(a)   This section establishes the review procedures for residential, commercial and industrial development proposals to facilitate project review by local responsible agencies and the Design Review Committees in a timely and efficient manner; to ensure that development projects comply with all applicable local design guidelines, standards and ordinances; to minimize adverse effects on surrounding properties and the environment; and are consistent with the General Plan which promotes high aesthetic and functional standards to complement and add to the physical, economic and social character of Adelanto.

   (b)   In addition, the City finds that a Design Review process will support the implementation of the General Plan as it stresses quality community design standards. The City further finds that the quality of certain residential, commercial and industrial uses have a substantial impact upon the visual appeal, environmental soundness, economic stability, and property values of the City. This section is not intended to restrict imagination, innovation or variety, but rather to focus on community design principles which can result in creative imaginative solutions for the project and a quality design for the City. It is, therefore, the purpose of this section to:

      (1)   Recognize the interdependence of land values and aesthetics and provide a method by which the City may implement this interdependence to its benefit.

      (2)   Encourage the orderly and harmonious appearance of structures and property within the City along with associated facilities, such as signs, landscaping, parking and streets.

      (3)   Maintain the public health, safety and general welfare and property throughout the City.

      (4)   Assist private and public developments to be more cognizant of public concerns for the aesthetics of development.

      (5)   Encouraging the use of a variety of housing styles, varied lot sizes, site design densities, maintenance of views and arrangement and spacing.

      (6)   To help insure that adequate levels of public services are provided for existing and future development in the City.

      (7)   To encourage orderly development of residences within areas more readily served by public services.

      (8)   To encourage the development of master planned projects, which provide the service needs of the residents of these projects.

      (9)   To encourage use of sustainability principles in all new development.

[Ord. No. 515, Exhibit A, 5/22/13.]

   A Design Review is required for all residential, commercial and industrial projects involving the issuance of a building permit including the construction or reconstruction of structures which meet the following criteria:

   (a)   New construction on vacant property.

   (b)   Structural additions or new buildings which are equal to fifty percent (50%) of the floor area of existing on-site building(s), or have a minimum of ten thousand (10,000) square feet of floor area.

   (c)   Reconstruction projects which are equal to fifty percent (50%) of the floor area of existing on-site building(s), or have a minimum ten thousand (10,000) square feet of floor area.

   (d)   Projects involving a substantial change or intensification of land use, such as the conversion of an existing building to a restaurant, or the conversion of a residential structure to an office or commercial use.

[Ord. No. 515, Exhibit A, 5/22/13.]

   The Planning Commission, Planning Director or Planning Director Designee shall be the responsible decision making bodies for all Design Reviews in accordance with Chapter 17.100 (Administrative Procedures).

[Ord. No. 515, Exhibit A, 5/22/13.]

   (a)   Purpose

      To promote high-quality single-family residential development within the City of Adelanto.

   (b)   Site Planning

      The following design standards apply to the internal organization of new single-family residential development. The intent of the design standards is to ensure that the relationships of units to each other and to other on-site uses are functional, attractive, and create visual variety along the project's streets.

      (1)   Site Character - Existing natural amenities (views, mature trees, and/or topographic features) and other amenities (structures of architectural significance and cultural resources) unique to the site shall be preserved and incorporated into the project's design whenever possible.

      (2)   Variation of Development Patterns - Variation of development patterns shall be incorporated in new subdivisions to achieve visual diversity and avoid a monotonous appearance by use of at least one (1) of the following options:

         A.   Vary the front yard setback which will create different patterns of open space along the street edge. (See Footnote C of Table 20-1)

         B.   Vary the side setbacks of houses while maintaining fifteen feet (15') between adjacent structures to result in different types of yards and private patio areas and to create variety and interest.

         C.   Vary garage location to include the face of garages set more forward and deeper on a lot. Variations can also include front or side entry and attached and detached garages.

      (3)   Streets

         A.   New project streets shall connect with existing public streets to form a continuous neighborhood network of streets whenever possible.

         B.   Blocks longer than six hundred feet (600') are discouraged, but may be considered provided they incorporate at least one (1) of the following options:

            i.   Significant differences shall be incorporated in the massing and composition (not just finish materials) of each adjacent house. Varied designs shall not be repeated within a group of four (4) houses in a row.

            ii.   Curvilinear streets shall be integrated into the block design with radii to the centerline of the street in conformance with City standards to minimize the risk of excessive speeding on long, straight streets. Curvilinear is defined as streets with their center lines offset by a minimum of five feet (5').

         C.   Private streets with gated entries shall provide a queuing distance in front of the gate to accommodate a minimum of two (2) vehicles. A call box shall be placed between opposing traffic lanes with bollards or other compatibly designed call box protection. The Director may require a greater distance for larger projects. In addition, a turnaround shall be provided for vehicles denied access to the project.

         D.   All roads that cross drainage channels shall be built as a dry crossing as required by the City Engineer.

         E.   All single-family residential projects shall provide one (1) paved, all-weather path of vehicular access to the project site from the existing City-maintained paved road system. All-weather access includes two (2) lanes of travel a minimum of twenty-six feet (26') wide and shall not be subject to 100-year storm event depths greater than seven-tenths feet (0.7') deep.

         F.   All single-family residential projects shall provide additional all-weather paths of vehicular travel to the project site from the existing City-maintained paved road system, that does not cross or coincide with the first paved all-weather path of vehicular travel, in accordance with current San Bernardino County Fire Department Fire Prevention Standards. All-weather access shall meet the requirements described in division E. above.

      (4)   Landscaping

         A.   A residential subdivision's landscaping shall be used to frame, soften, and embellish the quality of the residential environment, to buffer units from noise or undesirable views, to break up large expanses of parking lots, and to separate frontage roads within a project from adjacent major streets. This shall be accomplished in accordance with Chapter 17.60 (Landscaping/Water Conservation) and the following:

            i.   All trees and shrubs shall be planted in non-uniform clusters to achieve a more natural appearance.

            ii.   Landscaping along street frontages should coordinate with adjacent properties to provide a consistent visual corridor.

            iii.   Landscaping shall be denser near entryways of residences in order to define the entrance.

            iv.   A minimum of one (1) type of tree, two (2) types of shrubs and two (2) types of non-living groundcover shall be provided for all residential lots. All non-living groundcover shall be installed on a landscape fabric or plastic that prohibits weed growth.

            v.   A minimum of two (2) textures, colors, or sizes of groundcover is required in all new developments. This may be achieved through utilizing rock and a few boulders, providing different colored rock in different areas of landscaping, using different textures of rock throughout the landscaping, or utilizing hardscape elements.

            vi.   Providing hedges or low decorative walls as well as varied heights of trees and shrubs is strongly encouraged to provide visual interest within the landscaping.

         B.   The plant palette for all front and street side yards of developments shall be xeriscape or low water-use plantings. Landscape designs shall have little to no turf areas per the City's Landscaping/Water Conservation Ordinance.

         C.   Residential developments shall have a consistent theme along continuous streets. This shall include the use of street trees along all public and private interior streets, along perimeter roads, and along adjacent Major Collectors and Arterials in compliance with current City standards.

      (5)   Walls/Fences

         A.   Walls are required along all public rights-of-way including the interior of a subdivision. These walls shall be designed to complement the architectural design of the homes within the neighborhood. Walls that face out to public rights-of-way shall have a decorative treatment such as a stucco finish, split face block, or slumpstone. Walls shall include additional decorative treatment such as pilasters at regular intervals and caps.

         B.   Walls adjacent to streets shall not run in a continuous plane for more than sixty feet (60') or the width of the adjoining residential lot without incorporating at least two (2) of the following options:

            i.   A minimum two-foot (2') change in plane for at least ten feet (10').

            ii.   A minimum eighteen inch (18") raised planter for at least ten feet (10').

            iii.   A minimum eighteen inch (18") change in height for at least ten feet (10').

            iv.   Use of pilasters at sixty foot (60') intervals and at changes in wall planes and height.

            v.   A section of open grillwork (wrought iron or similar material excluding chain link) a minimum four feet (4') in height for at least ten feet (10').

         C.   The return from the side fence/wall to the house that separates the front yard from the back yard shall be a block wall consistent with the requirements of division A. above and consist of solid metal gates.

         D.   Solid fencing is required between individual houses in a residential subdivision. These fences may be built of vinyl or similar material and must be designed with finishing details and decorative treatments to compliment the architectural design of the homes within the neighborhood.

         E.   Walls along drainage channels, utility corridors, and open space corridors may consist of either solid block wall or a combination of a minimum of two feet (2') of solid wall with wrought iron or other approved view fencing on top.

         F.   Chain link fencing shall not be permitted in any single-family residential subdivision built after these standards are adopted in accordance with section 17.10.120(f) of this Zoning Code.

   (c)   Architectural Standards

      (1)   Building Design - There is no specific architectural style required for residential structures. In general, residential structures should consider compatibility with surrounding character, including building style, form, size, color, material, and roof line.

         A.   The design of houses shall be varied in tract developments to create variety and interest by use of at least one (1) of the following options:

            i.   Provide a significant difference in the massing, orientation, and composition (not just finish materials and colors) for each adjacent house.

            ii.   No elevation shall be repeated within a group of four (4) houses in a row.

            iii.   Alternative garage orientations (front loading, side loading, attached, detached, set closer to the street, set toward the rear of the lot) shall be used on at least every fourth house.

         B.   If a side or rear elevation faces a street, it shall be designed with the same care and attention to detail as the front elevation.

         C.   Vary the housing product, floor plan, and elevation designs per the following ratios:

 

 

         D.   Exterior elevations shall be articulated and detailed to provide visual interest and scale by use of at least three (3) of the following options:

            i.   Offset building planes a minimum of two feet (2').

            ii.   Provide recessed entries and windows.

            iii.   Include projecting or recessed balconies.

            iv.   Substantial roof overhangs with detailed rafter ends.

            v.   Design front porches a minimum of five feet (5') deep.

            vi.   Dormer windows.

            vii.   Stepping back the second story.

            viii.   Use of different building materials with varying textures and colors.

         E.   Fully sloped roofs and horizontal roof articulation shall be incorporated in building designs by use of one (1) of the following options:

            i.   Offset roof planes by a minimum of two feet (2').

            ii.   Incorporate dormer windows.

            iii.   Include cross gables.

            iv.   Building materials.

               a.   All single-family residential units are required to include tile roofing material.

               b.   Piecemeal embellishment and frequent changes in materials shall be avoided.

               c.   Avoid material changes at the outside corners of structures or where there is no change in the wall plane.

               d.   Design changes in materials shall occur at changes in plane to ensure that materials appear substantial and integral to the structure.

[Ord. No. 515, Exhibit A, 5/22/13.]

   (a)   Purpose

      Multi-family housing design standards are necessary to improve and maintain the quality of multi-family housing for the safety and benefit of residents and the preservation of property values in the vicinity of multi-family neighborhoods. The design review is intended to eliminate undesirable design features and promote a pleasant residential environment within the City of Adelanto.

   (b)   Site Planning

      The following standards apply to the internal organization of new multi-family residential development (apartments, condominiums, and townhouses). The intent of the standards is to ensure that the relationships of units to each other and to other on-site uses are functional, attractive, and create visual variety along the project's streets.

      (1)   Site Character

         A.   Existing natural amenities (e.g., views, mature trees, and topographic features) and other amenities (e.g., structures of architectural significance and cultural resources) unique to the site shall be preserved and incorporated into the project's design whenever possible.

         B.   Grading shall direct and provide for an adequate flow of surface runoff to catch basins while contouring the land to blend with existing conditions at the boundaries of the site.

      (2)   Neighborhood Compatibility - New multi-family residential development shall relate to adjacent single-family residential districts by doing the following:

         A.   Stepping down the scale, height, and density of buildings at the edges of the development when surrounding neighborhoods are of lower density or smaller scale. Step the building down at the ends or sides nearest the single-family unit to a height approximately equal to that of the adjacent single-family residence (or of typical single-family residences in the vicinity if adjacent to an undeveloped single-family zoning district).

         B.   Incorporating architectural elements and materials that are similar to those used in the neighborhood.

         C.   Front setbacks for new multi-family developments in existing single-family neighborhoods shall be equal to or greater than the average front setback for the two adjacent properties. If one (1) or both of the adjacent properties are vacant, then the average front setback shall be calculated on the next adjacent occupied properties.

         D.   By locating parking areas within the project interior or at the side or back when necessary to achieve a "residential front yard" appearance.

         E.   Landscaping shall be used to maximize the privacy of adjacent single-family residences.

      (3)   Building Placement

         A.   Buildings shall be placed with varying setbacks and/or orientation to the street and interior private drives to provide visual interest.

         B.   Clustering of multi-family units within the project site is encouraged.

         C.   Minimum distances between buildings shall be in compliance with the requirements of the Uniform Building Code. Whenever possible, buildings shall be oriented to avoid instances where living spaces of one structure face the living spaces of another.

         D.   Buildings shall be oriented to create common open space areas such as:

            i.   Courtyards.

            ii.   Open space nodes.

            iii.   Recreation areas.

   (c)   Parking and Circulation

         (1)   Parking Areas

         A.   Parking areas shall not be a dominant site feature and shall be divided into a series of connected smaller lots that are laid out in an efficient and aesthetic manner. This can be accomplished by incorporating at least one (1) of the following parameters:

            i.   There should be no more than an average of ten (10) spaces of uninterrupted parking, whether in garages, carports, or open parking areas. Each ten (10) spaces should be separated from additional spaces by a landscaped planter or island equal to the width of one (1) parking stall.

            ii.   Parking areas should be separated from each other by buildings or by landscaped buffers not less than thirty feet (30') wide.

         B.   Parking areas shall be treated as "landscape plazas" with attention to landscape surfaces, softened edges, shade, and pedestrian circulation. This can be accomplished by incorporating at least one (1) of the following parameters:

            i.   Provide pedestrian connections to adjoining public rights-of-way and commercial land uses when appropriate.

            ii.   Enhanced paving materials (not to exceed one- fourth inch (1/4") deep), trellises, and landscaping to accentuate the pedestrian circulation system.

            iii.   Landscaped planters in parking areas to align with pedestrian access to buildings from a parking area. Planters should be at least one (1) car space wide and include a walkway as well as a vertical landscape or architectural element (e.g., a trellis or a tree).

         C.   In general, parking lots shall observe the following standards:

            i.   Locate required resident parking spaces convenient to the units they serve.

            ii.   The location of parking and drives shall minimize the points of conflict between pedestrian and vehicular traffic.

      (2)   Access

         A.   Access drives shall be located at least two hundred feet (200') apart and at least one hundred feet (100') from property lines and street intersections unless an approved shared drive is provided or the driveway location does not create a traffic hazard to adjacent property.

         B.   Access drives shall be located off side streets whenever possible. Access drives off Arterial and Major Collector streets are subject to approval by the City Engineer.

         C.   Access drives on large residential projects (more than fifty (50) units) shall include a minimum five foot (5') wide landscaped median including curbs, color/textured paving, and other "gateway" elements (e.g., lights, bollards, entry walls, etc.).

         D.   Gated entries shall provide a queuing distance in front of the gate to accommodate a minimum of two (2) vehicles. A call box shall be placed between opposing traffic lanes with bollards or other, compatibly designed, call box protection. The director may require a greater distance for larger projects. In addition, a turnaround shall be provided for vehicles denied access to the project.

         E.   Projects with ten (10) or more units shall include vehicular and pedestrian entry statements which shall be consistent with the following:

            i.   Provide one (1) visually dominant entry to the development which conveys a sense of arrival.

            ii.   Provide an open view into the development with landscaping and project directories.

            iii.   Special attention shall be given to hardscape and landscape treatments at the entry to enhance the overall image of the development. An entry statement shall consist of at least two (2) of the following:

               a.   Hardscape structure (trellis, decorative low garden wall with berming, guardhouse, decorative gate).

               b.   Specimen landscaping (large, distinctive vegetation or mature trees, either flowering or native trees, or twenty-four inch (24") box trees).

               c.   Large boulder groupings.

               d.   Textured or stamped concrete.

               e.   Monument signage with accompanying landscape and berming.

               f.   Other comparable installations.

      (3)   Carports and Garages

         A.   Where carports or garages are utilized, they shall follow the same criteria for spatial arrangement as parking areas above.

         B.   Carports and garages shall be architecturally compatible with the adjacent buildings. They shall be similar in materials, color, structure, roofline, and detail to the principal buildings of a development.

         C.   Carport support columns shall be set back a minimum of three feet (3') from the carport face to increase maneuverability.

         D.   Carport and garage roofs visible from public streets shall incorporate roof slope and materials to match adjacent buildings. Flat roofs may be used in the interior of a project when not visible from public streets.

         E.   Garages with parking aprons less than twenty feet (20') in length shall have an automatic garage door opener.

         F.   Provide landscaping on exposed sides of carport and garage structures.

         G.   Garage doors shall be made to appear to be set into rather than flush with exterior walls.

   (d)   Landscaping

      (1)   A multi-family residential project's landscaping shall be used to frame, soften, and embellish the quality of the residential 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 adjacent major streets. This shall be accomplished in accordance with Chapter 17.60 (Landscaping/Water Conservation) and the following:

         A.   All trees and shrubs shall be planted in non-uniform clusters to achieve a more natural appearance.

         B.   Landscaping along street frontages should coordinate with adjacent properties to provide a consistent visual corridor.

         C.   For projects less than one (1) acre, a minimum of two (2) types of trees and two (2) types of shrubs, are required.

         D.   For projects one (1) acre to two and one-half (2.5) acres in size, a minimum of two (2) types of trees and three (3) types of shrubs are required.

         E.   For projects larger than two and one-half (2.5) acres in size, a minimum of three (3) types of trees and four (4) types of shrubs are required.

         F.   Providing hedges or low decorative walls as well as varied heights of trees and shrubs is strongly encouraged to provide visual interest within the landscaping.

      (2)   The plant palette for all developments shall be xeriscape or low water-use plantings. Landscape designs shall have little to no turf areas per the City's Landscaping/Water Conservation Ordinance.

      (3)   Residential developments shall have a consistent theme along continuous streets. This shall include the use of street trees along all perimeter roads and along adjacent Major Collectors and Arterials in compliance with current city standards.

      (4)   Landscape planters a minimum of ten feet (10') in width shall be provided adjacent to the front and street side yard property line. This may include the landscaped area within the public right-of-way.

      (5)   All required landscaped areas shall be a minimum of five feet (5') in width.

      (6)   Trees within parking areas shall be planted at a total of one (1) tree for every four (4) parking stalls. In addition, trees shall be planted in areas of public view adjacent to and along structures at an equivalent of one (1) tree per fifty (50) linear feet of building which has public exposure.

      (7)   When using landscaping to screen adjacent single-family residences, a minimum of twenty percent (20%) of the trees used shall be twenty-four inch (24") box size when installed.

      (8)   No landscaping shall block or obscure entry doors or windows of individual units.

   (e)   Miscellaneous Subjects

      (1)   Solid waste and recyclable materials storage areas requirements are specified in section 17.20.050(d) of this Zoning Code.

      (2)   Open Space

         A.   A minimum square footage of private open space (patio, balcony, courtyard) shall be provided per unit in accordance with Table 20-2 of this Zoning Code.

         B.   A minimum square footage of common open space (recreation amenities, play areas, etc.) shall be provided per unit in accordance with Table 20-2 of this Zoning Code.

         C.   The design and orientation of open space shall be oriented to take advantage of available sunlight and should be sheltered from the noise and traffic of adjacent streets.

         D.   Common open spaces and recreation areas shall be located in areas accessible to and visible by as many units as possible.

         E.   Private open spaces shall be contiguous to the units they serve and screened to a minimum height of four feet (4') by use of at least one (1) of the following:

            i.   Plant materials and low walls.

            ii.   When possible, use the adjacent structure to enclose private open space.

            iii.   Screening should not be completely comprised of solid materials. Screening above four feet (4') should provide a maximum of sixty percent (60%) opaqueness.

      (3)   Screening of Equipment

         A.   All mechanical equipment mounted on the roof shall be screened from view in compliance with Section 17.10.140 (Shielding of Roof Appurtenances). All screening devices shall be architecturally integrated and compatible with the architecture and color of the adjacent buildings or sufficiently landscaped.

         B.   All mechanical equipment not mounted on the roof (including utility meters) shall be located inside of a utility room or closet within the building.

         C.   Television antennas shall be placed in attics or building interiors. It is required that all units be pre-wired to accommodate cable reception.

         D.   Solar panels shall be integrated into the roof design, flush with the roof slope. Frames shall be colored to match roof colors. Any support equipment shall be enclosed and screened from view.

         E.   When adding solar collectors to an existing building, coordinate solar collectors with the building architecture to the maximum extent possible. Coordinate any new structures not located on the roof with the building architecture by using colors and materials similar to those used in the existing building. Any support equipment shall be enclosed and screened from view.

      (4)   Pedestrian Circulation/Pathways

         A.   In developments with two (2) or more buildings, pedestrian paths shall be provided to connect buildings in the development with one another, on-site amenities, and adjacent streets.

         B.   Paths shall be clearly defined with lighting, landscaping, or contrasting paving materials.

      (5)   Lighting

         A.   All on-site lighting shall be stationary, directed away from adjacent properties and public rights-of-way.

         B.   Lighting fixtures shall be of a type and shall be located such that no light or reflected glare is directed offsite.

         C.   All garages, carports, walkways, and driveways shall be lighted during the hours of darkness.

         D.   Use low-rise pedestrian scale lighting within common open space areas. The maximum height should be fifteen feet (15').

      (6)   Mailboxes

         A.   Mailboxes shall be located close to the project entry near recreational facilities. The architectural character of the mailbox structure shall be the same in form, materials, and color as that of the primary structures. Mailbox locations shall be approved by the U.S. Postal Service.

         B.   Mailboxes shall either be located within a locked building or in some way secured to prevent theft of mail.

      (7)   Laundry Facilities

         A.   If not provided in individual units, laundry facilities shall be located in a central location to provide accessibility.

         B.   If not provided in individual units, laundry facilities shall be provided in the ratio of one (1) washer/dryer per every ten (10) units.

         C.   Laundry facilities, whether attached to the residential structures or individual detached structures, shall be in the same architectural form, materials, and color as that of the primary structures.

      (8)   Gutters, Downspouts, and Roof Vents

         A.   Gutters and downspouts shall be concealed unless they are designed as a continuous architectural feature. Gutters and downspouts used as architectural features shall be colored to match fascia or exterior wall material.

         B.   Roof vents shall be colored to match the roof materials or the dominant trim color of the structure.

   (f)    Building Architecture

      (1)   General

         A.   No particular architectural style is required for multi-family residential structures. Desert appropriate architectural styles shall be used to blend the development into the natural desert environment to the greatest extent possible. In selecting an architectural style, compatibility with surrounding character, including compatible building style, form, size, color, materials, and roofline shall be considered.

         B.   Multi-family developments shall incorporate the following design principles:

            i.   Building form, roofline, and primary materials shall represent a common theme throughout the development.

            ii.   A similar architectural character shall be provided on all sides of a building.

            iii.   Forms, colors, architectural details and landscape materials shall be consistent throughout the development.

            iv.   Entries shall be integrated into the building architecture. Upper decks, balconies, stair towers, utility closets, and mechanical screening shall be integrated into the building architecture rather than add-on elements to a finished facade or roof.

            v.   Interior and exterior storage areas shall be integrated into the building design to make them compatible with the building architecture.

         C.   Exterior elevations shall be appropriately articulated and detailed on all four (4) sides to avoid flat, monotonous wall planes and uninteresting barracks-like structures. This can be accomplished by incorporating at least three (3) of the following design parameters:

            i.   Provide at least one (1) architectural projection not less than two feet (2') from the wall plane and not less than eight feet (8') wide. Projections should extend the full height of single-story buildings, at least one-half (1/2) the height of a two-story building, and two-thirds (2/3) the height of a three-story building. Architectural projections shall comply with Table 10.1 (Maximum Permitted Projections into Required Yard Areas) of the City of Adelanto Development Code.

            ii.   Provide architectural projections such as balconies, porches, arcades, dormers, and cross gables.

            iii.   Recess entries and windows to reveal the thickness of walls.

            iv.   Step back second and third stories.

            v.   Use different building materials with varying textures and colors.

            vi.   Recess garages under units or provide open balconies above.

            vii.   Use combinations of one-story, one-and-a-half story, and two-story units to create variation and visual interest.

            viii.   Use vertical elements (e.g., towers) to accent horizontal massing and provide visual interest.

         D.   When adjacent to a single-family residential development, multi-family residential projects shall have a maximum of two (2) stories.

         E.   Accessory structures such as laundry facilities, recreation buildings, sales/lease offices, or temporary sales offices within multi-family developments shall be consistent in architectural design, form, colors, and materials with the residential structures.

      (2)   Building Materials

         A.   The building and its elements shall be unified in textures, colors, and materials to provide an order and coherence within the project.

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

         C.   The use of artificial materials (e.g., imitation brick, imitation stone, and other simulated materials) is not allowed. When used, brick, stone, and other facade treatments shall consist of the real material.

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

         E.   Frequent changes in materials shall be avoided.

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

         G.   The use of wood and chain link fencing along a project boundary or adjacent to streets shall be prohibited.

      (3)   Roofs

         A.   Roofs shall reflect a residential appearance through pitch and use of materials, by use of at least one (1) of the following design parameters.

            i.   Hipped or gabled roofs covering the entire building are preferable to mansard roofs and segments of pitched roofs applied at the building's edge.

            ii.   Roof lines (i.e., ridges and plate heights) shall be broken and varied within an overall horizontal context. The minimum vertical offset should be two (2) feet.

            iii.   Use dormers and cross gables to break up large unarticulated roof planes.

         B.   Roofs shall consist of cement tile, clay tile or other architecturally compatible roofing material. Tile roofing materials shall reflect the color of native earthen clay which was used in the manufacturing process. Blue, green, and other artificially colored tiles are not allowed.

      (4)   Stairs

         A.   Stairwells shall be designed to minimize aesthetic impact to the greatest extent feasible.

         B.   For public safety purposes, opportunities for natural surveillance shall be provided in and out of stairwells.

         C.   Stairwells shall be illuminated to minimize shadows and facilitate overall vision, but should not be overly bright.

         D.   Prefabricated metal stairs shall not be allowed.

         E.   Stair railings shall be either solid or open balusters made of concrete or ornamental ironwork.

         (5)   Color - The predominant color of structures shall be muted tones that are found in the natural environment by use of at least one (1) of the following:

         A.   Neutral or light-colored walls should be contrasted with a darker, more intense trim color, while dark-colored walls should be contrasted with light-colored accents and details.

         B.   Materials such as brick, stone, copper, etc., should be left in their natural colors.

      (6)   Walls/Fences

         A.   Where a project abuts a street, open fencing material (wrought iron or tubular steel) shall be used. A low masonry wall may be integrated into the design at the ratio of two feet (2') of wall and the remaining open fencing on top. In addition, pilasters of solid masonry materials may be included into the design at regular intervals.

         B.   Where a project does not abut a street, or where it is abutting single family residential units, a six foot (6') solid masonry wall shall be required. These walls shall be designed using masonry materials such as split face and slump stone, with colors that complement the architectural design of adjacent buildings.

         C.   Chain link fencing is prohibited in all multi-family residential developments.

         D.   All walls and fences shall be constructed of decorative materials such as split face, slump stone block, or other similar materials which complement the materials used on the buildings. Decorative enhancements such as caps or pilasters shall be incorporated into all walls and fences. Unadorned solid wood or cinder block is not allowed.

         E.   Where any solid wall exceeds sixty feet (60') in length, the wall shall be visibly articulated by pilasters or changes in the wall plane such as insets for plantings.

[Ord. No. 515, Exhibit A, 5/22/13.]

   (a)   Purpose

      To assist the developer in understanding the City's goals and objectives for high quality commercial development. The design review is provided to:

      (1)   Improve the site planning and appearance of commercial districts through the application of modern and creative solutions to common and repeated design problems found throughout the City.

      (2)   Provide a clear and consistent set of design standards to assist the development community in comprehending the City's intent in regulating design quality and ensuring that the long-term goals of the City are met.

      (3)   Create an identifiable community image through urban design and planning excellence that will create a visually unified and coherent community.

      (4)   Promote commercial development capable of strengthening the local economy and enhancing the quality of life for Adelanto residents.

      (5)   Protect the property values of existing business areas from inappropriately designed or scaled projects and enhance the investment of residents and business owners.

      (6)   Encourage and promote designs which relate to and are compatible with the region's desert environment.

   (b)   Site Planning

      (1)   Site Character

         A.   Natural amenities (views, mature trees, creeks, drainage channels, riparian corridors, and topographic features) unique to the site shall be preserved and incorporated into the project's design whenever possible.

         B.   Structures that are historic or are otherwise distinctive because of their ruralness, age, cultural significance, or unique architectural style shall be preserved and incorporated into development proposals.

         C.   Structures shall not face their back side or loading areas onto existing or planned amenities (parks, open space, and water features).

         D.   Frontage roads or drives shall be provided adjacent to open space areas unless the commercial project is designed to provide direct pedestrian access to the open space and the road or drive is not otherwise necessary.

      (2)   Land Use Buffering

         A.   Buffers such as landscaping, earth berms, and decorative architecturally treated walls, shall be used to define project boundaries and minimize impacts on adjacent properties.

         B.   Noise, traffic, or odor-generating activities shall be located adjacent to similar activities on adjacent properties whenever possible.

         C.   Loading areas, access and circulation driveways, trash, storage areas, and mechanical equipment related to commercial uses shall be located as far as possible from adjacent residences.

         D.   When adjoining residential and commercial uses can mutually benefit from connection rather than separation, appropriate connective elements (e.g., walkways, common landscape areas, building orientation, and unfenced property lines) shall be provided between the uses.

         E.   Window orientation in nonresidential buildings shall preclude a direct line of sight into adjacent residential units and private open spaces within one hundred feet (100') of the property line.

         F.   When commercial buildings back up to open space areas of multi-family residential projects, the rear setback area shall be landscaped and combined with the residential open space where feasible.

         G.   Landscaping shall be required to screen parking lots and large commercial building walls in order to provide a visual barrier between commercial and residential uses.

      (3)   Building Placement

         A.   On multi-tenant commercial sites, buildings shall be placed close to the street to create a more attractive streetscape and minimize the visual impact of large areas of pavement and parking from public streets.

         B.   Corner buildings shall provide a strong tie to the setback lines of each street. The primary mass of the building shall not be placed at an angle to the corner. This does not preclude angled or sculpted building corners, or an open plaza at the corner.

         C.   Multiple buildings in a single project shall provide a functional relationship with one another to achieve a "village" scale by use of at least two (2) of the following:

            i.   Cluster buildings around open plaza areas, not parking lots.

            ii.   Provide courtyards with landscaping and other pedestrian amenities.

            iii.   Provide convenient pedestrian circulation between buildings and between parking areas and building using enhanced paving materials (no more than one-fourth inch (1/4") deep).

            iv.   Link buildings together visually using trellis structures, arcades, and enhanced paving (no more than one-fourth inch (1/4") deep).

            v.   Avoid dated L-shaped shopping centers with parking located adjacent to the street.

         D.   Whenever possible, buildings shall have their entrances oriented towards transit stops for convenient access.

         E.   Arrangement of structures, landscaping, and hardscape shall create view corridors into projects while still establishing a sense of arrival and place.

         F.   Encroachment onto utility or other public or private easement is prohibited. Buildings shall be sited or arranged so as not to encroach on any utility, public, or private easements.

         G.   Coordinated site design (including shared parking, driveways and circulation, sign facilities, landscaped areas, and garbage collection areas) shall be encouraged on adjacent parcels with similar uses. Such coordination will typically involve mutual access agreements over both properties.

      (4)   Trash/Loading/Storage Areas

         A.   Solid waste and recyclable materials storage areas shall be enclosed and screened. Enclosures shall be constructed with masonry block and finished using materials compatible with the surrounding architecture. Gates shall be solid metal painted to match adjacent buildings.

         B.   All trash, loading, and service areas shall be screened from public rights-of-way and adjacent residential uses or districts through a combination of landscaping and walls.

         C.   Trash areas shall incorporate roof structures to screen the contents of the enclosure from view.

         D.   Loading facilities shall not be located at the front of buildings where it is difficult to adequately screen them from view. These facilities are more appropriate at the side or rear of the building.

         E.   Screening for outdoor storage shall be a minimum of six feet (6') and a maximum of eight feet (8') in height and shall consist of masonry block or vinyl compatible with the surrounding architecture. Chain link fencing with slats is not acceptable screening material.

      (5)   Utility and Mechanical Equipment

         A.   All mechanical equipment (e.g., compressors, air conditioners, heating and ventilating equipment, chillers, stand pipes, solar collectors, etc.) shall be concealed from view. Screening devices shall be compatible with the architecture and color of the adjacent buildings.

         B.   Mechanical equipment shall not be located on the roof of a structure unless the equipment can be screened by building elements that are designed for that purpose and that are an integral part of the building design. Otherwise, all mechanical equipment shall be located in equipment rooms within the structure.

         C.   Utility equipment (e.g., electric and gas meters, electrical panels, and junction boxes) shall be located in utility rooms within the structure.

   (c)   Parking and Circulation

      (1)   General

         A.   Parking lot spaces shall be designed with a clear hierarchy of circulation: major access drives with no parking; major circulation drives with little or no parking; and parking aisles for direct access to parking spaces.

         B.   Parking lots shall be separated from buildings by a raised walkway, landscape strip, or combination of the two (2) at least six feet (6') wide, with a minimum four-foot (4') wide walkway. Mow strips are not required in this situation. Situations where parking aisles or spaces directly abut the building are prohibited.

         C.   No more than five percent (5%) of the required parking shall be located in the rear service area of a project site.

         D.   Adequate visibility for vehicular and pedestrian traffic shall be provided by clear sight triangles (as approved by the City Engineer) at all ninety (90) degree and intersections of public rights-of-way and private driveways.

         E.   All driveways and drive aisles within the development are required by the San Bernardino County Fire Department to be a minimum of twenty-six (26') feet wide for two (2) way traffic.

         F.   One-way driveways are not allowed except as part of drive-thru facilities.

         G.   All parking spaces shall be clearly outlined on the surface of the parking facility with painted white lines, stone, brick, or textured or smooth concrete banding.

         H.   Parking within structures shall be considered whenever possible in order to minimize asphalt pavement and maximize open areas.

      (2)   Project Entry

         A.   Parking lots with over one-hundred (100) parking stalls shall provide a main entry drive from the public street for a minimum distance of forty feet (40') and shall include a minimum four-foot (4') wide sidewalk from the street to the first cross aisle on at least one (1) side, and at least one (1) of the following:

            i.   A minimum seven-foot (7') wide landscaped center median from the public street to the first cross aisle.

            ii.   Two (2) seven-foot (7') wide landscaped parkways flanking the main entry drive. The parkway that abuts the sidewalk may be reduced in width to four feet (4').

         B.   The first aisle juncture that intersects the main entry drive shall be placed at least forty feet (40') back from the public street right-of-way to provide adequate queuing distance off the street.

         C.   Entry drives shall be located a minimum of two hundred feet (200') apart and at least one hundred feet (100') from any street intersection property line to driveway centerline. Also, access drives shall be located a minimum of twenty feet (20') from side properly lines unless a shared drive is provided.

         D.   No entry points shall be located on a State Highway unless approved in writing by the California Department of Transportation.

         E.   No entry points shall be located within six-hundred sixty feet (660') of a State Highway, for any collector or arterial street that intersects the highway, unless approved in writing by the California Department of Transportation.

         F.   Bricks, pavers, or decorative stamped concrete (no more than one-fourth inch (1/4') deep) shall be used to accent and highlight street entries.

         G.   Project entry crosswalks shall be highlighted by bricks, pavers, or decorative stamped concrete (no more than one-fourth inch (1/4") deep) a minimum of fifteen feet (15') wide.

      (3)   Site Access

         A.   Developments with more than one hundred (100) parking stalls that are located on an arterial or larger road shall coordinate access points with median openings and/or existing driveways on the opposite side of the roadway. Final locations shall be subject to review and approval by the City.

         B.   Developments with more than two hundred (200) parking stalls that are located on an arterial or larger street shall provide deceleration lanes adjacent to their major entry per City standards.

         C.   Whenever possible, locate access drives on side streets to maintain efficient traffic flow on major roadways.

         D.   All driveway radii shall be per City standards.

      (4)   Pedestrian Access

         A.   Drop-off points (i.e., wider aisles) shall be located near major building entries and plaza areas for projects over fifty thousand (50,000) square feet of building area.

         B.   Parking areas shall be designed so that pedestrians walk parallel to moving cars in parking aisles. Minimize the need for the pedestrian to cross parking aisles and landscape islands to reach building entries.

         C.   Pedestrian walkways shall be delineated through the use of textured paving and or concrete pavers (no more than one-fourth inch (1/4") deep), landscaping, trellises, and other hardscape features.

         D.   Pedestrian circulation areas shall include architectural and hardscape treatments that are at human scale and which create a pleasant environment which invites people to linger in commercial areas.

         E.   Clearly defined pedestrian access shall be provided from transit/bus stops to primary building entrances. In projects with more than one hundred (100) parking stalls, pedestrian walkways shall be provided through parking areas from transit/bus stops.

         F.   All projects shall provide a connection of the on-site pedestrian circulation system to the off-site public sidewalk.

         G.   Meandering sidewalks shall be provided in all commercial zoning districts when required by the Community Development Director.

         H.   Parking lots with over one hundred (100) stalls shall provide a separate pedestrian walkway from the public sidewalk to the on-site walkways. At a minimum, this main entry sidewalk shall:

            i.   Be located on one side of the main entry drive aisle.

            ii.   Be a minimum of four feet (4') wide.

            iii.   Be raised and protected from the drive aisle by a six-inch (6") high curb.

            iv.   Be constructed of concrete or an interlocking paving system. Asphalt sidewalks are not allowed.

            v.   Emphasis at pedestrian crossings of driveways and major circulation aisles shall be accentuated at building entries by extending the sidewalk to the back edge of the parking spaces.

      (5)   Bus Turnouts

         A.   Recommendations of the local transit district shall be considered to ensure that provisions of adequate opportunities for transit services and facilities such as turnouts and bus shelters.

         B.   Bus turnouts shall be designed in accordance with the City Engineer's standards.

   (d)   Landscaping

      (1)   General

         A.   Landscaping, earth berms, decorative walls, and other buffers shall be used to define project boundaries and to reduce impacts on adjacent properties.

         B.   Landscaping shall be provided around the entire base of structures to soften the edge between the parking lot and the structure, except at entrances, exists, loading and service areas, and zero foot side or rear setbacks. Landscaping shall be accented at the building entrance.

         C.   Individual developments shall integrate on-site landscaping with the streetscape landscaping in the project vicinity. A continuation of streetscape grading, berms, and other landscape treatments used by adjacent development shall be provided by new development with similar site conditions.

         D.   Landscaping shall consist of native or drought-tolerant plants capable of surviving the desert environment and climate with a minimum of maintenance and supplemental watering. A list of plants determined capable of meeting this criterion is contained in Chapter 17.60 (Landscaping and Water Conservation) of this Code.

         E.   Landscaping shall be used to break up uninterrupted building mass, expanses of paved surfaces, frame views, and connect development on adjacent pads.

         F.   Landscaping shall be provided in sufficient size and quantity to adequately screen and soften the effect of new building planes within the first year (typically a mix of twenty-four inch (24") box and fifteen (15) gallon trees and five (5) gallon shrubs). Tree clusters shall be used to reduce the linear appearance of building planes and to soften the otherwise harsh appearance of the building height and mass.

         G.   A minimum of one (1) tree planting shall be provided for every thirty (30) linear feet of street and access drive frontage with trees informally clustered and grouped. Gaps between plantings should not exceed fifty feet (50').

      (2)   Parking Areas

         A.   The visual impact of parking areas shall be reduced by landscaping, hedges, berming, and/or planted islands and fingers.

         B.   Low walls, berms, or landscaping between thirty-six inches (36") and forty-two inches (42") in height shall be used to screen automobile headlights in parking areas along major roads and across from residential areas. Such landscape walls shall also be used as edge treatments to define private space and act as a border between the natural desert landscape or public domain and intense use areas.

         C.   Trees shall be distributed throughout parking areas in islands and fingers between parking spaces to shade parking areas and reduce the accumulation and radiation of heat from large paved areas. A minimum of one (1) landscape island or finger containing a tree or trees is required for every seven (7) parking spaces.

         D.   Concrete curbs shall be provided in parking areas to keep vehicles from disturbing landscape areas.

         E.   Driveways perpendicular to streets shall have triangular shaped extended landscape areas, with one (1) side running along the driveway and one side running along the street right-of-way corresponding with the required clear sight triangle discussed above.

      (3)   Hardscape Elements

         A.   Project entry statements consisting of hardscape elements shall be provided with all commercial developments. The entry statement may include but shall not be limited to:

            i.   Enhanced landscaping treatment.

            ii.   Enhanced monument signage.

            iii.   Boulder groupings.

            iv.   Decorative entryway.

            v.   Exposed aggregate or stamped concrete.

            vi.   Berm/low decorative wall.

         B.   Commercial projects larger than five (5) acres in size shall include a hardscape element which creates a focus for the development and creates a usable public open space amenity such as a plaza or arbor facility. Appropriate hardscape elements shall include but not be limited to plaza areas, arbor or patio facilities, courtyards, atriums, and outdoor gathering and eating areas.

         C.   Hardscape shall relate individual buildings to an overall theme or style. Materials used in the construction of street furniture shall complement architectural materials used on adjacent buildings and shall be of a common design. Trash receptacles and other minor details shall also relate to the architectural style of the buildings.

         D.   Enhanced paving treatments shall be used for major entries into the site and intersections to highlight key areas of the streetscape. Such treatments shall be located at building entryways, plaza areas and courtyards, pedestrian approaches to buildings, and on-site crosswalks, driveways, and passenger drop-off areas.

         E.   Water features, such as fountains, sculptures, or enhanced landscaping shall be used at plazas and courtyards to create focal points along pedestrian areas and to enhance views from building windows. All water features shall use recycled water and follow water conservation precautions.

         F.   Materials used in the construction of street furniture shall complement architectural materials used on adjacent buildings. Plastic and materials such as fiberglass are not allowed.

      (4)   Major Intersections

         A.   Special landscaping shall be required adjacent to intersections of designed major streets to reinforce the City image.

         B.   Accent vegetation shall be provided as identity plantings.

         C.   Native and desert appropriate trees shall be massed to enhance these landscaping areas.

   (e)   Walls and Fences

      (1)   All on-site parking areas shall be screened from street view by a landscape berm or decorative wall not less than three feet (3') in height. The required height of the berm or wall shall be measured from the highest finished grade of the adjacent on-site parking area or adjacent finished grade of the street, whichever is greater.

      (2)   Screen wall design shall be decorative and incorporate the same colors, materials, and/or accents as those used on project buildings. Plain concrete block or painted block is not acceptable.

      (3)   Walls along a street frontage shall be staggered so that no wall extends more than one-hundred feet (100') in a straight line. The change in wall plane shall be a minimum of two feet (2'). Other means of breaking up long, straight wall planes may be considered.

   (f)   Architectural Design

      (1)   Architectural Style - No specific architectural style or design theme shall be required. A variety of architectural characteristics shall be considered to add to the city's overall image. However, while variety in design is generally encouraged, compatibility of new projects with their surroundings shall also be a priority.

      (2)   Design Consistency

         A.   Designs shall demonstrate a consistent use of colors, materials, and detailing throughout all elevations of the building.

         B.   Elevations that do not directly face a street shall not be ignored or receive only minimal architectural treatment.

         C.   Each facade shall be designed for public view and shall be appropriately landscaped in compliance with the landscaping standards in Chapter 17.60 (Landscaping and Water Conservation).

      (3)   Form and Mass

         A.   Designs shall provide a sense of human scale and proportion. Structures shall be designed to avoid a "box-like," impersonal appearance by use of at least two (2) of the following design parameters:

            i.   Provide horizontal and vertical wall articulation through the use of arcades, towers, wall recesses and projections, and setting back upper floors. Facades should incorporate wall plane projections and recesses having a depth of at least three percent (3%) of the length of the facade and extending at least twenty percent (20%) of the length of the facade.

            ii.   Provide architectural detail through the use of columns, three-dimensional decorative cornice bands, recessed entries and windows, and awnings and canopies.

            iii.   Provide full roofs with substantial overhangs.

            iv.   Incorporate decorative parapets where roof overhangs are not provided.

            v.   Use different, but compatible, building materials with varying textures and colors.

         B.   Entries shall be protected from the elements and shall create a focus and sense of entry for the building by use of at least two (2) of the following design parameters:

            i.   Provide wall recesses.

            ii.   Use roof overhangs.

            iii.   Incorporate canopies and awnings.

            iv.   Include arcades.

            v.   Install pedestrian-oriented signs.

      (4)   Roofs

         A.   Variations in roof lines shall be used to add interest to, and reduce the massive scale of large commercial buildings. Roofs shall incorporate at least two (2) of the following:

            i.   Parapets concealing flat roofs and rooftop equipment. The average height of a parapet shall not exceed fifteen percent (15%) of the height of the supporting wall and parapets shall not at any point exceed one-third (1/3) of the height of the supporting wall. Parapets shall incorporate a three-dimensional cornice.

            ii.   Overhanging eaves, extending at least three feet (3') past the supporting walls.

            iii.   Sloping roofs that do not exceed the average height of the supporting walls, with an average slope greater than or equal to one foot (1') vertical rise for every three feet (3') of horizontal run and less than or equal to one foot (1') vertical rise for every one foot (1') of horizontal run.

            iv.   Three (3) or more roof slope planes.

         B.   Parapet walls shall be treated as an integral part of the structure design.

         C.   Parapet walls should receive architectural detailing consistent with the rest of the facade design and should not appear as unrelated elements intended only to screen the roof behind them.

         D.   Where a mansard roof is incorporated into the parapet design, views from above the structure should also be considered relative to any visible structural support elements.

      (5)   Building Materials

         A.   False or decorative facade treatments, wherein one (1) or more unrelated materials appear "stuck on" a building shall not be allowed.

         B.   Fake products that attempt to imitate real materials (e.g., wood, stone, brick, and etc.) are not allowed.

         C.   The composition of materials shall avoid giving the impression of thinness and artificiality.

         D.   Veneers shall turn corners, avoiding exposed edges.

         E.   Stock, off-the-shelf metal buildings are prohibited as primary structures.

      (6)   Colors

         A.   Facade colors shall be low reflectance, subtle, neutral, or earth tone colors. The use of high-intensity colors, metallic colors, black, or fluorescent colors is prohibited.

         B.   Building trim and accent areas may feature brighter colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accent areas except for movie theaters.

         C.   The transition between base and accent colors shall relate to changes in building materials or the change of building surface planes. Colors should not meet or change without some physical change or definition to the surface plane.

      (7)   Additions to Existing Structures

         A.   The design of an addition to an existing structure shall follow the general scale, proportion, massing, and detailing of the original structure. The addition shall be harmonious with the original structure, not a stark contrast.

         B.   Additions shall be an interpretation of the existing building wherein the main characteristics of the existing structure are incorporated into the design of the addition by use of at least two (2) of the following:

            i.   Repeat window and door spacing.

            ii.   Use harmonizing colors and materials.

            iii.   Include similar, yet distinct, architectural details (e.g., window/door trim, lighting fixtures, tile/brick decoration, etc.).

[Ord. No. 515, Exhibit A, 5/22/13.]

   (a)   Purpose

      To assist the developer in understanding the City's goals and objectives for high quality industrial development. The design standards are provided to:

      (1)   Improve the site planning and appearance of industrial districts through the application of modern and creative solutions to common and repeated design problems found throughout the City.

      (2)   Provide a clear and consistent set of design standards to assist the development community in comprehending the City's intent in regulating design quality and ensuring that the long-term goals of the City are met.

      (3)   Create an identifiable community image through urban design and planning excellence that will create a visually unified and coherent community.

      (4)   Promote industrial development capable of strengthening the local economy and enhancing the quality of life for Adelanto residents.

      (5)   Protect the property values of existing business areas from inappropriately designed or scaled projects and enhance the investment of residents and business owners.

      (6)   Encourage and promote designs which relate to and are compatible with the region's desert environment.

   (b)   Site Design

      The design of new development shall be sensitive to the characteristics of the existing surrounding development and shall take into consideration the existing natural constraints on the site.

      (1)   New development shall enhance the character of its surrounding area through quality architecture, and landscaping, and appropriate site arrangement.

      (2)   New development in an area with an established character shall be compatible with its surrounding development in intensity, design, setback, building form, scale, material, color and landscaping unless there are specific planning goals to change the character of an area.

      (3)   Transition shall be developed between projects with different uses and intensities on adjacent parcels to provide an effective visual and functional shift. Transition may be created through appropriate building setback, height and landscape buffers.

      (4)   New buildings shall present strong relationships to their site and surrounding buildings on the same or adjacent parcels. Visual and functional relationships between buildings and sites may be created by building orientation and massing, and site organization.

      (5)   In multi-building complexes, a distinct visual link shall be established among various buildings by using architectural or site design elements such as courtyards, plazas, landscaping, and walkways to unify the project.

      (6)   Project perimeter landscaping shall be integrated with the landscaping of adjacent development for streetscape continuity.

      (7)   New sidewalks shall be integrated into the existing frontage landscaping to maintain street continuity. Where new sidewalks are required, mature trees and landscaping should be preserved as much as possible by meandering sidewalks around them.

      (8)   Natural features on a site such as mature trees, creeks, views, etc. should be preserved and incorporated into the site design of the project.

      (9)   Project sites, excluding secured areas, should have convenient and safe pedestrian and automobile access to adjacent streets and service centers. On-site walkways should be linked to the public sidewalk system outside the project for ease of pedestrian access.

      (10)   Site components such as structures, parking, driveways, and out-door functions shall be arranged and located to emphasize the aesthetically pleasant components of the site such as existing mature trees and views, or superior architectural features, and disguise its less attractive scenes such as service facilities, outside storage and equipment areas, and trash enclosures through placement and design of the structure and landscaping.

      (11)   Location of noise and odor generating functions on the site shall not create a nuisance for the adjacent properties.

      (12)   When located adjacent to residential uses, all service areas such as loading, trash enclosures, outside storage, and ground and roof equipment shall be located away, or at a minimum, totally screened from residential uses.

      (13)   The on-site walkway system shall link public outdoor activity areas to each other as well as to the building(s).

      (14)   Every project site shall be designed for maximum utility of open space for ventilation, sunlight, recreation and views for both new and existing buildings.

   (c)   Building Design

      (1)   Open space areas may be incorporated as a part of focal points.

      (2)   Incorporating benches, artwork, landscaping, water and hardscape features into open space areas are encouraged.

      (3)   Convenient employee access to the nearby public parks and trail systems should be provided when feasible.

      (4)   The scale, character and architectural design of new development shall be compatible with and shall enhance surrounding development.

      (5)   Public entrances and primary building elevations should face public streets.

      (6)   Adjacent buildings on the same or separate parcels shall be compatible in height and scale. If different scale is required for functional reasons, adequate transition shall be provided between the buildings.

      (7)   Whenever adjacent to residential uses, floors above the first level shall be designed and windows located to provide maximum privacy for the residences.

      (8)   Front facades of large buildings visible from a public street shall include architectural features such as reveals, windows and openings, expansion joints, changes in color, texture, and material to add interest to the building elevation. Exceptions may be permitted only where a specific architectural style offers other types of facade articulations, as determined by the planning staff.

      (9)   Setback of new buildings shall compliment the setback pattern in the area.

      (10)   New buildings shall maintain diversity and individuality in style while improving the aesthetic character of their surrounding area.

      (11)   In multi-building complexes, a comprehensive architectural concept shall be developed and maintained.

      (12)   Various site components should be unified through the use of similar design, material and colors.

      (13)   New buildings shall have three (3) distinct components: base; middle; and top. Define each component by horizontal and/or vertical articulation. Facade articulation may consist of changes in the wall plane, use of openings and projections, and material and color variations. Exceptions may be permitted only where a specific architectural style offers other types of building form and facade articulation, as determined by the planning staff.

      (14)   Where function necessitates a basic, box-like building form, exterior articulation such as change in color, material, or plane shall be introduced on an outer decorative shell encompassing facades which are visible from public streets. Less architecturally interesting facades of buildings shall be substantially setback and screened from public view by mature, dense landscaping as an alternative to furnishing quality architecture. Landscaping size and location shall be determined on a site-by-site basis and may exceed the minimum required in the City Code.

      (15)   Main entrances to the buildings shall be well defined.

      (16)   New buildings shall have at least one (1) major focal point and minor focal points. Focal points could be achieved through horizontal and vertical lines, change in material, change in color, change in the form and shape of a portion of the building, etc. Combining the main entrances and the focal points is encouraged.

      (17)   Service doors shall be recessed and integrated into the overall design of the building.

      (18)   The design of accessory buildings such as security kiosks, maintenance and hazardous material buildings, and outdoor equipment enclosures shall be incorporated into and be compatible in design concept with the overall design of the project and the main buildings on the site.

      (19)   With the exception of security kiosks, accessory buildings shall be located outside of the front setback area. Front setback area is defined as the area between the main building and public right-of-way.

      (20)   Temporary buildings such as trailers should not be visible from adjoining public streets. Temporary trailers shall be skirted with similar material and color as the trailers.

      (21)   In new buildings, long horizontal roof lines shall be broken up by providing articulations in the facade of buildings, change in the height of portions of roofs, or change in color, material, forms, etc. Exceptions may be permitted only where a specific architectural style offers other types of roof forms and roof articulation, as determined by the planning staff.

      (22)   Roofs shall be an integral part of the building design. Proposed parapets and roof screens shall be integrated into the roof design. The material and color of roof screens shall appear identical to those in the roof or building.

      (23)   Equipment wells are encouraged for sloped roofs.

      (24)   Roof style in new buildings or additions shall be compatible with the existing roof designs on the same site.

      (25)   Depending on architectural style, industrial buildings (including manufacturing) are encouraged to use decorative roof elements, such as projecting cornices, to enhance roof edges.

      (26)   A comprehensive material and color scheme shall be developed for each site. Material and color variations in multi-building complexes shall be complementary and compatible among structures.

      (27)   Large expanses of smooth material such as concrete shall be broken up with expansion joints, reveals, or changes in texture and color.

      (28)   Large expanses of highly reflective surface and mirror glass exterior walls shall be avoided to prevent heat and glare impacts on the adjacent public streets and properties.

      (29)   Exterior material and paint shall be durable and high quality to prevent degradation and for ease of maintenance.

      (30)   Bright, contrasting colors shall be used for trims and accents only.

      (31)   The color and material of building additions shall be coordinated with those, of the principal buildings.

      (32)   Material and colors for wall and ground signs shall be compatible with the principal buildings on the site.

      (33)   High quality metal may be used as exterior siding or in large expanses only if approved by planning staff. It may be used for minor architectural features and trims.

   (d)   Parking and Circulation

      (1)   The design of parking and circulation in industrial areas shall provide maximum vehicle and pedestrian safety and shall be sensitive to the surrounding non-industrial uses.

      (2)   To avoid large expanses of paved areas and to provide easy accessibility to buildings, large parking lots should be divided into smaller parking areas and dispersed around the site.

      (3)   Where large parking lots are needed, adequate landscaped pockets shall be integrated into parking areas.

      (4)   Pedestrian and automobile traffic paths shall be separated and conflict areas shall be minimized.

      (5)   Landscape buffers shall always be provided between parking lots and public streets, and parking areas and buildings.

      (6)   Bicycle lockers and/or racks shall be located near building entrances.

      (7)   Security kiosks and gates shall be located to allow queuing for at least three (3) cars.

      (8)   Whenever security gates are provided, sufficient parking should be provided outside of the gate area for visitors.

      (9)   Shared driveway access between adjoining properties is encouraged.

      (10)   Parking lots shall have adequate directional signs for visitors, delivery vehicles and employees.

      (11)   Large parking structures should be located away from adjacent single-family residences.

      (12)   Landscaping, horizontal, and vertical articulations shall be incorporated into the design of parking structures to reduce the bulk of the structures.

      (13)   Exterior design of parking structures shall maintain similar architectural elements as those on principal buildings on the site to provide architectural harmony.

   (e)   Landscaping

      (1)   Landscaping shall be designed to enhance the overall aesthetic quality of each site. Landscape material shall be drought resistant.

      (2)   Landscape design shall follow an overall component together.

      (3)   All areas not in use by structures, driveways, and parking spaces shall be properly landscaped.

      (4)   Landscaping shall consist of live plant materials. Rock and gravel may be incorporated into the landscaping to enhance the design but shall not replace live material.

      (5)   Landscape design and material shall adhere to the City's water wise standards.

      (6)   Walls and fences shall be integrated into landscape design.

      (7)   When appropriate, landscaping shall be used to enhance focal points, artwork, and visible areas.

      (8)   Site furniture and fixtures such as planters, light poles, tree grates, newspaper racks, benches, transit shelters, mail boxes, etc. shall be incorporated into the design landscape.

      (9)   Site furniture and light fixtures shall follow the same design concept as the major structures on the site.

      (10)   Future phases of a project site already cleared and graded shall be adequately treated (e.g. hydro mulch) to prevent erosion and reduce aesthetic impacts.

      (11)   Sites adjacent to creeks and canals shall give special attention to landscape, fence, and wall design in order to enhance natural features or minimize development impacts.

      (12)   A minimum of a fifteen foot (15') wide landscape strip shall be provided along all public street frontages of projects.

      (13)   To provide a visual transition between railroad tracks and industrial buildings, a minimum ten foot (10') wide landscaping strip shall be provided along the frontage on railroad tracks.

      (14)   When industrial buildings are located adjacent to residential uses, a minimum ten foot (10') wide landscape strip with a minimum eight foot (8') high masonry wall shall be provided.

      (15)   A minimum four foot (4') wide landscape strip shall be provided along the sides and rear property line of all industrial sites.

      (16)   In designing the perimeter landscaping, street trees and sidewalks shall be taken into consideration and incorporated into the design.

      (17)   A combination of trees, shrubs and ground cover shall be used between the buildings and public right-of-way. Water wise ground covers are highly encouraged in lieu of grass. Annuals or other non-drought tolerant plant material shall be used minimally and shall be used in highly visible areas.

      (18)   Street trees shall be combined with onsite trees to provide a double row of trees where possible.

      (19)   When perimeter landscaping is used to screen a development, fences and berms shall be combined to reduce the apparent height of fencing that is needed.

      (20)   Internal landscape areas should be clustered to provide maximum open space for the site.

      (21)   In multi-building complexes, internal landscape areas shall be designed to connect the buildings together and to take maximum advantage of landscaping by providing outdoor dining and plazas between buildings.

      (22)   Landscape should be integrated with hardscape such as textured paving, water fountains, trellises and walkways or art work to enhance the overall design of the site.

      (23)   Landscaping shall be adequately distributed throughout parking lots to reduce the effect of heat and glare from pavement.

      (24)   When parking lots are adjacent to public rights-of-way, parking shall be screened by combining berms, thirty-six to forty-two foot (36'-42') walls, shrubs and trees.

      (25)   When landscape pockets are provided between parking spaces facing each other, the width of the islands shall be a minimum of six feet (6'). Landscaped pockets shall also be provided for every seven (7) parking spaces and at the end of each row of parking spaces.

      (26)   When tree wells are provided, the wells shall be a minimum of five feet (5') square. Interlocking pavement is encouraged around tree wells.

      (27)   When selecting landscape material for parking lots, trees with deep roots shall be selected to avoid damaging the pavement.

      (28)   Buildings shall be separated from parking areas by landscaping and walkways.

      (29)   Maximum landscaping is encouraged in parking areas, however, the Municipal Code allows for two foot (2') overhang for standard spaces into internal landscape areas over six feet (6') wide or perimeter landscaped area over four feet (4') wide.

      (30)   Walkways and paths shall be provided in parking lots and provide a safe pedestrian access to buildings.

      (31)   Separate all parking and landscape areas by a six inch (6") wide, poured in place concrete curbs.

      (32)   Different color or textured material shall be used to define primary pedestrian access ways on site.

      (33)   Wherever chain linked or cyclone fences are used for security purposes or for screening areas from public view, landscaping shall be provided to screen the fence.

      (34)   All fences shall be made of durable and weather resistant materials.

      (35)   Fences and walls used for noise control shall be made of material most suited for noise reduction, and which minimize reflective sound.

      (36)   For non-industrial uses in industrial areas such as retail uses, fences other than cyclone or chain link fences shall be used.

   (f)   Mechanical Equipment

      (1)   Mechanical equipment shall not be located in the front setbacks between building and public rights-of-way.

      (2)   Roof equipment shall be fully screened by parapets, roof screens or equipment wells.

      (3)   Wherever possible, roof equipment shall be clustered and included in one (1) screen. New buildings and new additions shall plan for roof equipment screens and include them in the design of the building.

   (g)   Loading

      (1)   Loading areas shall be separated from pedestrian and automobile traffic.

      (2)   Loading areas shall not be immediately adjacent to residential uses or visible from public rights-of-way. Loading docks shall be screened from residential uses by a minimum eight foot (8') high masonry wall with ten foot (10') wide landscaped strip.

      (3)   Loading door design shall be integrated into the design of the building. High quality material and non-bright colors shall be used for loading doors.

      (4)   In multi building complexes, loading docks shall be either internalized or located in the rear of the complex in a service yard.

      (5)   All outdoor storage and loading areas shall be located in the rear of sites and screened from view by solid walls and landscaping.

   (h)   Lighting

      (1)   Exterior light fixture design shall be compatible with the design and the use of the principal structure on the site.

      (2)   Exterior light fixtures shall be incorporated into the building design and landscape scheme of the development.

      (3)   Height of the light poles shall be appropriate for the project and the surrounding environment. Height of poles shall not exceed the height of the main building. When adjacent to residential uses, height of poles along perimeter of site adjacent to residences shall not exceed eight feet (8'). Light fixtures shall be equipped with appropriate reflectors and shielded to prevent illumination of the adjacent residences.

      (4)   All exterior light bulbs shall be energy efficient type (high pressure sodium vapor or equivalent).

      (5)   Wall packs shall not be located above the parapet.

      (6)   All exterior lights shall be equipped with photo cells,

   (i)   Trash Enclosures

      (1)   Trash enclosures shall be located so they are not visible from public rights-of-way and are easily accessible by collection trucks.

      (2)   The design of the trash enclosures shall be compatible with the design of main buildings on site.

      (3)   All trash enclosures shall be constructed in accordance with Section 17.20.050(d)(3) of this code.

   (j)   Corporate and Professional Offices

      (1)   Corporate and professional office buildings shall have the highest quality architecture and be oriented toward streets.

      (2)   For office buildings, a combination of hardscape such as textured paving and water fountains and landscaping shall be used to provide strong emphasis to focal points and entrances to the buildings.

      (3)   In multi-building complexes, buildings housing corporate offices should be most visible from public rights-of-way and should be used as a focal point in the development.

      (4)   When there are two (2) or more buildings located on-site, buildings should be oriented toward public streets and provide view corridors into the project site. View corridors may be provided by controlling the spacing and angles of buildings on the site and by providing vistas and plazas.

      (5)   Building facades shall be lively with front entries facing public streets.

      (6)   The site boundaries and main entrances shall be defined by both landscaping and decorative paving.

      (7)   Consider energy efficiency in setting of buildings. Buildings should be oriented and landscape material should be selected to provide maximum energy efficiency for the buildings. For example deciduous trees should be planted on the south side of buildings to shade the buildings in the summer and allow sun inside during winter days.

   (k)   Warehouses

      (1)   Warehouse buildings shall be designed and oriented to locate the shorter width of the building toward the public rights-of-way.

      (2)   Office portion of warehouse uses shall be located in the front portion of buildings.

      (3)   Portions of buildings visible from public rights-of-way shall be architecturally treated to break up the box like look of buildings.

      (4)   Self storage facilities in industrial areas shall be designed so buildings are located around the perimeter of the site providing court yards in the center.

      (5)   Office use and manager residences, when provided, shall be located in the front of the sites.

   (l)   Industrial Parks

      (1)   A comprehensive master plan should be prepared for each project to insure design harmony. Master plans should include arrangement; orientation; location; approximate size; and the overall architectural design of structures, landscape scheme, circulation patterns, and out-door facilities.

      (2)   Focal points and public site entrances should receive special landscape or architectural treatment to enhance the streetscape.

      (3)   Over-sized or bulky structures should be located away from public streets as much as possible to avoid corridor effect along public streets.

      (4)   In the absence of transitional elements due to functional constraints, adjacent structures of substantially different scales visible from public streets should locate the smaller structures in the front with larger buildings behind them.

   (m)   Other

      (1)   Customer oriented businesses requiring visibility shall provide adequate building articulation and landscaping treatment of focal points in new projects.

      (2)   Exterior remodeling of older industrial buildings being occupied by new tenants is strongly encouraged.

      (3)   Parking and service needs shall be a primary concern in full or partial conversion of larger industrial buildings for use by several tenants. Over-head doors and loading activities should not be visible from public streets. Consider location of loading areas in the division of internal building spaces.

[Ord. No. 515, Exhibit A, 5/22/13.]