§ 18.98

Manufacturing development has typically been physically and visually isolated from other city land uses in the past. The very nature of early manufacturing dictated a function-over-form design of large-scale developments on the outskirts of town. Rapid urban growth and technological advances in industry have blurred the spatial and visual gap between manufacturing and other uses. For this reason, the manufacturing design guidelines are intended to promote high quality development that will:

A.

Provide for function while promoting high quality architecture, landscaping and design;

B.

Integrate or transition land uses through sensitive siting and design;

C.

Ensure compatibility with other parts of the community; and

D.

Enhance the street environment for motorists and pedestrians.

(Ord. 2786 Exh. A (part), 2001)

18.98.020 - Design objectives.

The design of each manufacturing project in the city should:

A.

Reinforce or establish a distinct architectural image;

B.

Consider the scale, proportion and character of surrounding development;

C.

Establish attractive, inviting, imaginative and functional design;

D.

Provide convenient pedestrian connections between employment locations and services;

E.

Provide for safe on-site pedestrian activity and avoid adverse traffic problems;

F.

Minimize excessive or incompatible impacts of noise, light, traffic and visual character;

G.

Preserve and incorporate natural amenities unique to the site such as mature trees and hillside views; and

H.

Preserve and incorporate historically, culturally, or architecturally significant buildings into the project design.

(Ord. 2786 Exh. A (part), 2001)

A.

Grading. Grading should be minimized where possible to preserve the natural character of the city. Where grading is unavoidable, consider the following guidelines:

1.

Follow the natural contours as much as possible.

2.

Round and contour slopes to blend with the existing terrain.

3.

Emphasize and accentuate scenic vistas.

4.

Avoid large manufactured slopes in favor of several smaller slopes.

5.

Retain and incorporate significant natural vegetation into the project.

6.

Graded slopes should be landscaped for aesthetic and slope stability purposes.

7.

Optimize on-site water retention basins.

B.

Compatibility. Consideration should be given to the compatibility of proposed uses with existing adjacent uses. A site layout should factor in the surrounding natural and built environment including:

1.

Relate the project to the surrounding built environment in function, scale and character.

2.

Tie the project development proposal into adjacent or nearby unique or historic structures.

3.

Reduce impacts on nearby residential uses by incorporating strategies such as appropriate building orientation, intensified landscaping and increased setbacks in project layout.

4.

Link with compatible surrounding uses through vehicular connections and pedestrian paths.

C.

Building Siting. Building siting should consider the context of the surrounding area, location of incompatible uses, location of major traffic generators and site characteristics, when applying the following guidelines:

Recommended site orientation

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1.

Front the entries, buildings, office areas, and windows onto the street;

2.

Give attention to public view, both on- and off-site;

3.

Vary building setbacks to provide relief from long monotonous facades;

4.

Increase building setbacks as height increases; and

5.

Cluster buildings to create plazas and courtyards.

D.

Site Entry. Major vehicular and pedestrian entries to manufacturing developments should create visible "gateways" through the use of:

1.

Decorative, textured paving;

2.

Accent trees and ornamental landscaping;

3.

Low profile monument signage; and

4.

Pedestrian plazas where site entries are adjacent to a building entry.

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Site entry design treatments

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E.

Vehicular Circulation.

Adequate areas for maneuvering, stacking, truck staging, loading and emergency vehicle access should be accommodated on site.

2.

Parking areas should be accessed from the street so that circulation to parking areas does not interfere with other site activities.

3.

Parking areas should be arranged to minimize conflicts with loading activities.

4.

Large parking lot areas should be divided into a series of smaller connected lots separated by additional landscaping.

5.

Loading and parking should generally be located to the side and rear of buildings with the exception of visitor and short-term parking lots which may be sited between the street and building entrances. Large expansive paved areas between the street and the building(s) are to be avoided in favor of smaller lots separated by landscaping and buildings.

6.

Where parking lots occur along streets, a landscaped buffer should be provided to minimize views of parked cars from the street and be permanently maintained:

a.

The landscaped buffer at the street should be at least fifteen feet wide, excluding parkway landscaping, or ten feet wide if bermed. Within the landscaped buffer, trees should be planted at least thirty feet on-center and within five feet of the front property line.

Landscape screen

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b.

The landscape buffer should include a screening feature that is thirty-six to forty-two inches in height and consist of a wall, fence, hedge, berm or equivalent. Earth berms should not exceed a 3:1 slope and be rounded and densely landscaped to have a natural appearance.

c.

Parking lots should be separated from buildings by a five foot landscape strip.

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Streetscape design

F.

Pedestrian Circulation.

1.

Walkways should connect major building entries with the public sidewalk along the street.

Pedestrian walkways should be adjacent to buildings and be overlooked by frequent entries or windows.

3.

Connecting walkways should be at least four feet wide (excluding car overhangs) and should be accompanied by a five foot minimum landscape buffer with trees planted at least every thirty feet on-center.

4.

Walkways with decorative pavers or other special design treatment are preferred.

5.

Walkways should provide a direct route without conflicting with parking and loading areas, and vehicular access and egress points to the parking areas.

6.

Pedestrian access should be provided between transit stops and building entrances.

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G.

Loading, Delivery and Storage Areas.

1.

Loading and storage areas should not face streets. When these features must face a street, they must be screened with a solid decorative wall or berm. Where oblique views of these features are possible from

streets, freeways, connecting walkways or residences, the features should be screened through the use of walls, trellises, tall landscaping or equivalent features.

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2.

Section plans should be prepared to show that the wall height is sufficient to screen the loading area, vehicles and trailers from view of adjacent properties and streets.

3.

Adequate room should be provided for trucks maneuvering or waiting to unload; the area within one hundred twenty feet in front of loading docks should be paved and kept free of obstacles.

4.

Loading and storage areas should not conflict with connecting walkways or required parking areas.

5.

Loading and delivery areas should not be located in required setback areas.

6.

Loading areas should be designed to include attractive and durable materials. Design considerations for loading and storage areas include:

a.

Locate fixed hardware for rolling doors on the inside of buildings to minimize visual "clutter."

b.

In the loading and storage areas, building segments above loading doors visible from the street and surrounding properties should conform with other guidelines pertaining to building features, materials and finishes.

c.

If located adjacent to residential areas, the design of overhead doors should minimize noise through devices such as rubber seals and/or other dampening features.

d.

Outdoor storage shall not exceed eight feet in height. A lower grade of loading docks is encouraged, where practical, to help minimize views from the street and the need for tall walls or fencing.

H.

Plazas. Plazas are encouraged as a site amenity and design detail.

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Outdoor plaza design

1.

Arrange buildings to include opportunities for plazas, courts or gardens, and lunch areas for employees with such amenities as outdoor seating, landscaping, water elements, pergolas, special lighting and other "place-making" features.

2.

Plazas are encouraged where high levels of pedestrian activity are expected, such as adjacent to major entrances and food services such as delis, restaurants and bakeries or between building clusters in a business park development.

3.

Building entries and windows should look onto plazas to enhance activity and security.

Locate outdoor employee break areas preferably away from loading areas or other high-traffic areas.

I.

Fence and Wall Design.

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Fences and walls

1.

Materials. Fences and walls in public view should be built with attractive durable materials, including, but not limited to, wrought iron, textured concrete block or formed concrete with reveals. Fences or walls should be consistent with materials and designs used throughout the project. Sliding gates to loading areas visible from a street should be constructed with wrought iron and high density perforated metal screening, painted to match or complement adjacent walls. Site entries requiring gates should be offset from direct view to loading areas, where possible, to minimize extent of screening, and avoid direct view to loading areas when gates are open.

2.

Height. Street side fences or walls should adequately screen views to the top of loading bays and parked vehicles and/or trailers. The height of screen walls outside the setback areas should not exceed twelve feet from the highest finished grade. The area in front of walls and fences should be landscaped with shrubs and trees reaching a mature height that exceeds the height of the wall or fence. Additional landscaping should be used when walls exceed seven feet in height.

3.

Special Design Considerations. Along street frontages, avoid long expanses of uninterrupted fences and walls. Long expanses of wall surfaces should be offset and architecturally treated to prevent monotony. Techniques to accomplish this treatment may include, but are not limited to, the following: raised planters, openings, material change, staggered sections, and pilasters or posts. Vegetation should be used in conjunction with these suggestions, but should not be used in place of special wall treatments. Provide openings to fences and walls to connect walkways directly to the street and avoid circuitous routes for pedestrians. These pedestrian "gateways" should be announced by pilasters, trellises, special landscaping, or other special features. Landscape berms should be provided to minimize the height impact of screen walls.

4.

Fences and Walls Adjacent to Non-Industrial Uses. Where manufacturing uses are adjacent to nonmanufacturing uses, appropriate buffering techniques such as setbacks, screening, and landscaping need to be provided to mitigate any negative effects of manufacturing uses.

J.

Refuse.

1.

Refuse containers and equipment shall be easily accessed by service vehicles, but screened from public view.

2.

Locate refuse containers and equipment within a building's facade or within a screened enclosure. Reflect the architectural style or significant architectural elements of adjacent buildings in the design of enclosures, and use similar, high-quality materials.

3.

Landscaping or trelliswork should be provided on each side of screened enclosures within parking areas and when visible from a street or connecting walkway. (See development standards for minimum size)

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Refuse container enclosures

K.

Lighting.

1.

Exterior lighting standards should be located and designed to minimize direct glare beyond the parking lot or service area. Light standards under twenty-five feet in height (including lighting bollards) are encouraged throughout a project and should illuminate all sidewalks and connecting walkways.

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Complementary light fixtures

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Light bollards along walkways

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Bollards along entry

Taller standards may be used only if:

a.

Reflectors direct light only toward the center of parking areas and at least sixty feet from a residential property; and

b.

Trees are planted along streets and property lines at a spacing of not more than thirty feet on-center.

2.

All light standards should be consistent with respect to design, materials, color, light color and with the overall architectural style of the project. At a minimum, all light standards should have an attractive base and top; overhead "cobrahead" standards are not permitted. Buildings and landscaping can be illuminated indirectly to create a strong positive image.

3.

Concealing light features within buildings and landscaping can highlight attractive features and avoid intrusion into neighboring properties. Use of lighting is especially encouraged at entries, plazas and other areas where evening activity is expected.

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L.

Drainage. Using various control techniques to limit off-site drainage helps to create a healthier watershed. There are many ways to capture water on-site and divert water underground. Residential development should integrate water runoff best management practices into the site design. For more information on National Pollution Discharge Elimination System (Clean Water Act) guidelines and best management practices, consult the city public works department.

M.

Site Accessories.

1.

Site features, such as recycling bins, bike racks, litter cans, planters, and benches should be designed as an integral part of the project. Architectural character and use of materials should be consistent with the overall project. Design these features to be graffiti- and vandal-resistant by using materials that are easily cleaned or painted. Avoid interrupting connecting walkways with these features.

2.

Site amenities within a manufacturing setting should be coordinated in terms of color, materials and design in order to convey a cohesive project appearance and distinctive character.

N.

Auxiliary Structures. Transit shelters should be provided near major concentrations of employees. Where a transit stop is planned adjacent to a project of at least five acres, the developer should coordinate with the

transit department to determine a suitable location for a transit shelter on-site. Freestanding shelters should be integrated architecturally with the project with respect to color, materials and architectural style.

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Multi-model shelter

(Ord 2786 Exh. A (part), 2001)

A.

Style.

1.

A consistent architectural style should be used for a building and the elements that relate to it, such as trellises, planters, light standards, etc. Multi-building projects should also use a consistent architectural style.

2.

Consideration should be given to the architectural and site design of a proposed project with those of existing adjacent uses. Also, projects that abut residentially and commercially zoned properties should be designed in such a manner so as to minimize the massing and effects typically associated with large manufacturing buildings.

3.

An attractive appearance to all facades should be provided through careful detailing, especially at the base of buildings, along cornices, eaves, parapets or ridgetops, and around entries and windows. (Details for these conditions may be requested as part of development review). Appearance may also be enhanced through the correct use of materials, expansion joints, and reveals.

B.

Massing. A single, dominant building mass should be avoided. Substantial variations in massing should include changes in height and horizontal plane.

Horizontal masses for building elevations less than seven hundred lineal feet should not exceed a height/width ratio of 1:5 without a substantial architectural element that projects up or away from the building, such as towers, bays, lattices, or other architectural features.

2.

Buildings greater than seven hundred lineal feet should not exceed a height/width ratio of 1:6 without massing variations.

3.

A ratio of 1:10 may be considered for facades greater than seven hundred lineal feet with external treatment detached from the building to help break the mass of the structure between massing breaks, including columns, colonnades, trellises or enhanced landscape treatment.

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Massing ratios

Massing and building projections

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The extent of massing breaks and building projections should relate visually to the overall scale of the building.

C.

Entry Design.

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Building Facades.

Avoid blank walls between massing breaks, especially along facades immediately visible from adjacent streets or walkways, by using one or more of the following techniques:

a.

Change in texture;

b.

Revealed pilaster;

c.

Change in plane (two-foot minimum);

d.

Vertical variation of roof line;

e.

Window; and

f.

Lattice, accent tree or equivalent.

2.

Gateway Facades. Facades visible from freeways and major street corridors should be especially attractive. These facades should include a major entry feature and fenestration over at least twenty-five percent of the facade's surface. In addition, a monolithic appearance should be avoided.

Gateway facades

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3.

Major Entries.

a.

Highlight primary building entries through the massing of the building. Greater height can be used to highlight and accentuate entries in the form of corner tower elements, tall voids, or a central mass meeting an entry plaza. Conversely, smaller building masses can also communicate the location of entries.

Entry design

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b.

Contrasting forms can also be used to help highlight major entry points on large building facades. Elements such as curved and straight lines, cylindrical corner elements with sharp corners help highlight major entry points on manufacturing buildings.

4.

Pedestrian Entries.

a.

Entries and windows are encouraged to face streets and pedestrian walkways.

b.

Projects with few employees should attempt to place entries and the most active areas near the street to avoid long, "unguarded" walkways. Incorporate special materials, color, detailing, or equivalent architectural treatment at major entries.

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D.

Building Treatment, Finishes and Detailing.

1.

Base and Top Treatments.

Facades having a recognizable "base" and "top" are encouraged.

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a.

The "base" should visually relate to the proportion and scale of the building. Techniques for establishing a base include, but are not limited to:

i.

Richly textured materials (e.g., tile or masonry treatments);

ii.

Darker colored materials, mullion, panels, reveals; and

iii.

Enriched landscaping.

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Base treatment

b.

"Tops" take advantage of the visual prominence of a building's silhouette. Techniques for clearly expressing a top may include, but are not limited to:

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Top treatment

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Acceptable top design techniques

i.

Cornice treatments,

ii.

Roof overhangs with brackets,

iii.

Richly textured materials (e.g. tile, masonry or fluted concrete), and/or

iv.

Different colored materials.

c.

Colored "stripes" are not acceptable as the only treatment. Texture, reveals and color may be appropriate in some applications. Vertical expressions that comply with the General Massing section may be considered as an alternative for "top" treatment on large distribution buildings.

2.

Roof Materials.

a.

Roofline. Vertical variations to the roofline should incorporate roof projections, to avoid a false front/unfinished appearance. Rear elevations screened from public view may be excluded.

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External treatment for long elevations

b.

Roof Form and Materials. Vertical roof forms should be simple, avoid a massive appearance, and reflect the internal organization of buildings. Roofing materials should be durable. Where visible from the street, acceptable roofing materials include metal standing seam and concrete tile.

3.

Material Changes. Avoid the false appearance of lightweight veneers by hiding material changes through careful detailing. Material changes should not occur at externals corners. Material changes may occur at "reverse" or interior corners or as a "return" at least four feet from external corners, with extended returns provided for large buildings.

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Materials should turn corner

4.

Colors. For larger building surfaces (excluding trim), colors should be muted and other "softer colors". Lighter colors have a value equivalent to thirty percent or less on a gray scale. Accent colors may include brighter and darker colors.

5.

Downspouts. Downspouts should be concealed on facades that face a street or freeway, or should be architecturally integrated into the design of the building.

6.

Windows. Window frames should appear substantial and should not be flush with the exterior finish. Glazing should be inset at least two inches from the front face of the exterior finish. On windows facing a public right-of-way or facing a plaza, bare aluminum finishes are discouraged, except when designed as a critical element of the overall architectural design.

7.

Mechanical Equipment Screening. Mechanical equipment screening should be integrated as part of a project's site and building design.

a.

Rooftop and ground-mounted equipment should be screened from view of streets, parking lots, connecting walkways and freeways.

b.

Integrate rooftop equipment into the overall mass of a building.

c.

Screen roof-mounted equipment through the use of parapets, screen walls, equipment wells, mechanical room enclosures and similar design features. Screening devices other than parapet walls shall be designed as an integral element of the building mass.

d.

Picket fencing, chain-link fencing and metal boxes shall be avoided.

e.

The top of screens should be at least as high as the top of the equipment, with additional height provided where larger equipment units could be used in the future.

Mechanical equipment screening

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f.

Cross-section drawings should be prepared to illustrate the method in which the equipment will be screened from view of adjacent streets, freeways and properties.

g.

Typical ground-mounted equipment (such as transformers and heating units) should be screened with walls and/or landscaping.

h.

Large structures and/or equipment such as water tanks, silos and large bins should be screened by the building from view of adjacent streets, freeways and properties.

• (Ord. 2786 Exh. A (part), 2001)

Chapter 18.99 - PARKING STRUCTURE DEVELOPMENT STANDARDS & DESIGN GUIDELINES