Danville Municipal Code Div. 3 Development Standards

This section sets forth specific architectural design guidelines for the development of new structures and the remodel of existing structures which changes the appearance in the designated Downtown Business District.

Danville's Downtown Business District contains a mixture of historic buildings and architectural styles in a pedestrian friendly setting. Though considerable variation exists in the downtown with respect to architectural styles, the overall scale and character of the downtown respects the areas' nineteenth century origins. The different architectural styles that form a historical context for the downtown include:

• Gothic Revival (169 Front Street - Vecki House);

• Victorian (100 School Street - Shuey/Podva House);

• Vernacular (411 Hartz Avenue - McCauley House);

• Victorian Stick (205 Railroad Avenue - Danville Depot);

• Neoclassic Rowhouse (146 Diablo Road - (Elliot House);

• Queen Anne Cottage (500 Hartz Avenue - Eddie House);

• Traditional Commercial Storefronts (360, 370 and 376 Hartz Avenue);

• Craftsman/California Bungalow (402 and 404 Hartz Avenue - George Foster House); and

• Spanish Eclectic/Spanish Revival (345-349 Hartz Avenue, 201 Front Street, McDonald's Drug Store and Danville Presbyterian Church).

Chapter 3 - "Architectural Styles" of the Town's Design Guidelines for Heritage Resources includes a comprehensive description of these architectural styles. The Town's Survey of Historically Significant Resources identifies additional styles that transition from one era to another, including types or subsets of the Victorian era such as Italianate, Stick/Eastlake, and Colonial Revival.

For the thirteen (13) land use areas identified downtown, all development standards contained in section 32-45 must be applied in a manner which ensures that the design of new buildings is successful on a stand alone basis, while working in context with the buildings' surroundings, allowing for effective integration of the new building into the existing downtown fabric.

Retail and restaurant uses are required to be the primary ground-floor uses established in Areas 1, 2, 2A, 3 and 11, in order to promote the creation of a pedestrian friendly environment and to provide for retail continuity. Storefront design standards included in this section are intended to facilitate these objectives.

The following construction materials and detailing apply to all thirteen (13) land use areas set forth in Division 2.

a. Project Design.

1. Design of all buildings shall be consistent with these guidelines; corporate, chain or franchise designs are not permitted.

2. Use of a variety of traditional architectural styles and shapes is permitted. Designs may relate to historic elements seen within the area, but shall be also distinguishable as being newer than the Heritage Resources. Imitation, period pieces, or reproduction of historic styles, such as those seen in theme amusement parks, are not allowed.

3. Building detailing shall be incorporated into each of the four sides of the building and consistent with the building's dominant architectural style. Visible blank walls are not allowed. Walls shall be articulated through windows, signs, lighting, vertical landscaping, or other architectural detailing. Detailing shall be an integral part of the building design and used appropriately throughout.

4. Outdoor spaces defined or partially enclosed by buildings shall be designed to function as focal points, merchandise display area, and/ or gathering spaces for sitting and walking as appropriate to the site.

5. Exterior lighting shall be addressed as an integral part of building landscaping and design.

b. Building Mass and Scale.

1. Larger building facades shall be broken into smaller units to convey a sense of human scale along street frontages.

2. New buildings shall step down in height as they approach a Heritage Resource building, Hartz Avenue and street corners.

3. New buildings shall observe the height limits as specified within the development requirements of each of the applicable land use areas.

c. Building Materials and Colors.

1. The use of the highest quality materials for building facades consistent with the architectural style of the building shall be provided.

2. Materials considered appropriate when used consistent with the architectural-style of the building include:

(a) Full and half brick;

(b) Wood siding;

(c) Natural/authentic masonry;

(d) Stucco;

(e) Slate;

(f) Shingles/ shakes;

(g) Wood windows and storefront doors;

(h) Metal and wood trellis;

(i) Tile accents;

(j) Metal accents; or (k) Glass block accents.

3. Use of materials designed to conserve natural resources and reduce negative impacts on the environment is encouraged.

4. Materials not allowed include:

(a) Windows with internal muntin's or simulated divided light;

(b) Lava rock;

(c) Synthetic/cultured stone;

(d) Metal siding;

(e) Corrugated metal;

(f) Plastic;

(g) Concrete block units; or

(h) Fiberglass panels.

5. Building colors shall be appropriate to the architectural style of the building and work in context with surrounding buildings.

6. Paint colors shall complement the colors of facade materials such as brick, masonry, etc.

d. Retail Frontages.

1. Storefronts shall be spaced in a repeated rhythm along the sidewalk to maintain pedestrian continuity and interest. Wall space between storefront windows shall be minimized.

2. Storefront bases shall generally be no more than twenty-four (24) inches high from the sidewalk.

3. Storefront base shall be of a material that complements the upper facade material.

4. Use of accent lighting to highlight merchandise displays in storefront windows is encouraged.

5. Facades with multiple storefronts may vary base material, entry location or awning design.

e. Entries.

1. Building and storefront entries shall be at sidewalk level.

2. In corner locations, the primary entrance shall be on the major street, or diagonally at the corner.

3. Entry doors to the street level shall be a minimum of fifty percent (50%) glass.

4. Where appropriate in design, storefront entries may project or be recessed for added relief on building facades.

5. Rear and side entries shall be compatible with front entries unless such entries are visually inaccessible or an alternate design is required for building code purposes.

f. Windows.

1. Windows from the building wall shall be articulated through use of bay windows, recessed windows, trim, or other design element.

2. Windows shall use clear or lightly tinted glass. Use of dark or reflective glass is prohibited.

3. Windows above the first floor shall be placed in a regular pattern or patterns, and shall be smaller than ground floor windows.

4. Projecting window sills shall be incorporated into the project design.

5. Transom windows are encouraged in new construction where appropriate to the architectural style of the building.

6. Storefront display windows shall have a vertical, rectangular orientation in a manner that is compatible with the character of downtown. Vast plate glass panels shall be avoided. Use of true divided light windows are encouraged. Allocate a minimum of sixty percent (60%) of the storefront to display windows.

7. Storefront windows shall be developed and maintained as uncovered and visible windows. Interior window coverings shall not be used in street level windows for retail spaces. Use of display lighting is encouraged.

8. Fully operable display windows are encouraged where appropriate.

g. Roofs.

1. Roofs shall be an integral part of the building design that complements the structure in scale, height and mass. Roof elements shall be similarly treated and architecturally integrated on all building elevations. The combination of incompatible roof elements is not permitted.

2. All roof-mounted mechanical and electrical equipment shall be fully integrated into the overall roof design so as to be totally screened from off-site view.

3. Decorative features such as accent materials, patterns, cornices, brackets, finials and roofline shapes are encouraged.

4. Materials. The following roof materials are considered to be appropriate when installed per Chapter 15 of the California Building Code:

(a) Wood shingles or shakes;

(b) Concrete tile;

(c) Clay tile;

(d) Slate;

(e) Composition roof materials compatible with the character of downtown; or

(f) Metal roofing, where used only as an accent element.

5. The following roof designs are considered appropriate.

(a) Hip and/or gable roofs; or

(b) Flat/minimum pitch roofs are permitted provided that no portion of the roof is visible from off-site and with sufficient detailing such as use of cornices or parapets. Further, all ducts, meters, air conditioning and/or any other mechanical equipment shall be effectively screened from view.

6. The following roof styles and designs are not permitted:

(a) Mansard;

(b) Shed;

(c) Built up or flat/minimum pitch roofs such that they may be viewed from off-site; or

(d) Metal roofs, unless used as an accent and not the entire roof.

h. Building Projections and Sidewalk Coverings.

1. Improvements may encroach into the public right-of-way only if an encroachment permit is submitted and approved must be approved as a part of a development plan permit.

2. Building projections shall be designed to relate to or complement the architectural style of the building and not shall block visibility of either the storefront or the architectural features of the facade.

3. Projections shall be designed so that upon removal, the architectural character and integrity of the facade shall remain intact.

4. All projections shall maintain a minimum vertical clearance of eight (8) feet measured from the corresponding pedestrian area directly below the projection.

5. Where posts or columns are proposed to support building projections, posts or columns shall be spaced to reinforce, rather than interfere with, facade or storefront elements. Use of climbing flowering vines or other landscape elements are encouraged for use with such posts or columns.

i. Site Design.

1. All outdoor storage and refuse collection areas shall be enclosed with self-closing and self-latching gates and shall be screened so that they are not visible from access streets and adjacent properties.

2. Outdoor storage of all company owned and operated motor vehicles, except for passenger vehicles, shall be reasonably screened from view from access streets, freeways and adjacent properties.

3. Storage or refuse collection is not permitted within front yard setback areas.

(Ord. 2005-07, § 2; Ord. 2008-08, § 2; Ord. 2013-05; Ord. 2017-07, § 2)

32-45.22.a Outdoor Gathering Spaces.

The Town encourages the creation of outdoor gathering spaces, such as plazas and courtyards, as part of the approval of new land use or development entitlements, and provides the following incentive for their creation:

a. For every whole 100 square feet of outdoor gathering space provided as part of the approval of a new land use or development entitlement, the Town will give a credit towards the development's off-site parking in-lieu fee equal to the off-site parking in-lieu fee cost for one retail parking space.

(Ord. 2017-07, § 2)

The following landscaping development standards apply in the Downtown Business District:

a. General. Each site shall have landscape elements, such as planting areas, window boxes, containers, trellis, and/or vertical landscaping. All landscaping shall be provided with an automatic irrigation system. All trees shall be minimum fifteen (15) gallon size. Shrubs shall be minimum five (5) gallon size. Shrubs used as ground cover shall be minimum one (1) gallon size. All landscaped areas not covered by shrubs and trees shall be planted with live ground cover or covered with mulch. All unpaved, non-work areas (excluding vacant lots) shall be landscaped.

b. Hardscape. All sidewalks, decks and patios shall be constructed using concrete, exposed aggregate, stamped concrete, bricks, brick pavers, wood decking, tile or terrazzo. The use of asphalt pavement is only permitted in driveway and parking areas.

c. Perimeter Areas. Perimeter landscaping shall be provided along all property lines where buildings are set back from the lot line. A minimum of one (1) tree per thirty (30) lineal feet of property line shall be planted in the perimeter area in addition to required ground cover and shrubs. Trees may be clustered or uniformly spaced.

d. Frontage Landscaping. Frontage landscaping shall conform to the adopted Streetscape Beautification Guidelines.

e. Use of Landscaping. Landscaping shall be used in a complementary fashion, and should not obscure architectural elements on a building.

f. Plant type. Use of drought tolerant plants is encouraged.

g. Parking Areas.

1. A planter or landscaped strip at least five (5) feet in width shall be provided adjacent to street rights-of-way. Automobiles should be screened from off-site views through use of a combination of planting, berming and walls.

2. Driveway and parking areas shall be separated from adjacent landscaping by a wall or curb at least four (4) inches high, but no more than three (3) feet six (6) inches in height.

3. Minimum of one (1) tree for each five (5) parking stalls shall be installed within fingers or medians that project into the paved area.

h. Undeveloped Areas. Interim landscaping, including erosion control measures, shall be provided on all graded sites that will remain vacant prior to building construction. Undeveloped areas shall be maintained in a weed-free condition.

(Ord. 2005-07, § 2; Ord. 2008-08, § 2; Ord. 2013-05; Ord. 2017-07, § 2)

The minimum lot area shall be thirty-five hundred (3,500) square feet, with a minimum average lot width of thirty-five (35) feet except where a smaller lot existed prior to the adoption of this chapter.

(Ord. 2005-07, §2; Ord. 2008-08, § 2; Ord. 2013-05; Ord. 2017-07, § 2)

a. A minimum of five (5) foot width pedestrian access, as a public and/ or private access way, shall be maintained across storefronts and be kept clear of merchandise to allow for adequate public access. The five (5) foot minimum-width access shall meet all applicable accessibility standards for pathways, as defined by the current building code.

b. A minimum five (5) foot wide access shall be provided between the public entry to the storefront and the public sidewalk or on-site parking area.

c. No merchandise shall be placed in a manner that impedes emergency personnel access.

d. Merchandise may be placed within the public right-of-way if the criteria of 3a., 3b. and 3c. above are met, provided an encroachment permit is issued by the Town of Danville prior to placement.

e. Merchandise shall not impede access to surrounding businesses.

f. The display area for the merchandise shall be limited to the area immediately in front of the subject tenant space.

g. Merchandise displayed shall belong to the retailer using the subject building's ground floor space, and shall solely consist of retail goods normally sold within that store. Subleasing of the area of authorized outdoor display is expressly prohibited.

h. The maximum height of merchandise shall not exceed eight (8) feet in height above storefront entry level.

i. Outdoor display of automobiles is permitted subject to approval of a Land Use Permit.

j. Merchandise displayed outside storefronts shall be brought indoors overnight.

k. Merchandise shall be, at a minimum, rotated seasonally, at a minimum.

l. Sign requirements as contained within the Town of Danville Signs and Outdoor Advertising Ordinance (Chapter 32-98) shall apply to all outdoor display of merchandise contained within this chapter.

m. This section shall apply to retail businesses only.

(Ord. 2005-07, §2; Ord. 2008-08, § 2; Ord. 2013-05; Ord. 2017-07, § 2)

32-45.25.a Outdoor Seating.

a. Outdoor seating for food or beverage uses shall be contained within a fence or other enclosure which is architecturally compatible with the building and surroundings. Prior to occupying the outdoor seating, the operator shall submit a site plan and fencing plan for review and approval by the Town. For all new outdoor seating within Downtown Business District Areas 1, 2, 2A, 3 and 11, the Town's off-site parking in-lieu fee requirements shall apply.

b. For all existing restaurants with outdoor seating Land Use Permits approved by the Town prior to November 16, 2017, the outdoor seating may be modified to comply with these development standards and the parking requirements established under Section 32-45.34., and may be subject to the payment of the Town's off-site parking in-lieu fees.

c. Use Standards.

1. Any umbrellas used in conjunction with the outdoor seating area shall be commercial grade, shall be located so as to be fully contained within the exterior seating area, and shall not contain any product advertising or identification except the name of the business. The business name shall be printed on the umbrella with a maximum letter height of four inches and shall be placed only on the lowest vertical flap area of the umbrellas.

2. The tables and chairs used for exterior seating shall be consistent in type and design.

3. Exterior lighting associated with the subject restaurant use shall be low glare, shall be directed onsite, and shall not shine into adjacent properties or cause a nuisance for passing motorists or pedestrians. Only minimal safety lighting shall be allowed after the authorized hours of operation.

4. The outdoor seating area operator, in conjunction with the property owner of the subject commercial property, shall be responsible for keeping the exterior area containing and adjoining the exterior seating authorized by this permit clear of litter and debris. This responsibility shall include the obligation to clean the exterior seating area, if deemed necessary by the Planning Division.

5. Modification to the shape or size of the exterior seating area, beyond what was authorized at the initial occupancy of the seating area, shall not occur without authorization from the Planning Division.

6. Music (including any scheduled live performances), shall be kept at noise levels so as to not be clearly audible beyond 100 feet of the boundaries of the subject property, unless authorized by the Planning Division.

7. The use of loud speakers to make announcements to customers is prohibited.

8. The number of outdoor seats shall not exceed the permitted occupancy.

(Ord. 2017-07, § 2)

a. Grading within the Downtown Business District is subject to the approval of the Chief of Planning and the Chief Building Official and is allowed by permit only if a Development Plan has first been approved by the Town.

b. No excavation or grading shall be done except in connection with the construction of an improvement. Upon completion thereof, exposed openings shall be backfilled and disturbed ground shall be finished and graded. Where not built upon, all sites shall be landscaped consistent with the intent of this chapter.

c. All access plans, necessary right-of-way dedications and improvements shall comply with the requirements and approval of the City Engineer.

d. Before a change in business or use, the new business or use is required to obtain a certificate of zoning compliance from the Chief of Planning.

e. Before accepting a Development Plan application, the Chief of Planning or the Heritage Resource Commission shall determine the historical significance of the site.

f. All businesses shall have conspicuously posted a copy of the Town-issued Certificate of Occupancy.

(Ord. 2005-07, §2; Ord. 2008-08, § 2; Ord. 2013-05; Ord. 2017-07, § 2)

a. Administrative relief from the provisions of the architectural and landscaping development standards of this Division 3 may be granted by the Chief of Planning provided that the following findings can be made:

1. That the intent of this chapter will be preserved; and

2. The applicant/developer can demonstrate the regulations of this chapter are inapplicable to the characteristics of the business district area in which the project is located.

b. The variance procedure set forth in subsection 32-45.47 applies to changes of a requirement of lot area and width, building height and setbacks.

(Ord. 2005-07, §2; Ord. 2008-08, § 2; Ord. 2013-05; Ord. 2017-07, § 2)