serving retail and other residential-compatible commercial uses that cater to nearby residents at corner locations are encouraged within this district. New residential development in this district is envisioned to establish a positive visual image along the Route 66 Corridor and encourage pedestrian connections to adjacent trailways, transit stops, commercial uses, and public sidewalks.

b. Key Objectives.

i. Consistency with general plan;

ii. Higher density residential (sale/rental);

iii. Locally-serving retail commercial at corner locations;

iv. Enhanced streetscape.

2. Character-Defining Design Features and Guidelines. The following guidelines are intended to create the building and site design framework for fostering the desired character and quality of new development, redevelopment, and rehabilitation for the central Route 66 residential district within the Route 66 Corridor.

a. Relationship Between Building and Street—Setback from Street—Landscape Orientation and Street Adjacent—Pedestrian Orientation. For residential development within the central Route 66 residential district, this edge treatment encourages landscaped setbacks between buildings and streets, interrupted only by pedestrian areas, plazas, and sidewalks. Parking areas are largely invisible from the Route 66 Corridor, and fences and walls are attractively designed and soften through generous landscaping, reinforcing a positive image. Properties undergoing redevelopment or rehabilitation should incorporate the characteristics of this relationship between buildings and street/parking to the maximum degree possible.

i. As illustrated below, the key features of this relationship between buildings, adjacent streets, and on-site parking include:

(A) Create pedestrian connections between buildings and to nearby transit stops.

(B) Use landscaped setbacks to create "outdoor rooms" with plazas and gardens.

(C) Parking absent from front yards and landscaped setbacks. Parking is typically located behind or between buildings, in a location that maximizes visibility and accessibility by residents, yet is secondary to community open space.

Relationship Between Building and Street: Setback from Street—Landscape Orientation is Encouraged for Residential Development in the Central Route 66 Residential District

ii. For commercial development that occurs within the central Route 66 residential district, this edge treatment encourages placing the front elevation of new commercial buildings with an appropriate setback from the property line to create a strong relationship between buildings, an adequately sized public sidewalk and the street, excluding architectural projections or other architectural features. This edge treatment also encourages a strong relationship at corner locations, between on-street transit stops, adjacent buildings, nearby residences, and pedestrian connections.

iii. As illustrated below, the key features of this relationship between buildings, adjacent streets, and on-site parking include:

(A) Providing building setbacks from the sidewalk edge to serve as a buffer between private residential space, pedestrian sidewalk, and vehicular traffic.

(B) Creating continuous pedestrian space in an uninterrupted sequence by minimizing gaps between buildings, blank walls and parking lots.

(C) Creating pedestrian connections to parking lots and adjacent residential areas (as applicable and appropriate) at the rear or sides of buildings.

(D) Using building indentations to create small pedestrian plazas along the street wall.

(E) Accommodating on-street transit stops.

b. Relationship Between Buildings and Rear/Side Yards—Buffer and/or Connection.

i. Within the central Route 66 residential district, two primary relationships exist between buildings and rear yard areas that require specific design guidance:

(A) Rear yard of residential development adjacent to wash;

(B) Rear yard of commercial development adjacent to wash.

ii. Both residential and commercial development fronting on Route 66 within this district share rear property lines with the Big Dalton Wash. A generous landscaped buffer and, where applicable, connections to the natural areas are employed in rear yard areas as the primary methods of optimizing the relationship between the wash and adjacent buildings. As illustrated below, the key features of this relationship between buildings and rear yards include:

(A) Introducing generous landscaping along rear property line to optimize buffer.

(B) Providing safe connections to the wash where applicable.

(C) Installing low-scale light standards, using light shields, and introducing other screening to minimize light spillover from rear service areas and buildings to adjacent properties.

F. Lone Hill Gateway.

1. Character Area Description.

a. The Lone Hill gateway district is intended to serve as the eastern gateway of Glendora's Route 66 Corridor. The Lone Hill gateway seeks to provide a welcoming "front door" through streetscape, quality architecture, views to the San Gabriel Mountains while promoting stable and attractive commercial development that is compatible with neighboring residential uses. The district is envisioned as a node for locally-serving retail uses catering to residents and the day-time population generated by adjacent employment. The district is envisioned to include a complementary mix of locally-serving retail, service commercial, and professional offices within buildings no taller than two stories in height.

b. Key Objectives.

i. Streetscape enhancement;

ii. View preservation;

iii. Locally-serving commercial node;

iv. Capitalize on adjacent employment.

2. Character-Defining Design Features and Guidelines. The following guidelines are intended to create the building and site design framework for fostering the desired character and quality of new development, redevelopment, and rehabilitation for the Lone Hill gateway district within the Route 66 Corridor.

a. Relationship Between Building and Street—Setback from Street—Balanced Parking Orientation. For the Lone Hill gateway district, this edge treatment encourages balancing the distribution of parking bays within front and side setback areas, with parking lot landscaping, and generous landscaped parkways and street trees accenting the sidewalk edge. Properties undergoing redevelopment or rehabilitation should incorporate the characteristics of this relationship between buildings and street/parking to the maximum degree possible.

i. As illustrated below, the key features of this relationship between buildings, adjacent streets, and on-site parking include:

(A) Create pedestrian linkages from the public sidewalk to building perimeter and entries.

(B) Provide vehicular access and pedestrian connections to adjoining parcels whenever possible.

(C) Provide accent landscaping and enhanced paving at vehicular entries.

Relationship Between Building and Street: Setback from Street—Balanced Parking Orientation is Encouraged for the Lone Hill Gateway District (Plan View above; Axonometric View below)

b. Relationship Between Buildings and Rear/Side Yards—Buffer and Stepback. Within the Lone Hill gateway district, the relationship between buildings and rear yard areas is critical due to the prevalence of Lone Hill-fronting development sharing rear property lines with residential neighborhoods. For this district, upper stories of buildings are encouraged to be stepped back away from residential uses to minimize visual intrusion and balance sun and shade impacts. As buildings are located closer to rear property lines (since parking is predominant in front and side yard areas), a generous landscaped buffer and other screening techniques are employed in rear yard areas to optimize compatibility with adjacent residences.

i. As illustrated below, the key features of this relationship between buildings and rear yards include:

(A) Introducing generous landscaping along rear property line to optimize buffer.

(B) Installing low-scale light standards, using light shields, and introducing other screening to minimize light spillover from rear service areas and buildings to adjacent properties.

(C) Stepping back upper stories of buildings to maintain privacy of residences, minimize visual intrusion, and balance shade and sun impacts.

Buffer and Stepback Relationship Between Buildings and Rear Yards is Encouraged for the Lone Hill Gateway District

G. Glendora Technology, Commerce and Office.

1. Character Area Description.

a. The Glendora technology, commerce, and office district is intended to serve as a primary employment center within the city. The district is intended to promote uses including administrative, professional research, and retail/service commercial uses limited to accessory uses—all within buildings no taller than three stories in height. The district is envisioned to promote strong internal and external pedestrian circulation that provides on-site amenities and enhanced connections to adjacent retail and commercial development.

b. Key Objectives.

i. Employment generation;

ii. Strong internal/external circulation;

iii. On-site amenities;

iv. Connections to adjacent commercial node.

2. Character-Defining Design Features and Guidelines. The following guidelines are intended to create the building and site design framework for fostering the desired character and quality of new development, redevelopment, and rehabilitation for the Glendora technology, commerce, and office district within the Route 66 Corridor.

a. Relationship Between Building and Street—Setback from Street—Landscape Orientation. For development within the Glendora technology, commerce, and office district, this edge treatment encourages landscaped setbacks between buildings and streets, interrupted only by pedestrian areas, plazas, and sidewalks. Parking areas are largely screened from the Route 66 Corridor, and fences and walls are attractively designed and soften through generous landscaping, reinforcing a positive image. Properties undergoing redevelopment or rehabilitation should incorporate the characteristics of this relationship between buildings and street/parking to the maximum degree possible.

i. As illustrated below, the key features of this relationship between buildings, adjacent streets, and on-site parking include:

(A) Create pedestrian connections between buildings and to nearby transit stops.

(B) Use landscaped setbacks to create "outdoor rooms" with plazas and gardens.

(C) Parking absent from front yards and landscaped setbacks.

Relationship Between Building and Street: Setback from Street—Landscape Orientation is Encouraged for the Glendora Technology, Commerce and Office District (Plan View above; Axonometric View below)

b. Relationship Between Buildings and Rear Yards—Buffer and Stepback. Within the Glendora technology, commerce, and office district, the relationship between buildings and rear yard areas is critical due to the prevalence of Route 66 fronting development sharing rear property lines with residential neighborhoods. For this district, upper stories of buildings are encouraged to be stepped back away from residential uses to minimize visual intrusion and balance sun and shade impacts. As buildings are located closer to rear property lines (since parking is predominant in front and side yard areas), a generous landscaped buffer and other screening techniques are employed in rear yard areas to optimize compatibility with adjacent residences.

i. As illustrated below, the key features of this relationship between buildings and rear yards include:

(A) Introducing generous landscaping along rear property line to optimize buffer;

(B) Installing low-scale light standards, using light shields, and introducing other screening to minimize light spillover from rear service areas and buildings to adjacent properties;

(C) Stepping back upper stories of buildings to maintain privacy of residences, minimize visual intrusion, and balance shade and sun impacts.

Buffer and Stepback Relationship Between Buildings and Rear Yards is Encouraged for the Glendora Technology, Commerce, and Office District

H. Grand/Route 66 Gateway.

1. Area Character Description.

a. Key Objectives.

i. Pedestrian-oriented site planning and design;

ii. Provision for public spaces, plazas and courtyards;

iii. Minimum height, mass and scale standards to highlight the importance of the intersection;

iv. Provision for a mix of office/retail uses;

v. Excellence of architectural design, materials and landscaping creating a sense of place;

vi. Uses specified to enhance the gateway theme for the district.

2. Character-Defining Design Features and Guidelines.

a. The Grand/Route 66 Gateway district is envisioned as a key gateway focal point for people arriving to the city from the 210 Freeway. Due to its location as a key intersection of two major thoroughfares at Grand Avenue and Route 66, high quality architecture and appropriate building mass and scale are important design elements to ensure the sense of gateway entry to the city from the 210 Freeway. Buildings which provide a dramatic architectural presence to the gateway intersection would provide the character and dramatic gateway theme sought by the Route 66 specific plan.

Architectural features to promote a pedestrian scale and sense of place would be required. Storefronts would be oriented to the sidewalk or courtyards. Landscape features including sidewalk planters, street trees, courtyards and plazas supporting pedestrian activity would be necessary elements of any proposed design. Courtyards would be designed as shared space between all uses and public spaces.

b. Pedestrian-Oriented Site Planning. Site planning should incorporate public plazas and setback spaces. Parking and driveways should be oriented to sides and rear areas. Arcades and openings in the façade leading from the street into the structure or interior plazas should be considered. Upper stories should step back from the ground floor plane or provide balcony opportunities. Pedestrian amenities and access to bus transit must be considered. Trees and landscape treatments which further define and soften the scale of the structure are required. Intersection treatment must be integrated into the Route 66 street enhancement plan.

Example:

c. Materials and Colors. The overuse of stucco façade treatment is discouraged. Developers are encouraged to incorporate other façade materials including wood, stone, metal and glass in the design. Materials and colors should reflect the themes and heritage of the physical landscape, such as granite, river rock, sand, and wood. Colors should reflect soft pastel and earth tones indicative of the coastal sage environment of the San Gabriel foothills. The use of glass to integrate interior and exterior-designed space is encouraged in appropriate areas. The use of materials from sustainable, environmentally friendly sources is strongly encouraged.

d. Courtyards and Public Spaces. Courtyards incorporating natural features, water features and garden elements as well as pedestrian amenities such as tree shaded seating are encouraged. Integration of exterior and interior spaces is encouraged. Pavement treatment is also a key element of courtyard and sidewalk public space. Varied paving materials which are integrated into and support the overall design are encouraged.

From The Master Architect Series V, Architects 49, Selected and Current Works published by Images Publishing, 2002.

(Ord. 2019 § 2, 2017)

§ 21.10.230 Area-wide guidelines.

A. This section provides design guidelines and concepts, which are applicable area-wide to projects within the Route 66 specific plan area. It is organized into the following subsections to ensure the creation of good community design and quality development:

1. General commercial;

2. Special consideration commercial;

3. Industrial/business park;

4. Multifamily residential;

5. Architectural styles;

6. Public space amenities;

7. Signage.

Users of the design guidelines should consult city planning staff for assistance with identifying the most appropriate subsections for the subject project.

B. General Commercial. This subsection provides design guidelines and concepts, which are applicable to commercial projects within the Route 66 specific plan area, including retail, service, and office uses. It should also be noted that the general commercial guidelines found below will also be utilized for review of the special use commercial projects found in the special consideration commercial guidelines subsection.

1. Site Planning and Design Details.

a. Introduction. Proper site planning and design of new commercial development contributes greatly to a quality visual environment and to a higher degree of compatibility with surrounding uses. The following guidelines should be incorporated into the design of commercial projects in the Route 66 specific plan area to optimize site planning and design attributes.

b. Building Siting.

i. The siting of buildings should recognize the particular characteristics of the site and should relate to the surrounding built environment in pattern, function, scale, and character.

ii. Building siting and design should encourage pedestrian activity.

iii. Buildings should face the primary street frontage and provide direct linkages to the public sidewalk.

iv. When possible, freestanding buildings should be sited along street frontages. Buildings sited along street frontages in conjunction with landscaping treatment helps to screen parking areas.

v. Where buildings are sited along street frontages, ensure adequate space for public sidewalk and landscaping. Additional building setback should be provided to provide a sufficient and comfortable pedestrian space between the building and street traffic.

Freestanding building sited along street frontages creates a link to the sidewalk

Whenever possible, place freestanding buildings along street frontages

c. Compatibility.

i. Commercial development uses should be buffered from residential as much as possible. Building orientation, landscaping, and increased setbacks should be used to provide adequate separation between incompatible uses.

Substantial landscaping is encouraged to buffer residential structures

ii. Commercial development use should not face residential streets.

d. Pedestrian Activity Areas.

i. The sitting and design of buildings should facilitate and encourage pedestrian activity.

Building siting and design should facilitate and encourage pedestrian activity

ii. Development should provide site amenities and other design features that encourage pedestrian utilization.

Providing amenities at corner locations offer opportunities for pedestrian activities

Plazas at corner locations are encouraged

iii. When possible, buildings should be clustered to create courtyards, plazas, and outdoor dining areas.

iv. Commercial buildings should be designed to maximize the relationship with adjacent street frontage.

v. Pedestrian activity areas at mid-blocks corner locations are encouraged.

2. Parking and Circulation Guidelines.

a. Introduction. Properly functioning parking areas are beneficial to property owners, tenants, and customers and they contribute to the design success of a property. Parking lots need to allow customers and deliveries to reach the site, circulate through the parking lot, and exit the site easily and safely. The following guidelines should be incorporated into the design of commercial projects in the Route 66 specific plan area.

b. General.

i. Parking space and aisle dimensions should conform to city standards.

ii. A vehicle entering any commercial parking area in Glendora should not be required to enter a street to move from one location within the same parking facility or premises. Parking areas should be interlinked.

iii. Parking lots should be designed with a clear hierarchy of circulation: major access drives with no parking; major circulation drives with little or no parking; and then parking aisles for direct access to parking spaces.

iv. Parking lots should be divided into a series of connected smaller lots utilizing raised landscape strips and raised walkways.

v. Parking aisles and parking spaces directly adjacent to the building are strongly discouraged. Raised walkways and landscape strips may be utilized adjacent to buildings to create this spatial separation.

vi. Parking should not dominate the site in areas adjacent to any street. Parking should be concentrated in areas away from the street, behind buildings and well landscaped.

Parking lots should not dominate the site

c. Project Entry Design.

i. Entry drives should be adequately spaced apart from one another and from street intersections to optimize vehicle, pedestrian, and bicycle safety.

ii. A main entry drive should extend from the public street to the front cross aisle and should:

(A) Include medians located between the public street to the first bisecting parking aisle;

(B) Include sidewalks from the street to the front cross aisle on both sides;

(C) Include landscaped parkways flanking both of its sides and not have any parking stalls along it.

Utilize special accents at project entries

d. Pedestrian Circulation.

i. Avoid vehicle access lanes located near major building entries where pedestrians will enter or exit.

ii. Design parking areas so that pedestrians walk parallel to moving cars in parking aisles to minimize the need for the pedestrian to cross parking aisles and landscape islands to reach building entries.

Don't do this

Do this

iii. Clearly defined pedestrian access should be provided from parking areas to primary building entrances.

Clearly define pedestrian access

iv. All commercial projects should connect onsite pedestrian circulation system to offsite public sidewalks. At a minimum this connection should:

(A) Be located on one side of the main entry drive aisle;

(B) Be adequately wide for optimal accessibility at all points including locations where signs, poles, fire hydrants, etc., are placed in the walkway;

(C) Be raised and protected from the drive aisle by a curb;

(D) Be constructed of concrete or interlocking paving stone systems.

v. Emphasis on pedestrian crossings of driveways and major circulation aisles should be accentuated at building entries by extending pedestrian walkways into the parking aisle/lane.

vi. Access by disabled persons shall be incorporated into the overall pedestrian circulation system.

The project design should be in compliance with all existing disability access laws

e. Bus Turnouts. Bus turnouts should be constructed in the Route 66 specific plan area wherever the potential for auto/bus conflicts warrants separation of transit and passenger vehicles. Bus turnouts should be considered by the traffic safety committee when warranted based on traffic conditions, passenger volumes, vehicle speed, and/or accident patterns.

f. Screening.

i. All parking lots should incorporate screening at their street periphery. Screening should maintain a clear visual zone and may be implemented utilizing one of the following alternatives:

(A) Utilize a low-lying, continuous evergreen hedge;

(B) Utilize low-lying earth berm;

(C) Installing non-deciduous (evergreen) trees.

All parking lots should maintain a clear visual zone

ii. The use of walls in a front or street side yard setback is inappropriate.

iii. Walls or landscaping should not be located where they block the sight lines of drivers entering, leaving or driving throughout the site.

Appropriate screening of a parking lot

g. Parking Lot Landscaping.

Intermediate planting island in parking lot

i. Parking lot landscaping should be evenly distributed throughout the parking area.

ii. Parking lots should include landscaping that accents the importance of driveways from the street, frames the major circulation aisles, and highlights pedestrian pathways.

iii. Provide continuous landscape planting strips between every row of parking. Planting strips should include shade trees and should be constructed with a concrete mow strip on both sides.

iv. Create large planting islands at the ends of parking rows that are planted with shade trees, low shrubs and/or groundcover.

v. Provide interior planting islands between parking spaces to avoid long rows of parked cars.

Provide planting strips between every row of parking

h. Parking Lot Lighting.

i. The style of lighting fixtures for parking lots should match or compliment the style utilized within the public right-of-way. (See Article IV of the Route 66 Corridor specific plan.)

ii. The type and location of parking area lighting should preclude direct glare onto adjoining property, streets, or skyward.

iii. Pedestrian scale/decorative parking lot lighting is encouraged.

Example of pedestrian-scale lighting in a parking lot

iv. The color of the parking lot lighting poles should be either black, brown, bronze, hunter green, or midnight blue.

v. "High mast" flood lighting above the height of the tallest building on site is discouraged.

vi. Lighting systems need to be designed for two levels. One to be on during normal operations hours and one to be a reduced intensity level throughout late non-operational hours (for security purposes).

i. Paving.

i. Parking Surfaces. Decorative paving treatments are encouraged to be incorporated into parking lot design, driveway entries, and pedestrian crosswalks.

ii. Sidewalks and Pedestrian Ways.

(A) The design, materials, and colors of pedestrian areas should compliment the architectural style of the primary buildings and should make a positive contribution to the aesthetic and function of the site.

Paving should blend with the architectural style of the site

(B) Texture and color variation in paving material should occur where pedestrian and vehicular areas overlap.

Rough paving will slow traffic down

(C) The use of stamped concrete, stone, brick or granite pavers, exposed aggregate, or colored concrete is encouraged in parking lots to promote pedestrian safety and to minimize the negative impact of large expanses of black asphalt pavement.

Pedestrian walkways should encourage decorative paving treatments

j. Loading and Delivery.

i. Loading facilities should not be located at the front of buildings where it is difficult to adequately screen them from view. Such facilities are generally more appropriate at the rear of the site.

Loading and delivery at side and rear of building is encouraged

ii. When commercial buildings back to residential properties, loading and delivery will need to be planned to occur at the side of the building away from residences. Loading and delivery areas should not be located in a required setback area.

3. Architectural Design Elements.

a. Introduction. There are no particular styles required for new commercial development, commercial redevelopment, and commercial rehabilitation within the Route 66 specific plan area. However, at least eight common architectural styles exist within Route 66 and elsewhere in Glendora that can provide inspiration to and help shape new development, redevelopment, and rehabilitation (see the architectural styles section below). The following guidelines for architectural design elements are presented to encourage a quality and completeness of commercial project design that will contribute to the overall quality of the envisioned Route 66 built environment.

b. Architectural Imagery.

i. The use of standardized "corporate franchise" architectural styles are strongly discouraged.

ii. Architectural styles should consider compatibility with surrounding character, including a building's style, form, size, materials, and roofline.

iii. Design features should be consistent on all elevations of a structure. Side and rear elevations should not be minimized because they are oriented away from public view.

c. Building Form and Mass.

i. Height and scale of infill developments should complement existing adjacent structures while providing a sense of human scale and proportion.

ii. New structures should be designed to avoid blank façades, instead providing storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features designed to add visual interest.

iii. Building mass/height should relate to adjacent sites to allow maximum sun and ventilation, protection from prevailing winds, and to enhance public views and minimize obstruction of view from adjoining structures.

iv. Building heights should vary so that the building appears to be divided into distinct components.

d. Building Façades.

i. Building façades should be articulated with architectural elements and details. Buildings should be segmented in distinct massing elements. Vertical and horizontal offsets should be provided to minimize large blank walls and reduce building bulk.

ii. Building façades should be broken down into a series of appropriately proportioned "structural bays" or components typically segmented by a series of columns, masonry piers, or other architectural treatments.

Create interesting building façade with unique architectural elements

iii. Primary building entries should be easily identified. Use of projections, columns, or other design elements that articulate entries should be utilized.

Building entries should be easily identified

iv. The size and location of doors and windows should relate to the scale and proportions of the overall structure.

v. Blank building façades along side property lines are strongly discouraged as they diminish the visual quality of contiguous properties as well as the Route 66 Corridor specific plan area. To optimize the quality of side property line facing building façades, including firewalls and parapet walls for zero lot-line construction, project applicants are strongly encouraged to include one or more of the following elements in architectural design plans:

(A) Public art (e.g., murals, wall mounted sculptures, etc.);

(B) Architectural details;

(C) Architectural lighting;

(D) Landscaping (e.g., vines).

e. Storefront Proportion.

i. Overall commercial projects should have details that are repeated across the face of the building integrating the storefront components into the character of the entire façade of the commercial project.

Storefronts in shopping center

ii. The main entry into a store should be emphasized at the street to announce a point of arrival in one or more of the following ways:

(A) Flanked columns, decorative fixtures or other details;

(B) Covered by means of a portico (formal porch) projecting from or set into the building face; and

(C) Punctuated by means of a change in roofline, a tower, or a break in the surface of the subject wall.

Storefronts should be visually pleasing

iii. Buildings situated at the corner of a public street should provide a prominent corner entrance to retail shops.

iv. Commercial storefront entries are typically recessed and/or sheltered by a covered arcade structure, canopy or awning. This provides more area for display space, a sheltered transition area to the interior of the store, and emphasizes the entrance. The recessed entry should be well illuminated twenty-four hours a day.

Commercial storefront entries should employ shelter by utilizing a covered arcade, canopy, or awning

v. Doors of storefronts (especially retail shops) should contain a high percentage of clear glass in order to view the retail contents.

vi. Storefront windows should be clear and as large as possible to maximize the visibility to the storefront displays and retail interior.

f. Building Wall Articulation.

i. Long, blank, unarticulated building walls that face public view are discouraged and should be divided into a series of structural bays (e.g. characterized by masonry piers that frame window and door elements).

ii. Flat, monolithic building walls are strongly discouraged. Monolithic building walls should be "broken" by vertical and horizontal articulation (e.g., sculpted, carved or penetrated wall surface defined by recesses and reveals) characterized by: (a) breaks (reveals, recesses) in the surface of the wall itself; or (b) placement of window and door openings; or (c) the placement of balconies, awnings and canopies.

iii. Storefronts with no windows and small doors are not permitted. Large window and door openings on commercial storefronts are very desirable, as they are more inviting.

Wall façades employing both vertical and horizontal articulation

g. Roofs.

i. Full gabled, hipped, and shed roofs are encouraged.

Full roofs are encouraged

ii. Continuous mansard roofs or "tacked on" brow mansard roofs are discouraged.

iii. Long, unbroken, monotonous, horizontal rooflines are strongly discouraged. Vertical or horizontal articulation is required.

iv. Radical roof pitches that create overly prominent or out-of-character buildings such as A-frames, geodesic domes, or chalet-style buildings are discouraged.

v. The visible portion of sloped roofs should be sheathed with a roofing material complementary to the architectural style of the building and other surrounding buildings.

vi. Interior rooftop access is encouraged.

vii. Cornice lines of new buildings (horizontal rhythm element) should be aligned with buildings on adjacent properties to avoid clashes in building height.

h. Materials/Colors.

i. Exterior materials, textures and colors should compliment the architectural style or theme of a building.

ii. Materials that contribute to good quality architecture are:

(A) Stucco, smooth, sand or light lace finish;

(B) Clay or concrete roof tiles;

(C) Native fieldstone;

(D) Sandstone and flagstone;

(E) Brick, as an accent material;

(F) Wrought iron (rust proof; anodized aluminum);

(G) Tile, as an accent material;

(H) Slumpstone garden walls;

(I) Split face concrete block;

(J) Slump block (for building walls);

(K) Metal accents;

(L) Concrete block as bulkhead or accent material only;

(M) Clapboard or shingle siding;

(N) Brick or stone use in foundations and chimneys.

iii. Materials that detract quality architecture are:

(A) Reflective metal or aluminum siding/roofing;

(B) Plywood siding;

(C) Plastic tile;

(D) Pipe railings;

(E) Metal/concrete stairs;

(F) Precision architectural concrete block;

(G) Bare aluminum window frames;

(H) Simulated rock applied vertically on walls.

iv. Color is one of the primary theme-conveying elements of commercial development. The following color guidelines are recommended for commercial development within the Route 66 Corridor specific plan area:

(A) Exterior materials, textures and colors should complement the architectural style or theme of a building.

Materials, colors, and textures should complement the overall architectural style of a building

(B) Colors and materials should be durable and weather resistant.

(C) Avoid use reflective or metallic colors that create glare.

(D) Avoid fluorescent or bright colors.

(E) Colors should not contrast greatly with adjacent structures.

(F) Colors should be consistent with the architectural style of the building.

(G) Natural, subdued colors are encouraged.

(H) Franchise/corporate businesses should incorporate the architecture and color theme of the overall commercial project to form a consistent theme throughout.

i. Equipment and Utility Screening.

i. All mechanical equipment should be concealed from view of public streets and neighboring properties. Concealment of the elements behind walls, landscaping or undergrounding is encouraged.

ii. Roof-mounted equipment, utilities, or other appurtenances should be screened on all four sides by a structural feature that is an integral part of the building architectural design. Screening material should be compatible with the material used on the building and not exceed the height of all vents and mechanical equipment.

iii. Ground-mounted equipment, utilities, or other appurtenances should be screened from view by a decorative wall or landscape feature that is compatible with the architecture of the development site or placed in underground vaults.

iv. Electronic surveillance equipment or alarm hardware should be as invisible and unobtrusive as much as possible.

j. Security Grilles.

i. Permanent, fixed security grilles in front of windows are discouraged. If security grilles are necessary, they should be placed inside the building behind the window display area.

ii. The use of scissors grilles is discouraged since they communicate a message of high crime and cannot be integrated visually into the overall design of a building or storefront.

C. Special Consideration Commercial.

1. The guidelines contained in this subsection provide supplementary design guidance addressing the more challenging development types within the Route 66 specific plan area. Certain types of development present design challenges that require unique solutions. Development types in this subsection include:

a. Offices;

b. Vehicle dealerships (new/used);

c. Service stations and car washes;

d. Auto repair services;

e. Drive-through business;

f. Big box retail;

g. Mixed use projects;

h. Telecommunication facilities;

i. Religious institutions;

j. Shopping centers;

k. Specialty retail centers;

l. Hotels and motels.

Development applicants should consult other applicable design provisions in addition to those contained within this subsection.

2. Offices.

a. Description. Office development is located within the Route 66 specific plan area commercial and industrial districts. Although appropriate for these districts, office uses have physical and functional characteristics that are not typical of traditional commercial and industrial development. These features include:

i. Scale of buildings are typically larger;

ii. Intensity of development is lower;

iii. Higher utilization of on-site parking;

iv. Uses typically occur in multi-story buildings;

v. Fewer public entries;

vi. Buildings not typically featured directly on the street frontage;

vii. Consistency in types of tenants.

Contemporary office building

b. Site Organization.

i. Office buildings should consider the characteristics of the site and should relate to the surrounding built environment in function, pattern, and scale.

ii. Office buildings should be placed at the minimum required front setback. No parking should be permitted to occur between the front of the building and the street. Surface parking should be located at the rear of the site or at the side of the building.

Parking should be located at the rear or side of office development

c. Building Design.

i. Office development should incorporate variations in vertical and horizontal wall planes to reduce scale and massing.

ii. Building heights for office development should be designed to minimize conflicts with adjacent residential uses.

iii. Primary building entries should be well defined and provide a "sense of entry" for the building.

iv. Office buildings should have the primary entry visible from the public street and be accessible from pedestrian pathways or parking areas.

Building entries should be well defined

3. Vehicle Dealerships (New/Used).

a. Description. Vehicle dealerships specialize in the sale and servicing of new and used automobiles. The sale and services of automobiles present a variety of design challenges. These features include:

i. Vehicle display oriented toward the street;

ii. On-site vehicle servicing and repair;

iii. Vehicle drop-off and pick up areas;

iv. Use of heavy equipment and machinery.

Vehicle dealership

b. Site Organization.

i. Outdoor vehicle displays oriented to a public street should be compatible with the architecture of primary structures on a site.

ii. Sufficient space should be provided for service drop-offs to prevent back up on a public street and new vehicle delivery.

iii. Potentially noisy activity, such as vehicle repair, cleaning, or testing should be oriented to minimize impacts to adjacent residential properties.

iv. Service or repair bay openings should be oriented away from public street frontage or residential properties.

v. Storage areas for daytime storage items and utilities, equipment, or similar facilities should be screened from view from the public street and any adjacent residential area.

c. Building Design.

i. Indoor storage areas should be architecturally consistent with the primary structure on a site.

ii. Service uses should be contained entirely within a building of solid (e.g., masonry) construction. The access points to the service bays should not face the public street.

iii. Vehicle washing areas should be designed and located so they are not visible or audible from public streets or residential areas.

iv. Cashier kiosk, under canopies and other ancillary structures, should be complementary to the architecture of primary buildings on a site.

d. Landscaping, Walls, Fences.

i. Landscaping should be provided along building perimeters and parking lots.

ii. Chain-link fences, barbed wire, razor wire, or similar should never be used.

iii. When vehicle displays are provided, landscaping should be designed to provide buffering to adjacent rights-of-way.

e. Other.

i. The use of public address systems is discouraged. Should a public address system be utilized, noise should not impact adjacent properties.

ii. Compressors and other pneumatic equipment (except HVAC) should be located within the interior of a building to minimize noise impacts on adjacent properties.

iii. Indoor storage facilities should be provided on-site for vehicle, parts, and potentially hazardous materials (oil, lubricants, etc.).

Dealership service bays should face away from public streets and residential uses

4. Service Stations and Car Washes.

a. Description. Service stations and car washes are highly utilized uses that are characterized by unique site features. These features include:

i. Intensive on-site vehicle utilization;

ii. On-site repair and servicing;

iii. Large expanses of paving;

iv. Use of equipment and machinery;

v. Use of potentially hazardous materials.

Reduce visual impacts with landscaping along perimeters

b. Site Organization.

i. Building elevations containing service or repair bays should not face toward a public street or toward residential uses.

ii. Structures on a site should be grouped together and integrated into the overall design of a site.

iii. Service bay door and car wash openings should be oriented to reduce visibility from public streets and should be oriented away from adjacent noise sensitive uses.

Orient bay door openings to reduce visibility from the street.

iv. When commercial development abuts a service station, two-way vehicular access that is integrated with the adjacent development should be provided.

v. A fuel delivery truck lane should be provided through the site and oriented to provide for right side unloading of the vehicle into underground tanks.

vi. Site design for projects located at street corners should provide structural or strong design elements to anchor the corner. This can be accomplished using built elements or with strong landscaping features.

Service station that has landscaping features to anchor the corner

vii. Storage facilities should be enclosed within the primary structure on the site.

viii. The siting of self-serve carwash bays, drying and vacuuming areas should not conflict with on-site vehicle circulation.

ix. Self-service car wash bays, and drive-through car wash facilities should be designed to ensure all drainage is confined on-site.

x. When commercial development abuts a services station, two-way vehicular access integrated with the adjacent development should be provided where feasible.

c. Building Design.

i. Building elevations facing public streets should be architecturally detailed. Building design should be given equal design consideration on all elevations.

ii. Service station building design should consider the context of the site and area.

iii. Corporate or franchise design is strongly discouraged.

iv. The roof of structures, including pump canopies, should incorporate full roof treatments with a low to moderate pitch. Flat roof structures or mansard roof applications are strongly discouraged.

Canopies and primary structures should be architecturally compatible

v. Pump island canopies should be designed with a hip, gable, barrel vaulted, or other roof system to match the architecture of primary structures on the site.

vi. High quality, durable building materials should be used. Service stations and car washes should incorporate façade material to produce texture design. Reflective, glossy, and fluorescent surfaces are discouraged.

vii. Car wash equipment should be enclosed within a permanent structure. Exceptions can be made for self-serve vacuuming equipment.

viii. Car wash building design should incorporate noise control measures that minimize noise generated by machinery, blowers or other mechanical equipment.

ix. When service stations/car washes include retail uses, the storefront facing a public street should be designed to optimize the amount of unobstructed, clear glass.

x. When service stations/car washes include retail uses, cash registers should be clearly visible from adjacent public streets.

xi. When service stations/car washes include retail uses, a clearly defined pedestrian path should be proved from required on-site parking to the primary customer entrance.

d. Circulation and Parking.

i. Fuel trucks should be able to enter and exit a site with ease. Maneuvering to park and unload should be minimized.

Fuel truck driveways should not obstruct vehicle circulation and parking areas.

ii. The location of filling pumps, carwash bays, or other on-site facilities should be designed to avoid vehicle stacking or overflow onto adjacent streets.

iii. Self-service facilities, such as water and air, or telephone should be located so that they do not obstruct on-site circulation.

iv. Parking for on-site retail uses should be located in close proximity to the primary customer entry.

Buildings facing the public street should provide architectural details

e. Landscaping, Walls, Fences.

i. When service stations/car washes front public streets, a berm and hedge should be provided.

ii. Landscaped planters along the footprint of the entire building, except at pedestrian and vehicle entries, are strongly encouraged.

iii. Required perimeter walls and fencing should provide flowering vines at regular intervals to discourage graffiti.

iv. Security fencing, in addition to required perimeter walls should be decorative and should be consistent with adjacent architecture.

Landscaping, especially at street corners, should be used extensively

Roll-up door hood enclosure located on the interior wall

v. Service bays should be provided with roll-up (or-similar) doors. All operating mechanisms should be located within the interior of the structure.

Landscape berms and/or hedges should be provided along all streets

5. Auto Repair Services.

a. Description. A major problem with older auto repair and service facilities is inadequate storage for vehicles being serviced, resulting in cars, etc., being parked on the street, sidewalks, landscaping, and neighboring properties. Additionally, auto repair service facilities can be problematic uses due to noise, traffic, and the presence of hazardous materials.

Auto Repair Service Facility

b. Site Organization.

i. The interior of service bays should not be visible or audible from adjacent public streets, nearby residential structures, or active open space.

ii. Sufficient space should be provided for vehicle drop-off. Site design should provide space for vehicle stacking during peak hours.

Architectural design of auto repair uses should be compatible in architectural style with adjacent development

iii. High quality, durable building materials should be used. Service stations and car washes should incorporate façade material to produce texture design. Reflective, glossy, and fluorescent surfaces are discouraged.

c. Building Design.

i. Building design should be clean and simple, stylistically consistent, and related to surrounding buildings through use of similar scale, materials, colors, and/or detailing.

ii. Building structures should be permanent, lightweight metal or other temporary appearing structures are discouraged.

iii. Special design considerations should be made for the storage of oil, lubricants and other potentially hazardous materials.

iv. All equipment (except HVAC) should be located entirely within a building.

v. Building elevations facing public streets should maximize the use of clear glass and should minimize blank walls.

d. Circulation and Parking.

i. Auto repair service access should not occur on streets with adjacent residential uses.

ii. Sufficient on-site vehicle stacking areas should be provided to avoid vehicle stacking on adjacent public streets.

iii. A clearly defined pedestrian walkway should be provided from the required on-site parking to the primary customer entrance.

e. Landscaping, Walls, Fences.

i. Landscaping should be incorporated within all setback areas, along the building base, adjacent to customer entries, and along property lines visible from offsite or from customer access areas.

ii. When auto repair services front public streets, a berm and hedge should be provided.

Landscaping should be incorporated throughout a project site

iii. When appropriate, landscaped planters should be provided along the footprint of the building.

iv. Required perimeter walls and fencing should provide flowering vines at regular intervals to discourage graffiti.

v. Security fencing, in addition to required perimeter walls should be decorative and should be consistent with adjacent architecture.

f. Other.

i. Public address systems should not be used in outdoor areas. Any public address system should confine noise to within an enclosed building.

ii. Adequate indoor storage/trash areas should be designed to accommodate disposal of junk parts packing from parts shipments, and used oil and lubricants pending recycling. (All items should be stored indoors.)

6. Hotels and Motels.

a. Description. Hotels and motels can be considered both a commercial and residential-type use. Therefore, the design and orientation of hotel and motel develop must consider both the impacts of hotel/motel uses on adjacent development and the impacts from adjacent development. The following guidelines should apply to hotel and motel development in the Route 66 specific plan area.

Hotel/Motel

b. Site Organization.

i. The primary visual presence along the major street frontage should be the building and driveway approach, not the parking lot.

ii. Some short-term parking spaces should be provided near the office for check-ins and check-outs.

iii. Delivery and loading areas should be screened to minimize impact on incompatible uses.

iv. Loading and unloading areas should be located in the rear of the building lot.

Minimize the presence of a parking lot with landscaping

v. Recreational facilities such as swimming pools should be designed to offer privacy to facility users and to minimize noise impact on adjacent uses.

vi. Utilize parking lots and other open spaces on the site to help buffer the hotel/motel from any adjacent incompatible uses.

vii. Hotels and motels should provide adequate common open space.

c. Building Design.

i. All sides of a building should be architecturally consistent. Long unarticulated wall façades are discouraged and should be divided into structural bays.

ii. The scale of buildings should be related to surrounding development patterns. Upper floors should be set back to lessen the appearance or mass and bulk.

iii. For structures over two stories, access to guestrooms should be provided from hallways interior. Avoid room entrances directly adjacent to parking lots or exterior walkways.

Setback upper floors to minimize the appearance of mass and bulk

iv. Exterior building materials should include natural stone (marble, granite, slate, etc.) and/or cultured stone. The choice of materials should be complementary to the design of the entire structure.

v. Avoid locating driveway, garage ramps or loading and service areas where they interfere with the flow of pedestrian movement or impact the privacy of guestrooms.

vi. All mechanical equipment of all types, including swimming pool equipment and air conditioning units, should be located within a building.

vii. Walkway, stairway, and balcony railings and other similar details should be architecturally consistent with the basic building design.

Covered drop-off zones

Balcony railings should complement the building

viii. Exterior corridors on multi-level buildings over two stories located adjacent to residential uses are strongly discouraged.

d. Parking and Circulation.

i. A porte-cochere and/or covered drop-off zone for vehicles and pedestrians, independent of drive aisles, should accommodate guest loading and drop-off and serve as the primary entry to the hotel.

ii. Primary walkways are those that connect pedestrians from the street to the main entry and from a building to on-site amenities. The width of primary pedestrian walkways should exceed minimum city standards than standards for sidewalks along public streets.

iii. Avoid locating driveway, garage ramps, or loading and service areas where they interfere with the flow of pedestrian movement or impact the privacy of guestrooms.

e. Landscaping, Walls, Fences.

i. In addition to all standards that may apply to hotel/motel development, the site should be landscaped according to commercial landscape design standards and guidelines.

ii. Landscaping is encouraged in all street front setback areas, along the building base, adjacent to entrances to hotels and motels, and along property lines visible from offsite or from customer access areas.

iii. Walls and fences along side a rear property lines should be designed to complement the architecture of the primary buildings on a site. Decorative elements, or flowering vines should be incorporated.

iv. The height of walls and fences should be minimized when adjacent to parking, driveways and pedestrian access. Decorative elements, or flowering vines should be incorporated.

v. Landscaped buffers should separate ground floor units from on-site walkways, parking facilities and other on-site amenities.

f. Other.

i. Hotel and motels should provide outdoor and indoor amenities for guest. The design of amenities should be consistent with the architecture of primary structures on the site. Amenities should include spa, pool, weight room/training stations and a business center.

ii. Landscaped areas should separate ground floor units from pedestrian walkways, project amenities and drive aisles/parking areas.

iii. Decorative walls or fences should be incorporated along the perimeter of the property.

Decorative walls and fences are encouraged

7. Drive-Through Businesses.

a. Description. Drive-through businesses include restaurants, banking institutions with drive up teller/ATM access, or other similar facilities. Drive-through businesses require additional site design considerations to mitigate vehicular access, on-site circulation visual and noise impacts. The following supplementary guidelines should be incorporated into any development providing drive-through service.

Drive-through businesses should be architecturally compatible with other buildings in the same commercial development

b. Site Organization.

i. The primary visual presence along the major street frontage should be the building, not parking, drive-through window, or a drive-through lane. Buildings should be "built to" the minimum front setback lines with parking, drive-through windows, and drive-through lanes located at the rear or side of the property.

ii. Menu board speaker placement should protect adjacent residential areas from excessive noise. Drive-through aisles should be located away from adjacent residential structures.

iii. The main entrance should be sited at the maximum distance from drive-through aisles.

iv. Drive-through lanes should accommodate car back up at menu board.

c. Building Design.

i. Building elevations facing public streets, whether such elevations function as the front, side, or rear of the building should be architecturally detailed.

ii. Buildings should incorporate a full roof with built-in roof top equipment wells hidden through wood/metal trellis work.

Equipment concealed with a horizontal wood trellis

iii. If the drive-through is a pad building for a shopping center, the architecture should be compatible with the design of the center in which it is located.

iv. Franchise identifying features should only be located on the main structure.

d. Other.

i. Drive-through aisles should be screened from the view of street frontage and adjacent parking areas. Landscaped berms, low masonry walls, or thick shrub landscaping should be utilized.

Screen drive-through aisles from street

ii. Drive-through traffic should be separated from pedestrian traffic, vehicular traffic and parking. The drive-through lane should be a separate and distinct lane; it should be distinctly separate from the parking area.

iii. Queuing and circulation related to drive-through lanes must not interfere with ingress and egress at driveways.

Delineate drive-through aisles and driveway entry and exit with enhanced paving

8. Big Box Retail.

a. Description. Big box retail development describes commercial development characterized by larger than average retail square footage under one roof. Big box retail development requires extensive parking to accommodate higher than average parking demand. The following guidelines shall apply to all big box retail development.

Example of big box retail

b. Site Organization.

i. Parking lots for big box retail should not occur entirely in front of the building.

ii. The number of entrances and exits should be designed and located to avoid interference with traffic flow along adjacent streets.

When possible, locate vehicle entries on side streets

c. Building Design.

i. A variety of roof types are encouraged. Distinct and interesting rooflines instead of flat roofed structures are recommended.

ii. A substantial cornice should be used at the top of a parapet wall or roof curb.

Design big box retail buildings with distinctive architectural features. Avoid plain, box-like structures and create an identifiable base

iii. The big box building should contain an identifiable base.

iv. Base materials should be highly resistant to damage, defacing and general wear and tear. Precast decorative concrete, stone masonry, brick and commercial grade ceramic tile are examples of acceptable base material.

v. Big box buildings should be designed with in-line shops with entrances from interior and exterior of the big-box buildings to create a more human scale setting.

vi. Building entries should be readily identifiable. Design building entrances with architectural features and distinctive materials and colors to articulate entrances.

vii. Exterior wall treatments such as arcades, portico's, insets, colonnades, and wing walls should be used to successfully mitigate the appearance of the typical big-box building appearance.

Articulate façades with inset, arcades, and window recesses

viii. The perimeter of the building should be surrounded on all four sides by landscaping and/or enhanced pedestrian pathways.

ix. Permitted storage areas should be consistent with the architecture of the primary building.

Outdoor storage areas should be consistent with the architecture design of the primary building

d. Other.

i. The design of loading areas should prevent truck back-up maneuvers from or onto the public rights-of-way.

ii. Loading should be located and designed to minimize direct exposure to public view. These areas should be screened with landscaping to reduce visual impacts.

Loading areas should be designed to minimize direct exposure to public view

9. Mixed-use Projects.

a. Introduction. The following guidelines apply to mixed-use development. Multiple or mixed-use projects are defined as developments which combine commercial/office and residential uses or structures on a single lot, or as components of a single development. The uses may be combined either vertically within the same structure, or spread horizontally on the site in different areas and structures. The primary design issue related to mixed-use projects is the need to successfully balance the requirements of residential uses with the needs of commercial uses.

Mixed use projects should successfully balance commercial and residential uses

b. Site Organization.

i. Organize mixed-use development sites to orient buildings to the street and to minimize the visual impact of driveways, parking areas, and utilities.

ii. Mixed-use development sites should be organized to maximize usable onsite space that enlivens the street edge, provides for pedestrian interest, and offers users with active and passive places to spend their time.

iii. Mixed-use development should optimize the provision of common areas, designed as integral components to the overall project design. Common areas for commercial uses should provide a strong relationship to the street, while usable private space provided for residential uses should be oriented and accessible only to those uses (i.e., separated from commercial uses). Courtyards, gardens, plazas, and similar common areas are encouraged.

iv. Loading/service areas, including refuse/recycling enclosures, should be located out of public view, must not front onto a primary shopping street, and should be placed as far as possible from residential units and be completely screened from adjacent residential development. The location and design of refuse/recycling enclosures should minimize potential nuisances from odors.

v. Electrical and communication transformers/cabinets located in the public right-of-way should be installed below grade in the right-of-way or located on-site and screened from public view.

vi. The use of freestanding accessory structures in mixed-use developments should be minimized and avoided. All mechanical equipment, storage, and other facilities should be contained within spaces and enclosures designed as integrated components of mixed-use buildings. Where accessory structures are warranted, they should be located to the rear of primary buildings within the mixed-use development and designed to minimize the visual impacts of adjacent properties.

c. Building Design.

i. When horizontal mixed-use projects (uses dispersed on a site) are appropriate, the design of structures should be complementary in scale and architectural treatments and be perceived as an integrated, interdependent development.

ii. Minimize the perceived scale of a mixed-use building by stepping down the height toward the street and neighboring smaller structures. The front wall of a mixed-use building should not exceed two stories to maintain a human scale. Where the front wall of mixed-use buildings exceeds two stories, they should be set back to minimize the appearance of mass and bulk.

iii. Break up the perceived mass of a mixed-use building by dividing the building front into "modules" or into separate structures that are similar in size to buildings traditionally in the Village. Use a ratio of solid to void (wall to window) as seen from the public right-of-way that is similar to that found on traditional structures in the Village.

iv. Separate, easily identifiable and secure entrances should be provided when residential and commercial uses are provided in the same structure.

v. Integrate porches, awnings, balconies, bay windows, and stoops to provide visual interest and human scale to mixed-use buildings, consistent with architectural designs traditionally found in Glendora.

vi. Architectural style and use of materials should provide consistency throughout the entire mixed-use project. Building details that create and maintain the simple and traditional character found in Glendora are desired.

vii. Simple material finishes are encouraged. Building colors should evoke a sense of richness and liveliness to complement and support the overall character of the envisioned character for the district.

viii. Exterior building lighting should be used to accentuate the building design and highlight architectural details and features. Innovative lighting is encouraged and commercial looking "wall packs" are discouraged as exterior lighting features.

ix. The placement of noise generating equipment such as refrigeration units, air conditioning, and exhaust fans should consider impacts to noise-sensitive uses.

x. Backflow prevention/anti-siphon valves must be integrated into the building design and concealed from public view. Such devices may not be located within the right-of-way on primary pedestrian streets.

xi. All other mechanical equipment must be located behind or on top of the building and screened from public view with parapet walls, landscaping, etc.

Architectural styles and use of materials should be consistent throughout mixed-use projects

d. Circulation and Parking.

i. Site access drives and parking facilities for residential uses and commercial uses should be separated, and should incorporate distinctive signage, architectural elements and landscape features to differentiate access to commercial and residential parking areas. Residential parking areas should be secured, the entries for which should be controlled through a special entry code or remote control assigned to each resident.

ii. When enclosed parking is provided for all uses of a mixed-use development, residential and commercial uses should be provided with separate parking.

iii. Parking lot security lighting for mixed-use developments must be a primary consideration and should not spill over or otherwise impact adjacent uses, especially residential areas.

e. Landscaping, Walls, Fences.

i. Mixed-use developments should be landscaped according to commercial landscape design standards and guidelines.

ii. Landscaping and other amenities of mixed-use development projects should compliment the streetscape palette envisioned for adjacent public rights-of-way.

iii. Landscaping should be an integral component to all usable common space of mixed-use developments.

iv. The use of walls and fences in mixed-use developments is discouraged, except for screening of mechanical equipment, refuse and recycling enclosures, etc. Where used, the design of walls and fences should compliment the design of the primary structures.

v. Secured residential access gates should be opaque to provide a clear line of site as residents enter.

10. (Reserved)

11. Religious Institutions.

a. Description. Religious institutions include a wide variety building types typically utilized by faith-based organizations. Religious institutions are characterized by higher profile architectural design and significant on-site parking requirements. In addition, religious institutions may be located in a variety of land use districts including commercial, industrial and residential. The following guidelines apply to the design and development of religious institutions.

b. Site Organization.

i. The orientation of buildings and the positioning of other elements on the site, such as entries, parking lots, and driveways, should be designed to minimize traffic and noise impacts on adjacent properties.

ii. Religious institutions should be placed at the minimum required setback. The building's façade should be parallel to the street(s).

iii. Avoid locating parking between the front of the building and the street. Parking should be located at the rear and/or side of the property.

iv. Exterior space, plazas, and courtyards are encouraged and should relate to the surrounding structures.

v. Site design should ensure minimal shadow impacts onto adjacent properties.

c. Building Design.

i. Height and scale of religious institutions should compliment adjacent structures.

ii. Building façades should be detailed in such a way to make them appear smaller in scale.

iii. Building elevations facing streets, whether they function as the front, side, or rear or the building should be architecturally detailed to avoid being perceived as the back of the building.

iv. Long, blank, unadorned, façades are strongly discouraged. Monolithic façades should be broken up by the provision of vertical and horizontal design elements.

v. Spires and towers should be designed as an architecturally integrated element of the building design and should not appear as an "add-on" or "tacked-on" object of the site and building. Spires and towers should be designed in scale and character with the building and adjacent development.

d. Circulation and Parking.

i. Parking should be located in close proximity to the primary entrance. A safe pedestrian path should be provided from all parking areas to the main entrance.

ii. Parking should be screened from public view by walls and landscaping or other appropriate methods.

e. Landscaping, Walls, Fences. Screening and buffering should be provided between the church property and adjacent residential uses to minimize any potential impacts.

12. Neighborhood Shopping Centers.

a. Description. Neighborhood centers typically include grocery store/drug store anchor(s) with a series of smaller shops. They may also have one or more freestanding building sites. Because they are usually located in or next to residential areas, the major design problem related to neighborhood centers is the interface between the center's service activities and adjacent residences. Proximity of loading and storage to residences should be avoided. This section applies to centers having a gross square footage of under three hundred thousand square feet.

Neighborhood Commercial Center

b. Site Organization.

i. All buildings on the same site should demonstrate a strong spatial and functional relationship to each other. In addition, buildings should demonstrate a variety in size and mass.

ii. Portions of primary buildings and freestanding buildings should be located at the street setback lines.

iii. Parking should be provided within convenient walking distances of all tenants. Walking paths to building from street should comply with ADA specifications.

iv. In areas where the shopping center adjoins smaller residential neighborhoods, the apparent or perceived scale of the shopping center should respect the neighborhood. This can be achieved in a number of ways. For example:

(A) Keeping buildings as small as possible, particularly in height;

(B) Reducing scale through building articulation and ornamentation;

(C) Avoiding large flat walls and large scale design elements; and

(D) Distributing the project floor area among a complex of smaller buildings.

c. Building Design.

i. Where long buildings are unavoidable, their linearity should be mitigated by changes in the building height, wall plane, and spatial volumes and by varied use of window areas, arcades, materials, and roof elements.

ii. Portions of commercial buildings adjacent to and visible from residential properties should always be stylistically consistent with the more public portions of the commercial building.

iii. Building elements, such as large blank building walls, loading areas, etc., which disrupt the continuity of shops and businesses, are discouraged along major pedestrian corridors.

iv. The use of arcades, awnings, or similar architectural treatments is encouraged to provide relief from the sun.

Changes in height, wall plane and volume mitigate the linearity of long buildings and provide an interesting environment

The use of arcades is strongly encouraged

Tower elements or other vertical architectural treatments are required

v. Incorporate tower elements or other vertical architectural features on "ends" of shopping center, which do not exceed twice the height of the building they are attached to.

vi. Flat roofs, mansards and veneer parapets are discouraged. Full roof treatments are encouraged, over decorative parapets hiding flat roofs.

Full roof treatments are encouraged, over decorative parapets hiding flat roofs

13. Specialty Retail Centers.

a. Description. Specialty retail centers are unanchored retail centers that provide specialty goods and/or services that are generally unavailable in the surrounding area. The market for a specialty center is as large as a regional center, a ten-to fifteen-mile radius. The specialty retail center functions as recreation for many shoppers. Shoppers at these centers are less inclined to visit only one shop, and tend to spend time browsing through several shops. Specialty retail centers typically rely for their appeal on particularly attractive and often thematic architecture as well as unusual goods and services.

Specialty Retail Center

b. Site Organization.

i. The site should be organized to encourage pedestrian circulation throughout. Walkways should be attractive and embellished with landscaping, ornamental lighting fixtures, furniture, trellises, and/or other decorative features.

ii. Multiple buildings in a single project should employ variety in size and mass to provide visual interest.

iii. Landscape intensity should be significantly greater for specialty shopping centers, and should typically include substantial amounts of plantings around buildings, walkways, and plazas.

c. Building Design.

i. Building design should express a single strong architectural theme with substantial and consistent architectural detailing, except that individual storefronts may exhibit different but compatible themes.

Storefronts should exhibit different but compatible themes

ii. All other site features, including landscaping, outdoor furniture, and site fixtures are required to conform to the architectural theme.

iii. Full variable roof planes and building height is encouraged.

14. Parking Garages.

a. Description. Parking garages once thought of as purely utilitarian structures that simply housed vehicles have begun to be recognized as structures that play vital roles in cities beyond places where vehicles are stored. They contribute to the architectural character of their surroundings and can provide valuable commercial space at the ground floor level. Typical issues to be addressed in the design of parking garages relate to security for users and the need to integrate the parking garage from an architectural standpoint into its surroundings.

b. Site Organization.

i. Where appropriate, parking garages should incorporate ground floor retail adjacent to the public sidewalk.

ii. A landscaped setback should be provided on all sides of the parking structure except where ground floor in-line retail space is provided.

c. Access and Circulation.

i. Vehicle stacking areas for entering and exiting traffic should be sufficiently long to minimize the back up of traffic onto surrounding streets or within the garage.

ii. As rules of thumb, one inbound lane should be provided for a garage with a capacity of up to five hundred vehicles; at least two inbound lanes should be provided for garages with a capacity of more than five hundred vehicles.

iii. As a rule of thumb, exit lanes should be provided at a ratio of one lane for each two hundred to two hundred fifty vehicles.

d. Security and Lighting.

i. A minimum of level of lighting should be provided inside parking structures to optimize visibility. Higher levels are recommended for remote areas subject to security problems such as stairways, elevators, and other pedestrian access points.

ii. Lighting levels should be equally distributed to provide uniform illumination over the entire parking area.

iii. The architectural design of the garage should eliminate possible hiding places and openings that could allow random pedestrian access.

iv. During periods when parking activity is substantially less than the garage capacity, as during night operations, there should be a means of securing unused parking levels from use, including stairwells and elevators. If the garage is not operated on a twenty-four-hour basis the entire facility should be secured from access during hours when the facility is closed.

v. For security reasons, at least one or two sides of the stair tower should include glass running vertically the height of the tower. Elevators should be provided with glass-back cabs and shafts.

vi. Stairs and elevators should be located adjacent to a street on the exterior of the structure where lobbies can be exposed to outside view.

e. Building Design. Parking structures should be designed to help reduce the mass and scale of the garage and to ensure their compatibility with surrounding uses.

The following design guidelines should be implemented to the greatest extent feasible whenever they apply:

i. Conceal view of vehicles in the garage through a combination of screen walls and plantings.

ii. Design the garage's exterior elevations to avoid a monolithic appearance. This can be accomplished as follows:

(A) Minimize horizontal and vertical banding by balancing both horizontal and vertical elements.

(B) Use simple, clean geometric forms, and coordinated massing.

(C) Step back upper levels of the garage.

(D) Coordinate openings in the parking garage with the size and modulation of adjacent windows, structural bays, and storefronts if the parking garage contains other uses.

(E) Use masonry materials that are predominantly light in color, but avoid unpainted concrete.

(F) Avoid a sloping ramp appearance by providing level and uniform spandrels.

(G) Visually define and differentiate between pedestrian and vehicular entrances through appropriate architectural detailing.

(Ord. 2019 § 2, 2017; Ord. 2071 § 2, 2022)

§ 21.10.240 Industrial/business park.

Well-designed industrial business park building

A. Introduction. The following design guidelines seek to assure high quality development in industrial and business park districts by:

1. Achieving well-planned, quality designed industrial development;

2. Ensuring compatibility between new industrial development and existing community character; and

3. Creating environments in which industrial, research and development activities and operations may be conducted with minimal impact on the natural environment and surrounding land uses.

B. Site Planning Guidelines.

1. General Site Planning Guidelines. These guidelines are developed to protect adjoining uses from excessive noise, odor, objectionable views and unrestricted vehicular circulation.

a. The main elements of good industrial site design as illustrated on the graphic on this page include:

i. Controlled site access (1);

ii. Service areas located at the sides and rear of buildings (2);

iii. Convenient public access and visitor parking (3);

iv. Screening of storage, work areas, and mechanical equipment (4);

v. Storage and service area screen walls, as required by the Zoning Ordinance (5);

vi. Emphasis on the main building entry and landscaping (6).

Appropriate Industrial Site Layout Prototype

b. A variety of building setbacks should be provided in order to avoid long monotonous building façades and to create diversity.

c. Larger than minimum required building setbacks should be provided on buildings thirty feet high or higher.

d. Avoid large expansive parking lots along street frontages. Place buildings not parking along industrial frontages.

e. A development should be located and designed to carefully fit into the surrounding environment and to not dominate the existing character of the area.

f. Auxiliary structures associated with industrial buildings or complexes such as trash enclosures and storage areas should be compatible with and integrated into the overall design of a business park.

2. Site Access.

a. Industrial/business parks should be marked by entry features, such as a monument sign, special paving, or landscaping.

b. The entry to each development area should be clearly visible to motorists.

3. Views and Screening.

a. Buildings should be located to minimize alteration of the natural topography and tree removal.

b. Landscape screening and building orientation should be used to minimize the visual impact of new development.

c. Buildings should not detract from the scenic and visual quality of the community, and should not impair views from major public roads, trails, or vehicular turnouts.

4. Screen Wall Guidelines.

a. If walls are not required for a specific screening or security purpose they should not be utilized. The intent is to keep walls as low as possible while performing their screening and security functions.

b. Walls should be designed to blend with the site's architecture. Landscaping is encouraged to be used in combination with walls.

Landscaping should be used to minimize impact

Landscaping along security walls is encouraged

Walls should be constructed with quality materials

c. When security fencing is required it should be a combination of solid pillars, or short solid wall segments and wrought iron grille work.

d. Long expanses of fence or wall surfaces should be offset and architecturally designed to prevent monotony. Landscape pockets should be provided in intervals along the wall. Also, include vines on wall surfaces to break up flat surfaces.

e. Walls and fences should be designed with architectural treatment or a decorative appearance on both sides, and should be solidly constructed of attractive and quality materials such as wood, masonry, native stone, detailed wrought iron, brick, or decorative block.

f. Walls and fences should be designed in such a manner as to create an attractive appearance to the street and to complement the architecture of the industrial park.

g. Gates should be provided in walls or fences where necessary to allow emergency access.

h. High solid walls and fences along public streets can have a negative impact and should be minimized.

i. Perimeter walls and fences topped with barbed wire, razor wire, or broken glass is strongly discouraged.

High solid walls along public streets are discouraged

5. Amenities.

a. Building placement that creates opportunities for plazas, courtyards, patios, or outdoor dinning is strongly encouraged. Setback areas may be used to provide space for these areas.

b. Recreational facilities such as jogging trails, bicycle paths, etc., should be encouraged within industrial/business parks. Jogging trails and bicycle paths should connect with a regional or subregional bicycle path system.

Provide small commercial services within industrial/business parks

6. Natural Features. Business parks should demonstrate an effort to retain significant existing natural features characteristic of the surrounding setting. Where possible, existing vegetation, waterways, drainage courses, views, rock outcroppings, and other natural features should be protected, preserved, and integrated into the development plan where feasible.

a. All areas that are not paved or not covered by buildings should be retained in existing vegetation or landscaped.

b. Altered areas should be restored and revegetated to replicate the natural conditions prior to construction.

c. Mass grading that results in building sites separated by steep, geometric slope embankments should be avoided. Contour grading should be employed to replicate preconstruction site conditions.

C. Parking and Circulation Guidelines. The design of industrial/business park onsite circulation systems should address the needs of different user groups; visitors, employees and truck loading and unloading.

1. Parking lots and cars should not be the dominant visual elements of the site. Large expansive paved areas located between the street and the building should be avoided in favor of smaller multiple lots separated by landscaping.

2. Parking lots adjacent to and visible from public streets should be screened from view through the use of rolling earth berms, low screen walls, changes in elevation, landscaping or combinations thereof.

3. Optimize shade coverage of parking lots.

4. The circulation system should be designed to reduce conflicts between vehicular and pedestrian traffic, provide adequate maneuvering and stacking areas, and consideration for emergency vehicle access and security gating systems.

5. Entrances and exits to and from parking and loading facilities should be provided in compliance with applicable city development requirements.

6. A vehicle entering the parking facility should not be required to enter a street to move from one location to any other location within the parking facility or premises.

7. Safe and convenient pedestrian walkways should be provided between buildings and building entrances and parking areas.

8. Pedestrian access should be provided between transit stops and buildings. Transit shelters should be provided where appropriate.

9. Pedestrian walkways should be accessible, safe, visually attractive, and well defined by decorative pavement, landscaping, low walls, and low-level lighting.

Use berming or grade differentials to screen parking lots

Provide clearly paved pedestrian walkways within parking lots

Pedestrian walkways should be visually attractive

D. Loading Facility Guidelines.

1. Location.

a. To alleviate the unsightly appearance of loading facilities for industrial uses, these areas should not be located at the front of buildings where it is difficult to adequately screened them from view. Such facilities are more appropriate at the rear of the site.

b. When it is physically not possible to locate loading facilities at the rear of the building, loading docks and overhead doors should be located along the side of the building.

2. Screening.

a. Loading facilities need to be sited with care on the industrial site. Whenever possible, these facilities need to be screened from public view as much as possible.

b. Where screening is required by applicable development regulations, a combination of elements should be used including solid masonry walls, berms, and landscaping.

c. The method of screening should be architecturally integrated with the adjacent building in terms of materials, colors, shape, and size.

Screen all loading facilities

E. Landscaping and Lighting Guidelines.

Landscaping should be used to soften building exteriors

1. Landscaping.

a. Landscaping should be used to define areas such as entrances to buildings and parking lots, define the edges of various land uses, provide transition between neighboring properties, and provide screening for outdoor storage, loading and equipment areas.

b. Landscaping should be in scale with adjacent buildings and be of an appropriate size at maturity to accomplish its intended purpose.

c. Buildings should be located on "turf-islands." A large landscape strip, including mow strips, should be provided between parking areas and the office (front) portion of a structure.

d. Landscaping around the entire base of the building softens the edge between the parking lot and building and should be accented at entrances to provide focus.

e. Use changes in building elevation or berming at the edge of the building in conjunction with landscaping to reduce structure mass and height along street façades.

f. Landscaping should be protected from vehicular and pedestrian encroachment by raised planting surfaces, depressed walks, or the use of curbs. Concrete mow-strips are desired between turf and shrub areas.

g. In the instance where an industrial use is adjacent to a non-industrial use, appropriate buffering techniques such as additional setbacks, walls, screening and landscaping may be required on a case-by-case basis to mitigate any negative effects of the industrial use.

h. Use of vines on walls is strongly encouraged in industrial areas to reduce their visual impact and opportunities for graffiti.

2. Lighting.

a. Large areas should be illuminated to minimize the visual impact and amount of spillover light onto surrounding projects. High-mounted, widely spaced pole fixtures that illuminate large areas from a single source are not appropriate.

b. Lighting fixture placement should provide the best illumination for outdoor areas such as parking, shipping and receiving, pedestrian walkways, and work areas.

c. The design of lighting fixtures and their structural support should be of a scale and architectural design compatible with on-site buildings. If possible, a light standard theme should be provided throughout the industrial/business park.

Confine light spread to within the site boundaries

F. Architectural Guidelines. Unlike the general commercial design guidelines, the guidelines for industrial/business park development seek not to impose strict scale and articulation guidelines, but to promote high quality and creative development, which will be an asset to the city. These guidelines will assist the developer in understanding the city's concept of "quality" design relative to industrial and business park projects.

Placing building not parking along industrial frontages is encouraged

Example of a quality industrial/business park building

1. General.

a. Each business park should have a distinct architectural concept that is consistent in theme but rich in subtle variation. Buildings within the same industrial park should be designed to provide a clear, unified, and easily identifiable image. Methods to achieve this include using similar architectural styles and materials, complementary roof forms, signage, colors, and decorative pavement.

b. The architectural qualities and design elements for industrial buildings that are encouraged are:

i. Building modulation indentations and architectural details;

ii. Building entry accentuation;

iii. Screening of equipment and storage areas; and

iv. Landscaping to soften building exteriors and buffer between uses.

c. The elements that are prohibited include:

i. Large blank, flat surfaces;

ii. Exposed, untreated concrete block walls (except split face);

iii. Unscreened loading doors facing the street; and

iv. Exposed roof drains.

Plain box-like structures are discouraged

2. Height and Mass.

a. The design of industrial buildings should consider the visual and physical relationship to adjacent uses. A structure which dominates its environment by its relative size is discouraged.

b. Varying building heights/massing and setbacks to define different functions such as offices and warehousing is encouraged.

3. Building.

a. Employ variety in building forms to create visual character and interest.

b. Avoid long unbroken building façades. Façades with varied front setbacks are required.

c. Front and sidewall elevations should provide building offsets and architectural details.

d. Entrances to individual buildings should be readily identifiable to visitors and architectural integrated within overall building composition.

Entrances should be identifiable to visitors

4. Roofs.

a. Roof drains and rooftop equipment should be screened from view by architectural features integrated with the design of the structure.

b. Roofs should be integral to the architectural theme of industrial buildings. Rooflines of industrial buildings should include variations to avoid long, continuous planes.

Screening rooftop equipment is encouraged

5. Materials/Colors.

a. Materials and colors should be used to produce diversity and visual interest.

b. Use various siding materials, i.e., masonry, concrete texturing, cement or plaster to produce effects of texture and relief that provide architectural interest.

c. Avoid materials with high maintenance such as stained wood, clapboard, or shingles.

d. Plant material should be utilized immediately adjacent to walls to discourage graffiti. Vines where planted should be maintained on walls.

e. Materials should be chosen to withstand abuse by vandals or accidental damage by machinery. False façades and other simulated materials and ornamentation are discouraged.

f. Compatible colors in a single façade or composition add interest and variety while reducing building scale and breaking up plain walls.

g. Light, neutral colors should be used on industrial buildings to help reduce their perceived size. Contrasting trim and color bands can help break up the vertical monotony of flat walls.

h. Brightly-colored industrial/business park buildings are strongly discouraged.

(Ord. 2019 § 2, 2017)

§ 21.10.250 Multifamily residential.

A. Introduction.

1. By their nature, multifamily developments are large in scale and tend to dominate their surroundings if not properly designed. Additionally, issues of parking, circulation, open space, site amenities, and resident safety need to be addressed.

2. The purpose of this section is to provide design guidelines that address the particular issues associated with multifamily developments. The guidelines cover attached-type dwellings in general, including apartments, condominiums, and townhouses. Multifamily development exists and is planned for the central Route 66 residential district of the specific plan area.

3. The primary objective of the design guidelines in this section is to ensure quality development that will stand the test of time, be safe and convenient for its residents, and be compatible with the character of the city.

B. General Design Objectives. The design guidelines for multifamily developments are based on the following objectives.

1. Establish multifamily residential architectural designs that complement and that support high quality development.

2. Provide attractive, functional, and convenient site arrangements.

3. Identify landscape materials and designs that enhance the appearance of multifamily housing developments and contribute to the overall quality of the Glendora community.

4. Provide for amenities appropriate to the different age groups of multifamily residential developments within an area.

5. Apply the principles of crime prevention through environmental design (CPTED) to enhance safety and security within multifamily residential developments.

C. Site Planning.

1. Context.

a. New multifamily residential development should be compatible with other development in the immediate area through the use of complementary building arrangements, buffers, and avoidance of overwhelming building scale and visual obstructions.

b. Landscaping should complement existing landscape materials, location, and massing on adjacent developments.

2. Building and Facilities Location. Appropriate building siting can reduce the perceived density of multifamily developments, maximize open space areas, provide "eyes on the street" surveillance, and enhance neighborliness by creating community gathering spaces.

Dwelling units oriented to the street

a. The siting of buildings should consider the existing neighborhood context. Developments should generally be oriented parallel to the public street or to the development's internal streets, with some setback variation to provide visual interest.

Buildings sited to reinforce "eyes on the street"

b. The clustering of multifamily units should be a consistent site planning element. Whenever possible, buildings should be configured around courtyards, gathering areas, and open spaces.

Buildings are configured to form a centralized open space area for children's outdoor play

c. Buildings should be oriented to provide some privacy yet still relate to the street and the existing community. Doors should be visible from the street and windows should allow residents to have "eyes on the street" for natural surveillance.

Doors and windows encourage "eyes on the street"

d. Energy efficiency and energy conservation should be considered in building siting. Buildings should be oriented to take advantage of prevailing breezes whenever possible.

e. Where public transit is located near the development the site design should consider convenience and comfort factors for residents. These include direct access, widened sidewalks, shaded seating areas, and weather protection provided near public transit stops.

3. Open Space. Common open space provides opportunities for casual social interaction and safe play areas for children, and it reduces the perceived density of the development. Private open space serves as an outdoor room for residents and a protected play area for toddlers.

a. Residents should have access to useable open space for recreation and social activities. Open spaces should be conveniently located for the majority of units.

Centralized open space provides convenient access for many units

b. Open space areas should be sheltered from the noise and traffic of adjacent streets or other incompatible uses. Open space siting should take advantage of prevailing breezes and sun orientation in order to provide a comfortable environment.

c. A series of connected open space areas of varying shape, appearance and usage are encouraged. Smaller areas may directly relate to a cluster of units, while the larger areas may serve several clusters as common open space.

Large and small open spaces are connected

Private open space at rear of unit

d. Boundaries between private and common open spaces should be clearly defined by low walls or plant materials.

e. Buildings should be sited and designed so that windows of neighboring units do not overlook private open spaces likely to be used for private activities.

f. Private open space should be provided adjacent to the units it serves and should be immediately adjacent to the public right-of-way or common open space.

Private open space adjacent to common open space

4. Outdoor Play Areas. On-site outdoor play areas can provide children with a safe and interesting environment, and allow parents to easily view play areas in order to supervise play activities. Children, especially those in the five-to twelve-year-old age group, tend to play throughout the entire grounds of a development, not just in designated play areas. Therefore, their needs, as well as maintenance requirements, should be important design considerations.

a. Children's play areas should be visible from as many units as possible and from private open space areas. Direct, convenient access from ground level, private open space to the communal play area is encouraged.

Units with views and convenient access to the play area

b. Outdoor play areas should be located adjacent to laundry rooms, community centers, or similar common facilities. Play areas should not be located near public streets, parking, or entry areas unless physically separated by appropriate walls, fencing, or dense landscaping.

c. Hard surface areas for outdoor activities (e.g., bicycle riding, skating, rope jumping, and hopscotch) should be provided. These active play areas should be safely separated from vehicular use areas.

d. In larger developments, separate, but not necessarily segregated, play areas or informal outdoor spaces should be provided for different age groups for safety reasons. Small developments may combine play areas (e.g., a tot lot incorporated into a larger activity area for older children).

Create separate play areas for the activities of younger and older children

e. Seating areas should be provided where adults can supervise children's play and also where school-age children can sit. Seating location should consider comfort factors, including sun orientation, shade, and wind.

5. Miscellaneous Site Elements.

a. Walls and Fences.

i. The design of walls and fences, as well as the materials used, should be consistent with the overall development's design. Fence and wall color should be compatible with the development and adjacent properties. To facilitate quick removal of graffiti, all wood fences should be painted. Paint color used on fences should be common colors readily purchased and kept readily available on the development's premises.

ii. If front yard fences are provided, visually penetrable materials (e.g., wrought iron or tubular steel) should be used.

Penetrable wrought iron fences allow views

Low retaining walls in the front yard

iii. Wall design and selection of materials should consider maintenance issues, especially graffiti removal and long-term maintenance. Concrete capstones on stucco walls are encouraged to help prevent water damage from rainfall and moisture.

iv. Individual dwelling unit patio and rear yard fences and walls visible from the development's open space should be of a height not to preclude natural surveillance by residents into and out of these areas. Outdoor privacy walls between units, however, may be higher. To increase privacy, it is encouraged that the privacy walls be solid.

b. Site Furniture.

i. The design, selection and placement of all site furnishings (e.g., tables, benches, bollards, and trash receptacles) should be compatible with the overall site design and architectural character of the development.

ii. Seating opportunities should be provided in both sunny and shaded areas. Seating in areas that offer opportunities for social interaction and informal surveillance, (e.g., a bench near the communal mailbox area or benches near tot lot areas and laundry rooms) are strongly encouraged. A variety of sitting area designs, from formal arrangements (benches) to informal arrangements (low walls or steps) are encouraged. In general benches should be located in areas that have some provision for shade.

Seating areas in a shaded location

iii. A drinking fountain located near each children's play area is encouraged. Drinking fountains should be "high/low" to accommodate various age groups and disabled persons.

iv. Onsite trash receptacles should be located in or adjacent to high use areas (e.g., community facilities, play areas, and laundry rooms).

c. Refuse Storage Areas.

i. Refuse storage areas should be located in convenient but not prominent areas, such as inside parking courts, or at the end of parking bays. They should be well screened in compliance with requirements of the Development Code.

A trellis and gate screen the trash enclosure

ii. Trash receptacles should be accessible for trash collection but should not block circulation drives near loading areas or conflict with parking. For security reasons, trash enclosure locations should not create blind spots or hiding areas.

d. Mailboxes.

i. Mailboxes should be located in highly visible, heavy use areas for convenience, to allow for casual social interaction, and to promote safety. A bench or seating area in close proximity to the mailbox location is strongly encouraged, and a trash receptacle should be located adjacent to the mailboxes.

ii. Incorporation of design features, such as a built frame consistent with the development's architectural style, is encouraged.

A bench near the mailbox offers an opportunity to socialize

e. Signs.

i. Signs contribute to the development's identity as a unique environment. Professionally designed, creative signs are strongly encouraged, especially for internal directions and building identification.

ii. Clear legible entry signs should be provided to identify the development. Internal circulation signs and visitor parking areas should also be clearly indicated. A directory that shows the location of buildings and individual dwelling units within the development is encouraged.

iii. Building numbers and individual unit numbers should be readily visible, in a consistent location, well lit at night, and compatible with the overall design of the development.

Visible building numbers help visitors to easily locate units

D. Architecture. It is not intended that these guidelines designate a particular architectural style or a specific design character. The primary focus should be to construct a high quality residential environment that is compatible with the surrounding community. The architectural guidelines address the overall external appearance of the development, including building forms, details, and proportions. Use of single-family residential design elements (e.g., pitched roofs, porches, individual entries) are recommended to reduce perceived density, give identity to the development and its individual dwelling units, add visual interest, and be compatible with the context.

1. General.

a. Architectural styles most appropriate to influence the design of multifamily developments within the specific plan areas include: Monterey, Craftsman, Mission Revival, and Spanish Colonial Revival.

b. To create a unified appearance, all support buildings in the development, (e.g., laundry facilities, recreation buildings, carports, garages, and the management office) should be compatible in architectural design with the rest of the development.

2. Building Scale and Height.

a. Buildings should incorporate smaller-scale architectural forms such as bays, recessed or projecting balconies, and dormers to visually reduce the height and scale of the building and emphasize the definition of individual units. Architectural elements such as bay windows, porches, projecting eaves, awnings, and similar elements that add visual interest to the development are strongly encouraged.

b. In order to "scale down" façades that face the street, common open space, and adjacent residential structures, it may be desirable to set back portions of the upper floors of new multifamily buildings.

c. Varied building heights are encouraged, both to provide visual interest and give the appearance of a collection of smaller structures. Building heights at the development's edge should be considered within the context of the project's surroundings, the adjacent uses, and the distance from adjacent buildings. The development's building height should create a transition from the heights of adjacent existing residential development, rather than form abrupt height changes.

Height transition from existing one-story dwelling to new two-story development

3. Façade Modulation.

a. Boxy and monotonous façades that lack human scale dimensions and have large expanses of flat wall planes should be avoided. Architectural treatments, such as recessed windows, moldings, decorative trim, and wood frames, should be used to add visual interest to the façade. Windows of varied shape, size, and placement are encouraged.

Examples of various windows styles that create visual interest on a building

b. Building façades that enclose stairwells should include residential-type windows to reduce the visual bulk of the stairwell and enhance safety. Building façades enclosing elevator shafts should use architectural treatments to reduce the visual mass.

c. To provide visual interest and avoid an identical appearance, garage doors should incorporate some architectural detailing that is consistent with the overall development's architectural design, such as patterned garage doors or painted trim.

4. Building Entries.

a. Courtyard doors or gates used at building entries should be attractively designed as an important architectural feature of the building or development.

b. Individual entries should have a strong relationship with a fronting street, internal walkway, or courtyard, as appropriate to the overall siting concept. A transitional area from the public space or walkway to the private dwelling unit entry, such as a porch, steps, or landscaped walkway, should be provided.

c. Each dwelling unit's entry should be emphasized and differentiated through architectural elements such as porches, stoops, or roof canopies, and detailing. Opportunities should be provided for residents to personalize their entry by providing ground level space or a wide ledge for potted plants.

A wide ledge creates opportunities to personalize the dwelling unit

5. Stairs.

a. Minimize the number of second floor dwelling units served by a single flight of stairs. Where appropriate for the architectural style, the stairway design should be open to allow for natural surveillance.

Open stairways allow natural surveillance

b. Where prefabricated metal stairs are used, additional design features such as screen walls, enhanced railings, or accent colors should be used to enhance their appearance. The additional design features should be consistent with the overall building design.

6. Building Materials.

a. The development's dwelling units, community facilities, and parking structures should be unified by a consistent use of building materials, textures, and colors. Exterior columns or supports for site elements, such as trellises and porches, should utilize materials and colors that are compatible with the rest of the development.

b. Building materials should be durable, require low maintenance, and be of comparable quality and image to what is used in the surrounding neighborhood. Frequent changes in building materials should be avoided.

7. Roofs.

a. Roof pitches and materials should appear residential in character and should consider the prevailing roof types in the neighborhood, including flat roofs, hipped or gabled roofs, and mansard roofs. The roof pitch for a porch may be slightly lower than the roof pitch of the main building.

b. Roof lines should be broken up and varied within the overall horizontal plane. Combinations of roof heights that create variation and visual interest are encouraged.

c. Carport roofs visible from buildings or streets should incorporate the roof pitch and materials of the main buildings.

8. Color.

a. Color should be used as an important design element in the development's appearance. The predominant colors for the dwelling units and accessory structures should be natural or muted tones. Appropriate use of more than one predominant paint color is encouraged. Compatible accent colors are encouraged to enhance important building elements.

b. The color of shadow patterns, relief, decorative trim, and wood frames should be distinctive yet compatible with the overall building color.

c. Materials such as brick, stone, copper, etc. should be left in their natural colors. Such materials should not appear thin and artificial. Veneer should turn corners and avoid exposed edges.

Veneer materials should turn corners and avoid exposed edges

9. Mechanical Equipment and Vents.

a. On-site mechanical equipment visible from buildings or a public street should be screened.

b. Roof flashing and vents exposed to public view should be painted to match adjacent surfaces or concealed in a manner consistent with the building's appearance.

E. Landscaping. Landscaping serves many functions in a multifamily housing development. Plant materials can create unique identity, visually connect areas, soften the architecture, provide shade, and screen unattractive areas. Landscaping is important to site design and safety/security issues, as it helps to define outdoor space and edges and can be used to discourage graffiti. An attractive, well-maintained landscaped environment contributes to overall resident satisfaction in the development and it also enhances the appearance of the surrounding neighborhood.

1. Use of Landscaping.

a. Landscape design and selection of plant materials are an important component in multifamily developments. The development's budget should provide for quality landscaping design, proper installation, and plant sizes that will "fill in" and beautify the development within a reasonable period of time.

b. Use of landscaping is encouraged to define and accent specific areas such as building and parking lot entrances and the main walkways to community facilities.

c. Plant materials should be used to define the territorial edge between public and private space, buffer adjacent uses, when appropriate, and screen service areas.

2. Landscape Design.

a. Landscaped areas should generally use a three-tiered planting system consisting of ground cover; shrubs and vines; and trees. Grass is a high-maintenance ground cover that should be used primarily for active recreation areas. Grass should not be used in narrow strip areas; groundcover or shrubs are more appropriate.

Groundcover, shrubs and trees help to create an attractive development

b. Different landscape designs and plant materials should be used in the various courtyards and common open space areas of the development to create an individual identity for each space.

c. Landscape designs that emphasize water-efficient plants are encouraged. Water-intensive landscaping, such as grass, should be concentrated in areas of high visibility and use.

d. Vines and climbing plants on buildings, trellises, perimeter walls, and fences are encouraged, both to provide an attractive appearance and to minimize graffiti.

e. Landscape plantings should be used to help define property lines and distinguish private space from public space by creating a strong edge through a distinct change of plant material, form, height and/or color.

f. Trees and shrubs should be selected based on their mature size and root characteristics. Plants with root systems that uplift hardscape materials should be avoided.

g. Landscape materials should be used to help screen trash enclosures and mechanical equipment so that they are not exposed to view from the street or major walkways within the development.

h. Trees and shrubs should not be planted so close together that they create maintenance and security problems at maturity. They should not completely obstruct views into the development from the public right-of-way, especially views to dwelling entries and common open space areas.

i. Tree height and spread should consider the location of light standards in order to avoid conflicts and maintenance problems as the tree grows.

j. The following are design concepts that are encouraged in all developments:

i. Use specimen trees and accent plant materials at major focal points, such as the entry to the development or where major walkways intersect with the common open space area.

ii. Use landscaping to help define the edges of common open space areas and to distinguish the boundary between private and common open space areas.

iii. Use plantings to soften building lines and emphasize the positive features of the site. Use plantings to create shadows and patterns against walls.

iv. Use dense landscaping to physically separate children's outdoor play areas from vehicular parking or entry areas.

v. Use trees to create canopy and shade, especially in parking areas and passive open space areas. Trees with open branching structures and less dense foliage should be used to allow "filtered" views to parking lots for security purposes.

k. Hardscape materials should be consistent with the architectural design or style of the development. The use of interlocking pavers, scored concrete, or rough-textured concrete to define site entries is strongly encouraged. Stamped concrete or colored concrete is not recommended due to excessive maintenance and repair costs associated with its use.

F. Parking and Circulation. Safe and efficient parking and circulation arrangements take into consideration the needs of pedestrians, children at play, parking lot appearance, and prevention of car theft or damage.

1. Parking.

a. One large parking area where cars would dominate views and increase perceived density should be avoided. Parking areas should be divided into a series of small parking courts with convenient access that relates to adjacent dwelling units. For security reasons, dwelling units should have sight lines out to the parking areas, but these views should be partially filtered through use of appropriate landscaping, such as trees.

Small parking courts with trees that filter views from dwelling units

b. Parking areas should be located in the development's interior and not along street frontages. Parking areas should not compete with open space. Carports and tuck-under parking should not be visible from a public street.

c. Parking structures, such as garages and carports, should be located where they do not obstruct natural surveillance.

d. Entry drives should have an adjacent pedestrian entry path.

e. Special accents that define the main entry, create territorial reinforcement, and provide visual interest are strongly encouraged. Examples include architectural detailing, specialty lighting, textured paving, a hardscape decorative border strip along the driveway, and accent plant materials such as specimen trees and flowering plants.

Entry drive with textured paving and border strip

f. Carports, detached garages, and accessory structures should be designed as an integral part of the development's architecture. They should be similar in material, color, and detail to the main buildings of the development. If prefabricated metal carports are used, architectural detailing consistent with the main building should be incorporated.

g. Parking courts should be well designed, with consideration given to landscaping, lighting, building massing, and pedestrian/vehicular circulation.

h. Visitor and disabled parking should be clearly identified and distributed throughout the development to provide convenient access to groups of dwellings and community facilities.

i. For convenience, parking spaces should be assigned, but the parking space numbering system should not identify the dwelling unit that is assigned to the space.

2. Pedestrian Circulation. Pedestrian circulation provides safe, efficient access to facilities and dwelling units for residents, encourages opportunities for casual social encounters, and allows natural surveillance by residents.

a. Convenient pedestrian connections should be provided to adjoining residential developments, commercial projects, and other compatible land uses.

b. Pedestrian access to adjacent existing or planned open space areas and corridors should be provided for the development's residents.

Provide access to adjacent open space corridors

c. Cross circulation between vehicles and pedestrians should be minimized. A continuous, clearly marked walkway should be provided from the parking areas to main entrances of buildings.

d. Walkways should be located to minimize the impact of pedestrians on the privacy of nearby residences or private open space. Avoid siting a walkway directly against a building. A landscaped planting area between walkways and building façades is strongly encouraged.

e. Adequate lighting should be provided along all walkways.

3. Access to Dwellings. Access to dwellings should provide a unique identity for the individual unit, allow opportunities for social interaction and increase natural surveillance.

a. The main entry to each dwelling unit should be clearly visible from the nearest public circulation walkway. A porch, covered stoop, or similar entry feature should be provided at each unit's front entry.

Individual private walkways lead to each ground level unit

b. Stairwells should be centrally located to the units served and should be visible from as many units as possible.

c. Minimize the number of units sharing a common entry or stairway.

d. To minimize the outdoor clutter that can accumulate in private open space areas, private storage space for strollers, bicycles, etc., should be provided for each dwelling unit. Its location should be either inside the unit, or outside and immediately adjacent to the unit.

e. Walkways and access to dwelling units should be designed to facilitate the moving of furniture by considering minimum widths, heights, and turning angles.

G. Public Safety Through Design. Residents have a basic right to feel safe and secure in their homes. The following guidelines promote the use of site planning, landscaping, community involvement, and physical and psychological barriers to create a safe environment and to prevent crime, vandalism, and graffiti. The principles of crime prevention through environmental design (CPTED) are used extensively. The lighting guidelines are less detailed, and recognize that specific illumination levels are dependent on the individual site characteristics.

1. Crime Prevention Through Environmental Design (CPTED). The following CPTED strategies should be incorporated into the design of multifamily developments, whenever possible.

a. Use the concept of natural surveillance, or "eyes on the street," by promoting features that maximize the visibility of people, parking, and building entrances.

b. Use the concept of territorial reinforcement by promoting features such as landscape plantings, paving designs, and gateway treatments that define property lines and distinguish private space from public space.

c. Use the concept of natural access control by designing streets, walkways, building entrances, and development entries to clearly indicate public routes and to discourage access to private areas.

2. Opportunities for Surveillance.

a. Windows and entries should be placed to maximize natural surveillance of the site. Sight lines from dwelling units to the parking area should be provided.

b. Open spaces, courtyards, circulation corridors, and individual dwelling unit entrances should be designed to be visible from as many dwelling units as possible. Enclosure of private open space should not prevent common open space surveillance by residents.

c. The management office should be located in a central, visible location, and community meeting rooms and other amenities should also be located close to other heavily used areas.

Security is enhanced with a management office that is in a highly visible location

d. Laundry rooms should be located adjacent to the children's play area to facilitate supervision. Doors and walls should have windows to allow natural surveillance both into the laundry room and outside to the surrounding area.

A laundry room with windows allows open views out to the surrounding area

3. Hierarchy of Space.

a. Development design should use a "hierarchy of space" to define territory for public space (streets), community space (common open space, play areas, communal laundry, community center, etc.), and private space (individual units and private open space.) The use of design elements to define the public/private edge, such as special paving, change in building materials, and grade separations, or physical barriers such as landscaping, fences, walls, screens, or building enclosures, are encouraged.

Grade separation and low retaining walls establish a public/private edge and define

b. Building entrances and individual dwelling unit entries should be accentuated by architectural elements, lighting, and/or landscaping to further emphasize their private nature.

4. Access.

a. Doors to community facilities should contain some transparency and be key-controlled by residents. Courtyard gates and shared building entrances that access individual units should automatically lock when closed.

b. All front doors in individual dwelling units should have a peephole or other feature to allow residents to see who is at the door before opening it. To prevent break-ins, doorknobs should be located beyond easy reach from any windowpane. Single cylinder dead bolt locks should be installed on the exterior doors of all individual dwelling units. Sliding glass doors should have one permanent door on the outside and the inside moving door should have a locking device and a pin.

c. If security bars are provided, they should be located only on the inside of windows and have proper emergency release mechanisms.

5. Lighting.

a. Lighting levels should vary depending on the specific use and conditions, but the overall consideration should be to provide lighting levels sufficient that intruders cannot lurk in shadows, steps and other grade changes are apparent, residents can easily unlock their door or identify visitors on their doorstep, and opportunities for theft and vandalism are eliminated.

b. Street lighting should be installed along the internal circulation streets. Lighting should be designed to shine downward and eliminate skyward glare. Light standards should be residential/pedestrian in scale and be spaced appropriately for the fixture, type of illumination and pole height.

c. Lighting in parking areas should be arranged to prevent direct glare into adjacent dwelling units and onto neighboring uses/properties.

d. Pedestrian-scaled lighting should be located along all walkways within the development. Lighting bollards should not be used as they do not illuminate large enough areas and are subject to vandalism. Light standards heights are recommended that concurrently allow proper illumination, discourage vandalism, and have a pedestrian scale. Site lighting may be located on buildings to illuminate site areas not covered by individual light standards.

(Ord. 2019 § 2, 2017)

§ 21.10.260 Architectural styles.

A. Mission Revival.

1. Introduction.

a. The following architectural styles are presented to encourage architectural diversity and quality within the Route 66 specific plan area. It is not the intent of this section to dictate preferences of architectural styles. This section should be used by city staff and officials, as well as project applicants, to more effectively achieve the image envisioned for the Route 66 specific plan area.

b. As the name implies, the mission style finds its roots in the architecture of the California missions. In the late 1800s, several innovative California architects began to advocate the mission style in a response to other "revivalist" movements taking place then on the east coast. They chose as their inspiration local Hispanic design elements and adapted these elements to adorn traditional building shapes whether residential or nonresidential. The mission style found great impetus when the Santa Fe and Southern Pacific railroads adopted the style for their stations.

2. Character-Defining Features.

a. Parapets with coping fashioned after the California missions.

b. Full pitched roofs over most of the building. Simple low pitch hip or gable roofs are preferred. Shed roofs may be appropriate when attached to taller walls. Minor portions of the roof may be flat.

c. Symmetrical façades are most common but asymmetrical designs are also acceptable.

d. Clay tiled roofs using two-piece tile of consistent color. "S" type tile and multi-colored tile are prohibited.

e. Simple box-like massing with the appearance of thick walls. Windows and doors are recessed to expose thickness of walls.

f. Arched doors and windows with semicircular shapes preferred. Large windows are multi-paned.

g. Arcades used to define courtyards and walkways.

h. Smooth plaster/stucco walls with hand-troweled finish.

i. Exposed timber structural elements for beams, rafter tails, and corbels. Color is dark stain.

j. Simple wrought iron grillework railings, window grilles, and decoration.

k. Quatrefoil windows on primary façade.

l. Tile accents used around door and window openings, built in seating, paving, and general decoration.

m. Building colors are white, off-white, or earth tone with contrasting door and window trim colors.

n. Larger structures may incorporate mission-like bell towers.

B. Spanish Colonial Revival. The Spanish colonial revival style borrows from the full range of Spanish architecture. Beginnings of the style derive primarily from the Panama-California Exposition of 1915. Until that time, mission-style architecture was more popular. The exposition showcased the richness of Spanish and Latin American architecture and trendsetting architects of the time found new inspiration in this style during the 1920s and 1930s.

1. Character-Defining Features.

a. Simple low-pitched roofs are preferred. Shed roofs may be appropriate when attached to taller walls. Minor portions of the roof may be flat.

b. Asymmetrical façades are most common.

c. Multi-level clay tiled roofs using two-piece tile of consistent color. "S" type tile and multi-colored tile are prohibited.

d. Eaves with little or no overhang.

e. Simple box-like massing with the appearance of thick walls. Windows and doors are recessed to expose thickness of walls.

f. Large windows are multi-paned.

g. Arcades used to define courtyards and walkways.

h. Smooth plaster/stucco walls with hand-troweled finish.

i. Decorative masonry or tile vents.

j. Exposed timber structural elements for beams, rafter tails, and corbels. Color is dark stain.

k. Simple wrought iron grillework railings, window grilles, and decoration.

l. Tile accents used around door and window openings, built in seating, paving, stairs, and general decoration.

m. Building colors are white, off-white, or earth tone with contrasting door and window trim colors.

n. Larger structures may incorporate round or square towers.

C. Monterey. The Monterey style is essentially a two-story adaptation of early Spanish colonial styles. As trade opened up the west coast, Anglo immigrants arrived in the territory with their own building traditions. As these were superimposed on the traditional adobe construction, the two-story versions came to be called Monterey style after the colonial capital of California. A revival of the style from 1925 to 1940 favored Spanish detailing while versions from the 1940s and 1950s emphasize English colonial details. Because this style is always two-story and therefore may be larger in scale than adjacent buildings, the Monterey style should be used carefully and with appropriate consideration to the style and scale of surrounding buildings.

1. Character-Defining Features.

a. Low pitched gabled roofs.

b. Second-story balcony, usually cantilevered and covered by main roof.

c. Clay tiled roofs.

d. Simple box-like massing with the appearance of thick walls. Windows and doors are recessed to expose thickness of walls.

e. Large windows are multi-paned.

f. Arcades used to define courtyards and walkways.

g. Smooth plaster/stucco walls with hand-troweled finish.

h. Exposed timber structural elements for beams, rafter tails, and corbels. Color is dark stain.

i. Wood grillework, railings, window grilles, and decoration.

j. Staircases are fully enclosed.

k. Building colors are white or off-white with contrasting door and window trim colors.

D. Art Deco. Art deco architecture also gained prominence during the Chicago Tribune competition. It preceded its counterpart, art moderne, and differs from it in a number of ways. Art deco buildings emphasize the vertical through towers and other projections. Façade details include decorative zigzags, chevron and other geometric and stylized motifs.

1. Character-Defining Features.

a. Smooth wall surface, usually stucco;

b. Decorative zigzags, chevrons, and other geometric motifs;

c. Towers and other vertical projections give vertical emphasis.

E. Art Moderne. The art moderne style of architecture gained recognition in the early 1920s in conjunction with a worldwide competition to design the Chicago Tribune building. In the moderne style, one or more corners may be curved and it is common for windows to turn those corners. These houses generally have smooth wall surfaces, flat roofs, and a strong horizontal emphasis through balustrades and detailing. The use of glass block and small round windows is common.

Moderne building

1. Character-Defining Features.

a. Smooth wall surface, usually stucco;

b. Flat roof with small ledge or coping at roofline;

c. Horizontal grooves, lines, or balustrades offer horizontal emphasis;

d. Asymmetrical façades most common.

F. Craftsman. The craftsman style was inspired by the work of the Greene brothers who practiced architecture in Pasadena from 1893 to 1914. The craftsman style represented a philosophy of life that featured honesty, integrity, and a return to nature. Natural woods, shingles, earth colors, brick, stone, river rock, and heavy wooden beams signified a oneness with nature. The rocks and bricks were often used on foundations, chimneys, foundations, and railings to set a unifying theme. Oriental, Tudor, and Swiss-influenced elements lent variety to the style. Since the craftsman style is predominantly residential in character, its use for commercial buildings should be approached cautiously. This style is most appropriate for buildings that do not require large commercial display windows. Restaurants and office buildings are two examples.

1. Character-Defining Features.

a. Low-pitched gable roof.

b. Clapboard or shingle siding.

c. Exposed timber structural elements, rafter tails, brackets, corbels.

d. Large open porches with columns.

e. Square or tapered columns.

f. Overhanging eaves with exposed rafters.

g. Projecting brackets/beams.

h. Large front window(s) usually in three parts.

i. Front door with sidelights.

j. Doors and windows outlined with heavy wood molding.

k. Colors are typically medium to dark earth tones.

G. Traditional Storefront. Traditional storefront commercial architecture has its roots in American downtowns. This style of architecture includes large display windows on the ground floor (to allow people to see in and out of the building) and one or more stories above (to provide opportunities for accessory uses to occur above). Regardless of the period of American history in which a building was constructed, this style of architecture includes three character-defining elements: the storefront; the upper façade; and the cornice. While these elements are shared, buildings falling within the traditional storefront architectural style may also possess thematic or stylistic traits of other architectural styles (e.g., Victorian, etc.).

1. Character-Defining Features.

a. The storefront is the ground-level of the front façade, containing large display windows with bulkheads (or kick plates) and often including transoms above the display windows.

b. The upper façade, which is the area above the ground-floor storefront opening, typically contains both wall material (i.e., brick, wood, or stucco) and windows.

c. The cornice provides a cap for the entire façade, typically detailed in design, and screening utilities on the roof.

d. Height and width of buildings are in proportion with surrounding buildings.

e. Proportional relationship exists between door and window openings, creating a rhythm.

f. Human scale and typically abutting sidewalk.

H. Contemporary Highway Vernacular—Context-Sensitive. Contemporary highway vernacular architecture includes buildings that are used for selling products or services, but are not of the "pure architecture," such as commercial buildings designed by famous architects. They are generally easy to construct, designed by industrial designers, and are characterized by a main structure subservient to the signs upon the exterior. This architectural style is based on a concept known as "product-place-packaging," wherein a business or franchise does not rely on creating a structure for a specific landscape, but creates a fully internalized atmosphere that is identical across all the stores. As a result, this architectural style varies by business type and company; however, a building fitting this style is typically built exactly (or near exactly) the same way in each location.

Gas stations, hotels and motels, fast food establishments, and drug stores provide the most common examples of contemporary highway vernacular architecture. The aggregate of this architectural style has become known as the "commercial strip": large signs, franchised organizations, and large parking lots. In many locales, this type of architecture is regulated as "formula businesses," having to adhere to design guidelines and development standards which require conformance to more traditional architectural styles valued by the community—in an effort to move away from an "Anywhere USA" image. For the Route 66 specific plan area, contemporary highway vernacular architecture is encouraged so long as it demonstrates a high level of sensitivity to the envisioned architectural context for the planning area.

Most franchises or corporate businesses will work with communities to modify their typical building design to better fit the local context

1. Character-Defining Features.

a. Main structure subservient to the signs upon the exterior;

b. Internalized atmosphere that is identical across all the stores;

c. Exterior easily recognized and identified with a certain company across all the stores;

d. Surrounded by large parking areas;

e. Often regulated to conform to locally supported traditional architectural styles.

(Ord. 2019 § 2, 2017)

§ 21.10.270 Public space amenities.

A. Site amenities form elements of commonality, which help to establish the identity of a commercial area and provide comfort and interest to its users. Individual site amenities within a commercial setting should have common features, such as color, material, and design to provide a cohesive environment and a more identifiable character.

Private development is encouraged to include site amenities compatible with the Route 66 Specific Plan Streetscape Furniture

B. Seating is an important amenity that should be provided throughout commercial areas within the Route 66 specific plan area. Seating in the public right-of-way should coordinate with other streetscape furnishings.

C. Walls and fences are generally used for security purposes to define ownership, to mitigate nuisances such as noise, and to screen areas from public view. Walls and fences should be kept as low as possible while performing their functional purpose.

D. Landscaping should be used in combination with walls to soften the otherwise blank surfaces. Vines planted on walls are strongly encouraged to hide flat wall surfaces and to help reduce graffiti.

Provide seating in a shaded area

E. Pedestrian scale lighting is strongly encouraged. The style and color of lighting should relate to the overall architectural design of the primary commercial structure.

F. Tree grates should occur along street edges and plazas where a continuous walking surface is needed. Grate sizes should be a minimum of four feet in diameter. Knockouts must be provided to enlarge the inside diameter for supporting a larger tree trunk as the tree grows.

G. Tree guards should extend vertically from tree grates, and serve to protect trees in highly active areas. Tree guards should be narrow and painted in a similar color and relate to other site furnishings.

Compatible tree grate and guard

H. Bollards are intended to separate pedestrians from vehicular traffic areas and to light sidewalk surfaces. Bollard design should coordinate with other streetscape furnishings. In locations where emergency access may be necessary, removable bollards are encouraged.

Bollards are encouraged to promote safety of pedestrians

I. Trash receptacle design should coordinate with other streetscape furnishings.

J. Pots and planters should be located where pedestrian flow will not be obstructed.

K. Pots and planters should be durable and have natural color tones that compliment the adjacent structures.

Pots should be clustered together and away from pedestrian flow

L. Directories should be provided near pedestrian entrances of commercial centers to assist visitors in orienting themselves.

Directories help customers find businesses

M. Kiosks that serve as information booths and/or shelter for small vendors are encouraged. Kiosks should be located where pedestrian flow will not be obstructed.

N. Bicycle racks should be selected that are durable and visually subdued. Based on their performance, "loop racks" and "ribbon bars" are encouraged, and should be sized according to parking requirements.

O. The design of newspaper boxes should be consolidated into one rack. The rack should be attractive on all sides and properly anchored.

Newspaper racks should be designed as attractive public amenities

P. Bus stops should be as transparent as possible to increase unobstructed visibility from the ground level up in all directions.

Q. Visual features, such as fountains, should be incorporated into commercial developments to attract pedestrians.

Pop-set fountains are increasingly popular visual fixtures in commercial developments

(Ord. 2019 § 2, 2017)

§ 21.10.280 Signage.

A. Introduction. Signs are one of the most noticeable visual elements throughout the Route 66 specific plan area. Not only do signs communicate something about the goods or services being offered at a particular establishment they also communicate something about the quality of the businesses and the image of the community as a whole. Taken together with other visual elements in the environment, signs play a major role in how people perceive the city's image. Well-designed signs that communicate their message clearly, without attempting to compete for attention will help create a more pleasant visual environment with the Route 66 specific plan area.

A good quality sign enhances the aesthetic character of the development

The sign design guidelines are designed to help ensure quality signs that communicate their message in a clear fashion; however, the "guidelines" are not strict sign "standards" as are found in the city's Sign Code. The design guidelines may be interpreted with some flexibility in their application to specific signs/projects. This is in recognition that not all guidelines may be workable or appropriate for each sign or project. In some circumstances, a particular guideline may be relaxed to facilitate compliance with another guideline determined by the city to be more important. These decisions will be made on a case-by-case basis. The primary objective is to ensure that the overall intent of the design guidelines is followed is each case.

Design guidelines ensure good quality signs

B. General Design Guidelines.

1. Sign Legibility.

a. Use a brief message. The fewer the words, the more effective the sign. A sign with a brief, succinct message is simpler and faster to read, looks cleaner and is more attractive. Evaluate each word carefully, and, if it does not contribute directly to the sign's message, it should probably be eliminated. Businesses with long names are encouraged to use a generic identification (e.g., "CLEANERS") rather than force too much sign copy into the allowed sign area.

Keep signs as simple as possible

b. Ensure legibility. An effective sign should do more than attract attention; it should communicate its message clearly. Usually, this is a question of the readability of words and phrases. The most significant influence on legibility is lettering style and spacing. Use the following guidelines to help ensure sign legibility.

i. Avoid hard-to-read, intricate typefaces. Typefaces that are difficult to read reduce the sign's ability to communicate.

ii. Avoid spacing letters and words too close together. Crowding of letters, words or lines will make any sign more difficult to read. Conversely, over-spacing these elements causes the viewer to read each item individually, again obscuring the message. Lettering should not occupy more than seventy-five percent of the sign face.

Avoid typefaces that are hard to read

iii. Limit the number of lettering styles in order to increase legibility. A general rule to follow is to limit the number of different letter types to no more than two for small signs and three for larger signs.

iv. Avoid faddish and bizarre typefaces. Such typefaces may look good today, but soon go out of style. The image conveyed may quickly become that of a dated and unfashionable business.

c. Use significant contrast. If there is little contrast between the brightness or hue of the message of a sign and its background, it will be difficult to read.

d. Avoid signs with strange shapes. Signs that are unnecessarily narrow or oddly shaped can restrict the legibility of the message. If an unusual shape is not symbolic, it will probably be confusing.

e. Use symbols and logos. Pictographic images will usually register more quickly in the viewer's mind than a written message.

2. Location.

a. Signs should be designed to relate to the architectural features of the building on which they are located and create visual continuity with other storefronts in the same building and adjacent buildings.

b. Signs should be placed to indicate the location of access to a business. Signs should be placed at or near the public entrance to a building or main parking area to indicate the most direct access to the business.

c. Signs should be placed consistent with the proportions of the building's façade. For example, a particular sign may fit well on an upper, more plain wall, but would overpower and obstruct the finer detail of a lower storefront area. A sign appropriate near the building's entry may look tiny and out of place above the ground level.

Don't do this. Inconsistent sign patterns create confusion

Do this. Employ a consistent sign pattern

d. On buildings that have a monolithic or very plain façade, proper sign placement can establish appropriate rhythm, scale, and proportion.

e. Signs should not be located so that they cover or interrupt the architectural details or ornamentation of a building's façade.

f. Signs should not project above the edge of the rooflines and should not obstruct, windows and/or doorways.

3. Color.

a. Too many colors overwhelm the basic function of communication. If they compete with content for the viewer's attention. Limited use of the accent colors can increase legibility, while large areas of competing colors tend to confuse and disturb. Limit colors to three on a single sign.

b. Contrast is an important influence on the legibility of signs. The most aesthetic and effective graphics are produced when light colored letters and images are placed on a dark, contrasting colored background.

Light colored letters on contrasting background

c. Colors or color combinations that interfere with legibility of the sign copy or that interfere with viewer identification of other signs should be avoided. Bright day-glo (fluorescent) colors should be avoided as they are distracting and do not blend well with other background colors.

Avoid combinations of materials that camouflage the sign's message

d. Colors should relate to and complement the materials or paint scheme of the buildings, including accent and trim colors.

4. Illumination.

a. If the sign can be illuminated by an indirect source of light, this is usually the best arrangement because the sign will appear to be better integrated with the building's architecture. Light fixtures supported in front of the sign cast light on the sign and generally a portion of the face of the building as well. Indirect lighting emphasizes the continuity of the building's surface and signs become an integral part of the façade. Conversely, internally illuminated cabinet signs where only the sign face is illuminated tend to stand out and not appear integrated with the building's façade.

Internally illuminated signs are discouraged

b. Individually illuminated letters, either internally illuminated or back-lighted solid letters (reverse channel), are a preferred alternative to internally illuminated plastic-faced cabinet signs. Signs comprised of individual letters will be better integrated with the building because they use the building's façade as their background.

Signs illuminated by an indirect source of light are encouraged

c. The use of backlit, individually cut letter signs is strongly encouraged for all types of business and signs, including monument-type signs.

Good example of a backlit sign that is easy to read

d. The use of internally illuminated cabinet-type signs with translucent panels or panels with reflective surfaces, including, but not limited to, acrylic, fiberglass, plastic, or metal is strongly discouraged and the Sign Code prohibits their use for monument-type signs. If internally illuminated cabinet signs are used for wall signs, their sign panels should be opaque so that when illuminated only the lettering, not the background, is illuminated. The background or field should have a nongloss, nonreflective finish.

e. Whenever indirect lighting fixtures are used, care should be taken to properly shield the light source to prevent glare from spilling over into residential areas and public rights-of-way.

Backlit letter signs are encouraged

5. Materials.

a. Sign materials should be selected with consideration for the architectural design of the building's façade. Sign materials should compliment materials used on the building and should also contribute to the legibility of the sign. For example, the glossy finishes used on most cabinet signs are often difficult to read because of glare and reflections.

b. Sign materials should be extremely durable. Paper and cloth signs are not suitable for exterior use because they deteriorate quickly. If wood is used, it should be properly sealed to keep moisture from soaking into the wood and causing the sign's lettering to deteriorate.

Avoid materials that cause glare and make the sign hard to read

Select materials that are durable

Avoid cloth and other nondurable materials

6. Electrical Raceways and Conduits.

a. Electrical transformer boxes and raceways should be concealed from public view. If a raceway cannot be mounted internally behind the finished exterior wall, the exposed metal surfaces of the raceway should be finished to match the background wall, or integrated into the overall design of the sign.

b. If raceways are necessary, they should be as thin and narrow as possible and should never extend in width or height beyond the area of the sign's lettering or graphics.

c. All exposed conduit and junction boxes should be concealed from public view.

C. Design Guidelines for Specific Sign Types.

1. Wall and Building Signs.

a. A wall sign should be located where architectural features or details suggest a location, size, or shape for the sign. The best location for a wall sign is generally a band or blank area between the first and second floors of a building.

b. New wall signs in a shopping center should be placed consistent with sign locations on adjacent businesses. This will establish visual continuity among storefronts and create a unified appearance for the center.

Place signs where architectural features suggest a location

Wall signs of consistent size and placement are encouraged

c. Lettering should not occupy more than about seventy-five percent of the area of the sign to avoid a cluttered look and to help maintain the readability of the sign.

d. Wall signs should not project from the surface upon which they are attached more than the required for construction purposes.

e. Internally-illuminated cabinet-type signs are strongly discouraged. Internally-illuminated, individually-cut channel letters are preferred.

2. Projecting Signs.

a. The use of pedestrian-oriented projecting signs is strongly encouraged.

b. Projecting signs should be used for ground floor uses only.

c. Projecting signs should ensure clearance for pedestrians.

d. Sign supports and brackets should be compatible with the design and scale of the sign and the architectural design of the building.

Sign supports and brackets should be of quality materials

e. Internal illumination of a projecting sign is prohibited.

f. The text, copy, or logo face should not exceed seventy-five percent of the sign face of a projecting sign.

g. The sign should be hung at a ninety-degree angle from the face of the building.

3. Window Signs.

a. Window signs on ground level, coverage should not unsafely obstruct or overwhelm the total window area. Window signs should not be used above the second level.

b. Permanent window signs should be limited to individual letters and/or logos placed on the interior surface of the window. White or gold leaf is the recommended colors. Glass-mounted graphics may be applied by painting, silk screening, or vinyl die-cut forms. The use of nonpermanent materials such as paper is strongly discouraged.

Window signs should be limited to the business name

c. The text or sign copy of a window sign should be limited to the business name, proprietor's name, hours of operation, and brief messages identifying the type of product or service (e.g., "maternity wear" or "attorney") or pertinent information (e.g., "se habla Espanol" or "reservations required").

4. Awning Signs.

a. Signs on awnings should be limited to ground floor and second floor uses.

b. Awning signs should be limited to awnings covering a main or side/rear entrance on a street or parking lot.

c. The shape, design, and color of awnings should be carefully designed to coordinate with, and not dominate, the architectural style of the building. Where multiple awnings are used on the building, the design and color of the sign awnings and all other awnings should be coordinated.

Good example of awning shape coordinated with window size/shape

d. The shape, design, and color of awnings should be carefully designed to coordinate with, and not dominate, the architectural style of the building. Where multiple awnings are used on the building, the design and color of the sign awnings and all other awnings should be coordinated.

e. Only permanent signs that are an integral part of the awning or canopy should be used. To avoid having to replace awnings or paint out previous tenant signs when a new tenant moves in, the use of replaceable valances should be considered.

Lettering on valance only is encouraged

5. Freestanding Monument Signs.

a. Freestanding monument-type signs (on ground) are encouraged.

A well-designed monument sign with architectural base, side frames, and cornice top

b. Sign background should not be a prominent feature of the monument sign. The sign copy should dominant the sign face.

c. Between five to ten percent of the sign area should be dedicated to identification of the street address.

d. Freestanding monument signs should be placed perpendicular to the street.

e. Freestanding monument signs should be placed so that sight lines at entry driveways circulation aisles are not blocked.

Good example of monument signs with solid base and strong cornice

f. Freestanding monument signs may be internally illuminated if the sign copy is the only portion of the sign face that is illuminated. The sign background or field should be opaque with a nongloss, nonreflective finish. Signs with individual backlit letters, or stenciled panels with three-dimensional push-through graphics are encouraged.

g. Monument signs should be designed to create visual interest and compliment their surroundings. Signs should incorporate architectural elements, details, and articulation as follows:

i. Provide a solid architectural base that supports the sign.

ii. Provide architectural elements on the sides and top to frame the sign pane(s). Use columns, pilaster, cornices, and similar details to provide design interest.

iii. Incorporate materials and colors into the sign support structures to match or be compatible with materials and colors of the development the sign serves.

iv. Utilize "quality" materials. Avoid the use of lexan, sheet metal, or other materials prone to weathering.

v. Keep the overall size of the sign in proportion with the development it serves.

h. Each monument sign should be surrounded by a landscape planter.

i. Multi-tenant monument signs. Signs with multiple tenant identification panels present a special challenge in delivering their message in a clear manner. To help overcome the problems associated with these types of signs, the following guidelines should be followed:

Freestanding monument signs, including multi-tenant signs, should minimize sign copy, be well designed, and be landscaped along their base

i. Individual tenant sign panels should be uniform in size recognizing that the major tenant or the name of the center may have a slightly larger sign panel.

ii. The size, letter style, and number of tenant names should be developed to minimize the look of a "reader board" sign.

G. Neon Signs and Architectural Lighting. The use of neon tubes for signs or architectural elements is encouraged throughout the Route 66 specific plan area, subject to the following guidelines.

1. Neon signs are allowed for use as wall signs, window signs, and freestanding monument signs. They are not allowed for use as projecting signs.

2. Neon tubing should not exceed one-half inch in diameter.

3. Neon signs and architectural lighting adjacent to residential uses should not exceed one-half footcandle in brightness measured at the property line.

Good example of neon sign

4. Neon tubing should not be combined with any reflective materials (e.g., mirrors, polished metal, highly-glazed tiles, or other similar materials) that would cause glare and increase the spread of light.

5. When used as an architectural element, neon tubing should be used only to reinforce specific architectural elements of the structure and should be compatible with the architectural style of the building and the character of the overall development. Neon building trim is limited to thirty percent of the total building trim area.

6. Neon lighting that completely surrounds a window, door, or similar element is strongly discouraged.

This use of neon is strongly discouraged

7. Neon window signs should not overwhelm or over-obstruct the aggregate area of the window.

8. Neon should not be the predominate material used on signs. The use of neon on signs should be limited to the business name, logo, design, or image.

(Ord. 2019 § 2, 2017)

§ 21.10.290 Design tools design review checklist.

This following checklist may be adapted and used by city staff and officials to conduct design reviews on proposed projects within the Route 66 specific plan area.

Route 66 Specific Plan Area Design Review Checklist

Checklist Prepared by:

Date Plan Received:

Date Checklist Prepared:

Date Presubmittal Conference:

Project Name

Applicant

Name:

Address:

Phone:

Property Owner

Name:

Address:

Phone:

Planner or Architect

Name:

Address:

Phone:

A. Land Use

1. Present Land Use:

Designation on Property:

Overlay Districts:

2. Proposed Land Use:

3. Land Use Consistency—Proposed use(s) conform to permitted uses _____ Yes _____ No

Comments:

	Follows Design Guidelines	Changes Recommended	Not Applicable	Remarks
B. Site Design
1. Height and Setbacks— Building setback and height standards are satisfied.
2. Appropriateness of Concept—Development concept is consistent with site location and with surrounding properties.
3. Building Location— Buildings are located in a logical and pleasing manner on the site. Buildings are related reasonably to each other, to parking facilities, and to pedestrian areas. Siting protects pedestrian movement.
4. View Impacts—Project is designed to respect existing views by minimizing view obstruction and mitigating disruptive visual impacts of large building masses.
5. Buffering—Trash areas, loading docks, storage areas, service areas, transformer vaults, etc., are located and screened so as to minimize visibility from streets and from building entries.
6. Exterior Lighting— Exterior lighting design is unobtrusive, integrated with the project concept, and of low profile.
7. Parking—All parking space and space size requirements are satisfied. All interior and boundary parking area landscaping requirements are satisfied.
a. Parking areas are located and designed to minimize visibility from streets and to minimize visual detraction from new buildings.
b. Parking areas are designed to provide good internal circulation, street access, and proximity of spaces to building entrances.
c. Vehicular entry points to parking lots have received special paving accents where the drive crosses the public sidewalk.
d. Applicant has demonstrated an attempt to share entry and/or parking with an adjacent property.
C. Building Architecture
1. Building Form and Scale—Architectural concept is consistent with the predominant scale of adjacent buildings.
2. Façade Proportion—The visual composition of the façade respects the general proportion (height to width) of existing façades on the street.
3. 360° Architecture— Architectural details are provided on all elevations.
4. Consistency of Elevation—Design of walls, doors, and windows are consistent in styling materials, colors, and detailing on all elevations.
5. Articulation—The architectural concept avoids large unbroken wall surfaces.
6. Roof—The roof form is designed in conjunction with its mass and façade, so that the building and its roof form a compatible building composition within the district.
7. Rear Entry— Appropriate identification signage and architectural detail has been provided on the rear façade.
D. Storefront Design
1. Storefront Components—The storefront design maintains typical elements such as bulkheads, doors, display windows, awnings, or canopies that are appropriate to the proposed style/theme.
2. Wall to Opening Ratio— The storefront architectural concept maintains an appropriate wall to window ratio.
3. Storefront Accessories— All mechanical appurtenances are concealed.
4. Awnings—Awning design and color respects the scale, proportion, rhythm, and style of the building's architecture.
5. Sign Placement—The storefront design provides a logical space for placement of a sign and building address.
E. Signs
1. Sign Type—Selected sign type is consistent with other signs on adjacent buildings or storefronts, and meets all applicable codes or approved sign program.
2. Location—Sign location on building is consistent with architectural style and other design standards.
3. Legibility—A simple typeface is utilized while color, illumination, and letter size are appropriate to the building architecture and scale.
4. Illumination—The sign is properly lighted and does not allow glare to spill beyond the sign face.
5. Safety—Placement of sign does not pose a safety hazard for motorists or pedestrians.

(Ord. 2019 § 2, 2017)