GENERAL DESIGN GUIDELINES

Transcription

1 COMMUNITY CHARACTER The second element is the required location of architecturally significant elements in the Plan area. These elements consist of either corner landmark buildings or other structures such as small pavilions. The purpose for these is to establish landmark elements signaling entry to the Plan area, and to provide visual interest. C GENERAL DESIGN GUIDELINES The General Design Guidelines described and illustrated in this section are design goals for site planning, building, and landscape design that apply to buildings throughout the Plan area, with particular emphasis on those facing North Main Street. The design guidelines illustrate the fundamental principles that will shape the Plan area's character. Although no preferred architectural style is identified, new or remodeled buildings should be harmonious with the character of those already found in the area. A variety of styles may be developed; however, buildings should all incorporate discernable patterns and rhythms. Particular emphasis should be placed on the creation ofvital and inviting ground floor uses and design elements. Street facing facades should include pedestrian-oriented details to provide shade, comfort and interest at the ground floor. The guidelines should be used as criteria for preparing and reviewing development proposals within the Plan area, and are intended to ensure a minimum level of design quality. Each project proposed in the Plan area will be evaluated against these guidelines. However, innovative and highly creative design solutions for new projects in the Plan Area, which may not otherwise reflect these Design Guidelines but still attain the goals of the, will receive positive consideration. NORTH MAIN STREET /YGNACIO VALLEY ROAD 5-5

2 COMMUN IT Y CHARACTER Office or Residential Uses Active Ground Floor Uses Sidewalk Right of Way Build-To Jines - Buildings should be built up to the front and side property lines with no intervening parking or planter areas, unless otherwise noted. Interesting variations in the build-to lines will be allowed to encourage public plazas, exten sive landscaping or similar public amenities th at area visible and accessible from the street. local Residential Street with setback for porches and planting Street Setbacks - Commercial and residential buildings facing North Main Street should be built up to the right- of-way. Modifications will be allowed to encourage public plazas, extensive landscaping or similar public am enities that area visible and accessible from the street. Residential buildings facing other local streets may be setback to accommodate landscape, porches or building entries. Setbacks must be consistent with General Plan requirements. 5-6 NORTHMAIN STREET / YGNACIO VALLEY ROAD

3 COMMUNITY CHARACTER Repeat the Rhythm - Buildings should follow the rhythm of bays found along Main Street. Rhythm refers to the typical pattern of building division, or structural bays, found along the street-wall. In Walnut Creek this bay pattern varies between 40 and 50 feet. ~J Corner Pavilion Corner landmark Architectural Elements Comer Landmarks - Landmark buildings with a tower or other visually distinctive architectural elements should be developed at key comer sites along North Main Street. The intersection of North Main Street and Civic Drive is particularly important. Please refer to the Urban Design Framework Plan for additional sites where this guideline is important. A landmark could include a tower or other vertical architectural element. A pavilion or similar structure should be developed in identified locations where no other primary building would be built, such as auto sales lots. This structure should be designed in keeping with the primary buildings on the site. NORTH MAIN STREET jygnacio VALlEY ROAD 5-7

4 COM MUNITY CHARACTER -I t Upper vs. Lower Floors - Ground floor facades should have visually permeable shop frontages and pedestrian oriented details. Upper floors should have smaller window openings, punched into solid walls. Spandrel construction, a contemporary interpretation of traditional downtown building patterns may also be used, as long as it respects the described rhythm of building bays. Glass curtain wall construction is strongly discouraged. Mixed-Use Buildings - Mixed-use buildings, with ground floor retail and upper floor residential or office uses are encouraged. Street facing facades should be interesting and inviting. and contribute to an enjoyable pedestr ian experience BuildingArticulation - All building facades that are visible from a public street or area, or from a residential area, should include three dimensional detailing such as cornices, window moldings, and reveals to cast shadows to create visual interest. Elements that may be used to provide visual relief include awnings and projections, trellises, detailed parapets, or arcades. 5-8 NORTH MAIN STREET /YGNACIO VALLEY ROAD

5 COMMUNITY CHARACTER 10' Maximum Setback Area Sidewalk/R-O-W BuildingEntries - Primary pedestrian entries to buildings should be accessible directly from a publicly accessible street and sidewalk. All building entries should be clearly expressed with recesses, overhangs, special materials and/or detailing. Front doors should be substantial in appearance. Up to 30% of the building's street facing frontage may be set back up to 10 feet for entries or outdoor seating, product display, or other activities. The setback area should be primarily hardscape, and include only limited amounts of accent planting. u- Parking Lot On-site Surface Parking - On-site parking lots should be located behind or next to buildings, not in front of them. Eight-foot, landscaped setbacks as shown in Sections B,C, and D. Plazas - Plazas should include special pavement surfaces, street furniture, and other special landscape features. RoofParapets - In most cases, buildings should generally have parapets that create the visual effect of a flat roof. NORTH MAIN STREET /YGNACIO VALLEY ROAD 5-9

6 COMMUNITY CHARACTER RoofDetailing_ - Roof parapets should be simply articulated and adorned for visual interest. Roofline cornice, reveals and detailed eaves should be created to create interest on the building facade. Peaked Roofs - Peaked and unusual roof shapes are appropriate only on buildings or building elements that playa particularly prominent role in the Plan area and downtown. Peaked roofs may be used on residential buildings in the Plan area. Rooftop Equipment - Mechanical equipment shall be screened from view. Integrating the mechanical equipment enclosure into the roof forms, or recessing behind architectural elements are recommended, rather than mechanical equipment screens. Ground Mounted Equipment - Ground mounted equipment (such as transformers, heating units, and parking structure ventilation shafts) should be placed in sub-surface vaults, incorporated into the overall form of a building, or otherwise be adequately screened from public view. Loading and Service Areas - Loading and service areas should not face public streets or plazas. Loading and service areas should be screened. Appropriate screening methods include building recesses, walls, trellises, landscaping or some combination. Parking Lots and Garages - Parking lots (excluding auto sales facilities) and parking garages should be positioned away from North Main Street, and to the extent practical, other streets. See individual building and parcel recommendations for additional information. ParkingLandscaping- Parking landscaping shall be consistent with City Code NORTH MAIN STREET /YGNACIO VALLEY ROAD

7 COMMUNITY CHARACTER D BUILDING PROTOTYPES The following diagrams illustrate some of the various building types potentially to be built in the Plan area, and clarify some design guidelines and standards that are specific to them. guidelines. All design for buildings in the Plan area must comply with the complete Auto Sales and Service: Comply with the Public Realm Plan Auto sales and service buildings shall maintain traditional downtown, street front character and scale, and be consistent with the guidelines Define building rooflines with cornice treatment or other detailing Auto sales areas should be inviting to pedestrians and take on the character of a public plaza. They should become attractive elements of the streetscape. Establish inviting urban plazas for auto display Integrate hard/softscape treatments with the Plan's streetscape elements, creating an inviting pedestrian realm NORTH MAIN STREET /YGNACIO VALLEY ROAD 5-11

8 COMMUNITY CHARACTER Street Facing Elevation Establish an attractive streetwall as shown in the Urban Design Plan. This will reduce the prominence of expansive car sales lots and protect the visual continuity of the street. Signs and accent lighting may be mounted on the street facing side of this element. Flood lighting may be mounted on the inside of the wall. The intent of this is to reduce the amount of pole-mounted floodlights used, reducing excessive glare, and maintaining the desired character ofthe area. The streetwall shall reflect primary building's overall character, details and materials. T T Auto-related services should contribute to the appearance and character of North Main Street. and be inviting to pedestrians In the front of buildings, up to 20% of North Main Street frontages may encroach the landscape setback area with special paving materials. Autos may be displayed in this zone. The remaining frontage should be planted with low shrubs. Maintain a minimum lo-foot wide pedestrian zone along all public sidewalks on North Main Street NORTHMAINSTREET / YGNACIO VALEY ROAD

9 COMMUNITY CHARACTER Office Buildings: [[] OJ OJ OJ CD OJ CD[l]OJ CD []] CD Locate main building entry on a public street; emphasize with special treatment. Define building's roofline with a cornice and simple details or elements Define building's base with special detailing or materials Define building's body with simple legible patterns, defined by changes in color, scoring, or materials Clearly Define Entries Encourage Ground Floor Retail Uses Encourage some ground floor retail uses particularly along North Main Street Locate parking to the rear of the building away from public view Encourage pedestrian connections from parking areas directly to building entries Provide Tree-lined sidewalks connecting parking lots to entries NORTH MAIN STREET /YGNACIO VALLEY ROAD 5 13

10 COMMUNITY CHARACTER Mixed-Use: Office over Ground Floor Commercial Upper Floor Office Ground Floor Retail Establish rnam building entry off public street and emphasize with special treatment Provide direct access from the sidewalk to street front retail uses Define roofline with cornice Encourage pedestrian connections from parking areas to building entries Locate parking to the rear of the building away from public view Provide street trees along driveways, drive aisles and pedestrian connections 5-14 NORTH MAIN STREET /YGNACIO VALLEY ROAD

11 COMMUNITY CHARACTER Residential Mixed-Use Buildings - Podium and Court Yard Apartments with Ground Floor Retail Uses Upper Floor Residential Use Ground Floor Commercial Uses Decks and Balconies Facing On to Local Streets GraphicIllustrative OnlY Orient retail and residential entries to face public streets and sidewalks Buildings facing local streets may be set back up to 15 feet to accommodate porches and planting areas. Buildings facing North Main Street should be built up to the right-of-way. Orient ground floor retail uses toward North Main Street. Depress ground floor parking below grade the maximum depth practical. Decks and balconies are recommended for units facing local streets. Facades facing North Main Street shall maintain a more "urban" character, and may not include decks or balconies. Bay windows or other projections are encouraged along facades facing North Main Street. Special architectural and landscape screening shall be used to minimize the visual effects of walls surrounding ground floor parking areas in podium buildings. Blank, uninterrupted walls shall not face onto North Main Street - ground floor commercial uses should face North Main Street NORTH MAIN STRm /YGNACIO VALLEY ROAD 5-15

12 COMMUNITY CHARACTER Central Parking "Core" Structu re, screened from view from the street Ground Floor Commercial Porches and Entries are encouraged on local streets Graphic Illustrative OnlY Architectural expression of building entry features is highly encouraged. Central courtyards shall be developed as common open space areas Buildings facing local streets may be set back up to 15 feet to accommodate porches and planting areas. Buildings facing North Main Street should be built up to the right-of-way. Parking structures should be screened from view from public streets, and should be designed as integral building components Minimize number of access drives and curb cuts for parking Encourage use of on-street parking for visitors 5-16 NORTH MAIN STREET jygnacio VALlEY ROAD

13 COMMUNITY CHARACTER Townhouses Private Access Driveway '- Locate Tuck-under Parking Behind Buildings Tuck-under garages accessible from alleys or private interior streets are highly encouraged. Garages should not be visible or directly accessed from a city street. Townhouses should be setback no more than 15 feet behind the sidewalk Porches may be setback 10 feet behind the sidewalk Tandem parking is permitted in garages with Planning Commission approval A varietyofstyles may be developed; however. buildings should allincorporate discernable patterns and rhythms Entry porches, bay windows and other projecting elements are highly encouraged on street-facing elevations NORTH MAIN STREET jygnacio VALLEY ROAD 5-17

14 COMMUNITY CHARACTER Mixed-Use Parking Structure Anurban plaza with a planted area must be developed on the corner of North Main Street and Civic Drive GraphicIllustrative OnlY Mixed-use parking structures must be designed in keeping with the character of other downtown buildings, and reflect the quality of the newer parking structures and commercial buildings found in downtown Walnut Creek, such as the South Locust Street garage Locate auto entries to minimize pedestrian/traffic/traffic conflicts Building shall be setback far enough behind the right-of-way, to create a sidewalk or hardscape area of no less than 15 feet or more than 25 feet in width. If built facing a street corner, special landmark architectural treatment should be introduced. Special architectural treatments and signage shall be used to define auto entrances 5-18 NORTH MAIN STREET /YGNACIO VALlEY ROAD

15 COMMUNITY CHARACTER Parking Structures IO' landscape setback as noted below Parking structures shall be designed in keeping with the character of primary buildings on the site, and reflect the quality of newer parking structures currently found in downtown Walnut Creek. Locate auto entries to minimize pedestrian/traffic/traffic conflicts Special architectural treatments shall be used to define auto entrances Break down visual bulk of building with articulation of exterior of facade Building detailing such as ornamental metal or hand railing is encouraged to create human scale, and visual interest Buffer planting shall be installed in a lo-foot wide setback area behind the sidewalk along public streets for structures with more than 2 decks of parking (3 stories), if no commercial uses are included. If the ground floor includes commercial uses, the building shall be setback far enough from the right-of-way to create a sidewalk or hardscape area of no less than 15 feet or more than 25 feet in width. Stair/elevator towers should be designed as identity elements NO RTH MAIN STREET /YGNACIO VALlEY ROAD 5-19

16 (HAPfEl6 (IHUlATION F STREET CROSS SECTIONS The Plan introduces a total of five new street cross sections for North Main Street due to variations in the right of way, and site specific considerations. Prior to Plan implementation, an engineering assessment of the area's conditions and right of way reconciliation should be made on a parcel by parcel basis. Consequently, the overall right of ways depicted in the Plan and the following sections may have to be slightly adjusted to meet specific con siderations. The number of travel lanes, location of parallel parking, and locations of sidewalks shown will enhance the vehicular and pedestrian environment. A key map showing the location of each cross section is shown on Figure 6-2. For additional information about the character of the streetscapes in the Plan area, please refer to the Illustrative Streetscape Plan, Figure 5-1. LANDSCAPING LANDSCAPING BUFFER BUFFER 78'-0" R.O.W. ON=":;:;::mv :..::...;::...:.:=' ,j<- ONPj:t::;::mv PARKINGlOT PMlIJ NQlDT SECTION 'A' Section 'A' This section would have a right ofway ofapproximately 78 1 feet, the narrowest along North Main Street. The width was derived to both accommodate traffic flow, and to 1 Thi s dimension is described as being approximate because the eastside of the street has an irregular rightof-way boundary, ultimately requiring a lot-line adjustment to accommodate the proposed street section. 6-6 NORTH MAIN STREET jygnacio VALLEY ROAD Spedfic Plan

17 II I I WALNUT CREEK BART STATION ~ I JCD a CIVIC PARK TRINI TY CIVIC Scale in Feel 75' ISO' 300' Source: EDAW Figure 6-2 Section Cross Section Key Plan NORTH MAIN STREET / YGNACIO VALLEY ROAD SpecificPlan

18 (HAPTEk 6 (lkculation work as a transition into the traditional downtown from the Plan area. This section would include 12-foot wide north- and southbound travel lanes, a 10-foot left turn lane, and eight-foot parallel parking on the east side of the street. A 10-foot pedestrian sidewalk zone would line both sides of the street. This area would include lo-foot wide concrete sidewalks, and four foot-wide pedestrian/street fixture areas, paved with a special treatment such as interlocking pavers or scored concrete. LANDSC'J'ING BUFFER ONPRIVATEPROPERTY forsurfjlcz PARKING lot 76'.(j" RO.w. WALK LANDSC'J'ING BUFFER ONPRtVATE PROPERTY FOR SURFACE PARKlNGLOT SECTION 'B' Section 'B' This section would have a right of way of approximately 76 feet. This street would include 12-foot wide north- and southbound travel lanes, a 10-foot left turn lane, and eight-foot parallel parking on both sides of the street. A foot pedestrian sidewalk zone would line both sides ofthe street. This portion of North Main Street would include eight to ten foot wide concrete sidewalks, four foot-wide pedestrian/street fixture areas, paved with a special treatment such as interlocking pavers or scored concrete, and four to ten foot wide planting areas directly adjacent to build-to lines. This landscape setback area only applies to surface parking lots built adjacent to the sidewalk. The buildings must comply with setbacks described in the character of this plan. 6-8 NOkIH MAIN STREET /YGNACIO VALLEY ROAD

19 CHAPTEk 6 ClkCULATION ~- _ I '- -;5~1 ~ ", ~~.L'),....;:a... SECTION 'c' 84'-<l RO.W. Section 'C' This section would have a right of way of approximately 84 feet. This street would include 12-foot wide north- and southbound travel lanes, a lo-foot landscaped median, and 12 and lo-foot right-turn lane and pocket on respective sides of the street. This area would include ten-foot wide concrete sidewalks, four foot-wide pedestrian/street fixture areas, paved with a special treatment such as interlocking pavers or scored concrete and l O-foot wide planting areas. SECTION'D' Section'D' This section would have a right of way of approximately 82 feet. This street would include 12-foot wide north- and southbound travel lanes, a lo-foot left turn lane, 12 foot right-turn lane, and eight-foot parallel parking on the eastside of the street. This NOkTH MAIN Snm /YGNACIO VALLEY ROAD 6-9

20 CHAPTER 6 CIRCULATION area would include ten-foot wide concrete sidewalks, four foot-wide pedestrian/street fixture areas, paved with a special treatment such as interlocking pavers or scored concrete. SECTION 'E' 100'.0" R.OW, Section 'E' This section would have a right of way of approximately 100 feet. This street would include two 12-foot wide northbound travel lanes, and two southbound lanes ofvarying width, not to be less than 12 feet each. These lane widths would vary because they would taper gradually into the Plan area from the intersection with Ygnacio Valley Road. A 10-foot left turn lane would be developed, and eight -foot parallel parking would line the eastside of the street. A foot pedestrian sidewalk zone would line both sides of the street. This area would include six to eight foot wide concrete sidewalks and four foot-wide pedestrian/street fixture areas, paved with a special treatment such as interlocking pavers or scored concrete. A planting area ofvarying width would line the west side of the west sidewalk. In order to further increase pedestrian conflict in this area a series of evenly spaced granite ballards would be installed along the west side of North Main Street, between Ygnacio Valley Road and Arroyo Way. The width of the planting area would vary for the aforementioned reason NORTH MAIN STREET /YGNACIO VALLEY ROAO

21 CHAPTEl 6 CIRCULATION Carlback Avenue SECTIONS'P 50'-0 R.O.W. Arroyo Way 6!Y-Il" R.OW. Section 'F' These street sections would only apply to Carlback Avenue and Arroyo Way. The 50 foot right of way along Carlback Avenue would accommodate two ll-foot travel lanes, two 8-foot parallel parking lanes, and 6-foot wide sidewalks as shown in Section F. The 60-foot right of way along Arroyo Way would accommodate two l2-foot travel lanes, two 8-foot parallel parking lanes, and lo-foot sidewalks, as shown above. NORTH MAIN STREET /YGNACIO VALlEY ROAD 6 -II