Banning Municipal Code Art. III Commercial and Industrial Development Design Guidelines

A. The following design guidelines are provided to assist project designers in understanding the city's goals for new development and redevelopment. Wherever possible, examples have been provided through the use of descriptions and graphics.

B. These guidelines will be used by city staff and decision makers in their review of proposed projects, and should be adhered to whenever possible. If a specific guideline is not incorporated into a proposed project, the designer or project proponent must be prepared to provide city staff with a compelling reason for the omission or variation.

(Zoning Ord. dated 1/31/06, § 9103.05(1).)

The provisions of this chapter shall apply to all commercial and industrial development within the city, except when the property is subject to the standards and guidelines of an approved specific plan. Any addition, remodeling, relocation, or construction requiring a building permit within any commercial or industrial district subject to review under Table 17.44.010 (Administration, Review Authority) shall adhere to the applicable guidelines.

(Zoning Ord. dated 1/31/06, § 9103.05(2).)

A. Desirable Elements of Project Design. Commercial and industrial buildings should include:

1. Significant texture for building surfaces

2. Wall articulation (insets, canopies, wing walls, trellises)

3. Multi-planed, pitched roofs

4. Roof overhangs, arcades and covered walkways

5. Regular window distribution

6. Articulated mass and bulk

7. Significant landscape and hardscape elements

8. Clearly identifiable access driveways

9. Convenient and accessible parking

10. Landscaped and screened parking

11. Unified and complementary signage

B. Undesirable Elements. Commercial and industrial buildings should not include:

1. Large blank, unarticulated wall surfaces

2. Unpainted concrete or un-stuccoed precision block walls

3. Reflective surfaces

4. Metal or plastic siding

5. Square "boxlike" structures

6. Unrelated architectural elements (e.g. Mission tower on a modern building)

7. Visible outdoor storage, loading, and equipment areas

[8, 9.]

[Reserved.]

10. Large parking areas without landscaping relief.

(Zoning Ord. dated 1/31/06, § 9103.05(3).)

A. Projects should be developed to coordinate and complement existing development on adjacent sites. When possible, pedestrian and vehicular connections to existing development should be created.

B. New structures should be clustered when possible to create plazas and pedestrian areas within a project. When linear buildings are proposed, a visual link should be provided, such as a connecting walkway or trellis, which provides continuity to the site.

C. Protect pedestrians from the site's circulation system whenever possible. Crosswalks and pedestrian walkways should be highlighted with enhanced paving, landscaping or other means to clearly separate them from the vehicular circulation of the site.

D. Outdoor spaces should provide pedestrian amenities such as shade, benches, fountains, etc. which make them comfortable to pedestrians, and identify the space clearly.

E. Outdoor displays should not impede pedestrian access, should be temporary, and located in an area that is suitable for such displays. Avoid displays on parking lots, overcrowding and stacking along the building frontage.

F. Storefront displays are encouraged.

G. Single use buildings should be oriented to the main street on which they are located, with the primary entry clearly located near the street.

H. Loading facilities should not be located at the front of structures, but at the rear of the site where adequate screening can be provided.

I. Shared parking and reciprocal parking agreements between compatible uses are encouraged.

J. Parking pockets within multiple buildings versus large expansive parking lots are encouraged.

(Zoning Ord. dated 1/31/06, § 9103.05(4).)

A. Pedestrian linkages between uses in commercial developments should be clearly separate from vehicular circulation patterns, and should including distinct pedestrian access.

B. Parking aisles should be separated access driveways whenever possible.

C. Whenever possible, the driveway's throat should be extended in order to set back the parking spaces from the street.

D. Whenever possible, project planning should include joint driveways providing access to more than one site.

E. Parking areas shall be landscaped in accordance with the requirements of this Zoning Ordinance.

F. Shared parking is desirable whenever practical.

G. Interior circulation should always incorporate logical direction of travel to avoid vehicle conflicts.

H. Access to parking areas should be from side streets whenever possible, or from driveways to the rear or to the side (between structures) of the subject structure. When access from a primary roadway is required, enhanced paving should be provided to clearly locate sidewalks within the entry drives.

I. The access to parking areas should be located as far from street intersections as possible. Access points should be limited to only the number necessary for efficient circulation. Public works standards for separation between driveways, and for separations between driveways and intersections shall be enforced.

[Figure]

J. Large expansive parking lots should be avoided.

K. Pedestrian circulation should be designed to minimize the need to cross parking aisles and landscape areas.

L. The parking area should be located behind or between existing structures and link the structures to the street sidewalks.

M. Large parking areas should be divided into connected smaller lots by buildings and landscaping and raised concrete areas.

N. Parking stalls should be located at least forty feet from the curb. In larger projects, this distance may be greater, in order to accommodate vehicle cueing.

O. Whenever possible, parking areas are discouraged along the street; however, should parking be located along the street, a combination of walls, and/or berms, and/or landscape material must be provided to screen parking areas from the adjacent street. The screening should be between thirty-six inches and forty-eight inches, except when a drive-through aisle is being screened, in which case a higher screen is necessary to hide the vehicles. Lowered grades in parking lots may also be used to accomplish this.

(Zoning Ord. dated 1/31/06, § 9103.05(5); Ord. No. 1448, § 10, 5-8-12)

A. Landscaping should help provide a focus on entrances to buildings and parking lots, provide transition between neighboring properties and screening for loading and equipment areas.

B. Landscaping should be scaled to be compatible with adjacent structures.

C. Landscaping around structures is recommended to soften the transition between the parking lot and the structure.

D. Raised planting beds and concrete mow strips should be provided to discourage pedestrian cross-through in planting areas.

E. Plantings in containers should be used whenever possible to soften sidewalks and plaza areas.

(Zoning Ord. dated 1/31/06, § 9103.05(6).)

A. Walls should be kept to the lowest height possible to accomplish their screening or buffering function.

B. Walls should always be decorative, and should be designed to blend with the structure's architectural style.

C. Security fencing should combine solid walls with wrought iron grill work. Additional height for security fencing may be approved by the director through technical staff review.

D. Long walls should include pillars or other treatment every fifty feet to provide visual relief.

E. Chain link and barbed wire fencing is prohibited, except as provided for below.

F. Chain link fencing shall be allowed subject to Design Review approval by the Planning Commission within the Industrial (I) district and Airport Industrial (AI) district for projects that are at least five acres (or two hundred seventeen thousand eight hundred square feet) in size with a single business entity managing all operations within the site.

G. Precision block walls must be stuccoed.

(Zoning Ord. dated 1/31/06, § 9103.05(7).)

(Ord. No. 1469, § 6, 10-8-13; Ord. No. 1530, § 4D, 9-25-18)

A. Outdoor storage areas should be screened by walls of a minimum of six feet, and a maximum of eight feet in height. Chain link fencing is not acceptable.

B. All equipment located on roofs, the side of a structure, or on the ground, shall be screened from view. The screen shall be integrated with the building architecture and the site's landscape plan.

(Zoning Ord. dated 1/31/06, § 9103.05(8).)

A. The height and scale of new development should always be compatible with adjacent existing development. New development may need to transition building height in order not to overpower existing development.

B. The appearance of large scale "big box" buildings is discouraged. Larger retail and industrial structures shall be mitigated through the use of varied roof and wall planes; varied building height; changes in colors and building materials; landscaping islands adjacent to the structure; and the use of windows, doors and trellises.

C. Building scale should be carefully planned to relate to pedestrian areas. The scale of a large building can be reduced through the use of pedestrian oriented signs; seating areas; awnings and overhangs; color and material variations; and landscaping.

D. Standard "corporate" architectural styles used by franchise or chain stores and restaurants is highly discouraged, and is prohibited in the Downtown Commercial district.

E. Paint color should be carefully chosen to enhance and soften the built environment. Large areas of stark white are discouraged. The colors used on a new project should be compatible with those of adjacent existing projects.

(Zoning Ord. dated 1/31/06, § 9103.05(9).)

A. Articulation of roof planes should be provided at fifty-foot intervals throughout a structure.

B. All roof top equipment shall be screened from public view.

C. Unpainted corrugated metal, reflective surfaces or illuminated roofs should not be used.

(Zoning Ord. dated 1/31/06, § 9103.05(10).)

A. Lighting in commercial and industrial projects should be only the minimum required for safety and security.

B. Light standards should be limited to eighteen to twenty-five feet. Smaller pedestrian oriented light standards are encouraged in the downtown commercial district.

C. Lighting should be integrated into the structure's architecture to the greatest extent possible.

D. All lighting fixtures shall not have a visible light source, must be shielded and directed downward to confine light spread within the site boundaries.

(Zoning Ord. dated 1/31/06, § 9103.05(11).)

A. Building Articulation. In multi-family dwellings, building facades should be broken up and articulated to give the appearance of a collection of smaller structures. Long, unbroken facades and box-like forms should be avoided. Each unit should be distinguishable from adjacent units. Differentiation of units can be accomplished with the use of varied roof heights, colors, finish materials, balconies, setbacks, and projections which help articulate individual dwelling units or collections of units, as well as by the pattern and rhythm of doors and windows.

B. Clustering of Units. The clustering of multi-family units should be a standard element of site plan design. Structures which are composed of simple yet varied planes, enhance variety and compatibility in the overall building form. Design techniques to be considered and implemented whenever possible include:

Staggered and jogged unit planes;

Varying front setbacks within the same structure;

The incorporation of varied rooflines and wall lines;

The use of a variety of orientations to avoid visual monotony.

C. Project Entries. Attention should always be given to architectural and landscape treatments of entryways to enhance the overall image of a project. Entry areas should incorporate landscaping, recreational facilities and project directories when possible.

D. Entry Drives. Colored and textured paving treatment at entry drives is encouraged, however, stamped concrete is not permitted within public street rights of way. The principal vehicular access into a multi-family housing development should be through an entry drive rather than a parking drive.

E. On-Site Parking and Drives. Parking may be accommodated in higher density projects through the use of parking drives, parking courts, underground garages, and garages within residential buildings. Developments with long, monotonous parking drives or with large, undivided parking lots should be avoided. When parking cannot be provided within residential structures, dispersed parking courts are the desired alternative. Perimeter parking drives should be minimized, and residents often like to have a view of the parking areas which they utilize.

F. Garages. Garages with parking aprons less than twenty feet in length should have automatic garage door openers and or sectional roll up doors. Individual parking garages within residential structures should be enclosed behind garage doors.

G. Carports.

1. Carports should not be incorporated into exterior project walls, when these walls are adjacent to streets. The ends of each cluster of carports should be landscaped to provide variety and visual stimulation. Carports can be a useful element in providing shading and cooling for automobiles.

2. Where carports are utilized, they must follow the same criteria for spatial arrangements as parking courts, as described previously in this chapter. Carports may be incorporated with patio walls, or used to help define public and private open space.

H. Pedestrian Access From Parking. Whenever possible, landscape bulbs should align with major building entrances to provide pedestrian access to the building entrance from a parking court or drive. When landscape bulbs are aligned with entrances, they should be at least two car spaces wide and should include a pathway, as well as vertical landscaping and architectural elements such as trees, trellises, sculpture, hedges and the like.

I. Open Space.

1. The design and orientation of open space areas should take advantage of available sunlight, and should be sheltered from the noise and traffic of adjacent streets or other incompatible uses. Required common open spaces should be conveniently located for the majority of units. Private open spaces should be contiguous to the units they serve and should be screened from public view. Whenever possible, children's play areas should be visible from the units.

J. Landscape Areas.

1. Good landscaping can help to bring a residential development into greater harmony with its surrounding natural environment. Landscaping can be used to frame, soften, and embellish the quality of the environment; to buffer units from noise or undesirable views; to break up large expanses of parking; and to separate frontage roads within a project from public streets.

2. In addition to grass and groundcover, trees and tall shrubs are needed. Trees can provide a vertical design element which enhances visual interest. Trees can also be used to provide shading and climactic cooling of nearby residential units and parking spaces. Entrances to residential developments should when possible be oriented toward the green space, open space and recreational areas of the development.

K. Refuse Storage/Disposal.

1. Trash bins must be fully enclosed, and block, stone and other masonry enclosures are preferred. Such enclosures shall be softened with landscaping on their most visible sides. Recommended locations for refuse storage bins include inside parking courts or at the end of the parking bays.

2. Locations should be conveniently accessible for trash collection and maintenance and should not block access to drives during loading operations.

L. Auxiliary Facilities. All auxiliary and support structures within multi-family residential projects such as laundry facilities, recreation buildings and sales/ lese offices should be consistent in architectural design, materials, facade treatments and landscaping, with the rest of the complex. Temporary sales offices should also be compatible with these guidelines.

M. Security. Multi-family dwellings should be designed to provide the maximum amount of security for residents and visitors. Landscaping should be planned and maintained to provide views into open space areas.

N. Lighting Fixtures/Intensity.

1. Strong and harsh lighting has been shown to be a major stressor to wildlife, and thus is strongly discouraged. All on site lighting shall be stationary, carefully directed away from adjacent properties and public rights-of-way, and of no more than the intensity appropriate to the residential use of the property.

2. Strong lighting also places excess emphasis on residential developments in a manner which makes them stand apart from other residential developments and other uses, and calls attention to the development in a negative way. Some carefully directed lighting may be used in parking areas for security purposes. Lighting must be directed towards the ground, rather than toward the sky, and overspill into residences must be minimized.

(Ord. No. 1596, § 3, 10-24-23)

The focus of multi-family residential development should be on the creation of high quality residential environments. Although there is no particular required architectural style for any of Banning's neighborhoods or zoning districts, architecture should be compatible with that of the surrounding residences and buildings. Compatibility should include harmonious building style, as well as form, size, scale, color, height, materials, finish orientation, and roofline.

Multi-family residences should be compatible with one another, but each should be unique in some way. Multi-family residences are often developed adjacent to single family neighborhoods, and measures should be taken to ensure that the height and bulk of higher density projects do not negatively impact these lower density residential areas. Multi-family architecture should create the appearance of individual units, and should use same the same quality of materials and treatments as single-family homes. Whenever possible, garages are encouraged over the use of carports.

A. Facade and Roof Articulation.

1. Long uninterrupted exterior walls should be avoided on all structures. All structure walls should have relief to create an interesting blend with landscaping, structures, shadows and light. Extremely long structures are acceptable, if they are appropriately articulated. However structures exceeding 150 feet in length are discouraged.

2. Separations, changes in plane and height, and the inclusion of elements such as balconies, porches, arcades, dormers, and cross gables mitigate the barracks like quality of flat wall and roofs of excessive length. Secondary hipped or gabled roofs covering the entire mass of a building are preferable to segments of pitched roof applied at the structure's edge.

B. Scale.

1. Building scale and form should relate to the use of the structure as a multi-family dwelling. Structures should be built on a human scale, so as not to overwhelm or dominate the neighborhood, or the residents of the immediate dwelling or adjacent dwellings.

2. As multi-family developments are usually taller than one story, their bulk can be imposing on surrounding uses and on single family homes. The scale of such projects should be moderated by the context of their surroundings.

C. Building/Finish Materials.

1. The building and its elements shall be unified in textures, colors, and materials to pro-vide an order and coherence within the project.

2. The composition of materials shall avoid giving the impression of thinness. Veneers should turn corners, avoiding exposed edges.

3. The use of artificial materials (e.g., imitation brick, stone, and other simulated materials) is not allowed.

4. Materials shall be very durable, require low maintenance, and relate a sense of permanence.

5. Frequent changes in materials shall be avoided.

6. Columns, trellises, porches, colonnades, and similar elements shall use materials and colors that are compatible with the adjacent building.

7. The use of wood fencing along a project boundary or adjacent to streets shall not be allowed.

D. Balconies, Porches, and Patios.

1. The incorporation of balconies, porches, and patios (whether private or accessible to use by all residents) within multi-family structures is strongly encouraged for both practical and aesthetic value. These elements should be integrated to break up large wall masses, offset floor setbacks, and add human scale to structures.

E. Dwelling Unit Access.

1. The use of long, monotonous balconies and corridors providing access to five or more units should be avoided. Access points to units should be clustered in groups of four or less. The use of distinctive architectural elements and materials to denote prominent entrances is encouraged.

F. Exterior Stairs.

1. Stairways should be of smooth stucco, plaster or block, with accent trim of complimentary colors, stone or tile work.

G. Carports, Garages, and Accessory Structures.

1. Parking garages within multi-family residential structures should be enclosed behind garage doors. Carports, detached garages, and accessory structures should be designed as an integral part of the architecture of the projects.

2. Garages shall be designed similar in materials, color and detail to the principal structures of the development. Carports may utilize flat roofs but should not project above any exterior walls adjacent to streets.

3. Prefabricated metal carports may not be used. When garages are utilized, doors shall be recessed into walls, rather than flush with the exterior wall. Their design should be simple and unadorned, yet high quality materials should be used such.

H. Gutters and Downspouts.

1. Gutters, roof flashing, downspouts, vents and other such features and protrusions should be finished to match the adjacent materials and/or colors. Gutters and downspouts should be concealed unless they are designed as a continuous architectural feature.

2. Exposed gutters used as architectural features should be colored to match fascia or wall material. Exposed downspouts should be colored to match the surface to which they are attached unless copper is used. Roof vents should be colored to match roofing materials or the dominant trim color of the structure.

J. Mechanical and Utility Equipment.

1. Utility meters and equipment must be placed in locations which are not exposed to view from the street or from the general grounds, and they must be suitably screened or hidden by bushes, hedges or other landscaping, while still remaining accessible.

2. All screening devices are to be compatible with the architecture and color of the adjacent structures. All mechanical equipment whether mounted on the roof or ground, must be screened from view.

K. Antennas.

1. All new units must be pre-wired to accommodate cable reception. All antennas should be placed in attics or building interiors.

2. Satellite antennas are specifically prohibited on roofs, and should be considered early in the design process in terms of location and any required screening.

L. Walls. Walls and fences are an important part of the streetscape and should be designed thoughtfully. Walls and fences should have the following characteristics:

1. Both sides of all perimeter walls or fences should be architecturally treated.

2. Walls should be of smooth stucco finish, or of plaster or of other approved masonry or stonework. They should be designed in a style, materials and color to complement the adjacent dwelling units.

3. Chain link fences and barbed wire are not acceptable materials.

4. Wood, masonry, vinyl and adobe are acceptable fence/wall materials.

5. Decorative masonry walls, including, but not limited to, slump stone and split-face block can be used without a stucco or plaster finish, but must be architecturally treated and complement the adjacent dwelling units.

6. All property fencing must be compatible in design and of similar materials.

M. Applicability to ADUs/JADUs.

1. Accessory dwelling units (ADUs) shall be reviewed and approved ministerially and shall not be subject to discretionary architectural review or subjective compatibility findings.

2. Accessory dwelling units subject to Section 17.08.100 and Government Code Section 66314 shall be subject only to objective standards authorized by State law and adopted in this Code. Any accessory dwelling unit qualifying for ministerial approval under Government Code Section 66323 shall not be subject to local design or development standards except as expressly authorized by Government Code Section 66323.

(Ord. No. 1596, § 3, 10-24-23; Ord. No. 1624, § 7, 7-14-26)