Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes 26 AREA A. EVELYN AVENUE BLOCK
A. DEVELOPMENT STRATEGY
The Evelyn Avenue block is a highly visible edge of
t
he Downtown and is envisioned as having a mix of
commercial and residential uses. Retail businesses,
restaurants, and active uses would be focused on Villa
Street, which is one of the principal entrances to
downtown. On Villa Street, ground-level businesses
should be primarily retail stores and restaurants.
The historic buildings in Area A contribute to the
character of downtown. New developments on Villa
Street should be a visual extension of Castro Street
storefronts, should support the transition of building
massing and activities from the commercial district
and be sensitive to the existing buildings in the area.
Interesting building facade materials and varied roof
forms are encouraged to provide visual interest.
Residential projects must be designed to minimize the
noise and ground vibration impacts from Central
Expressway and the Caltrain line.
Attention must be given to upper-level treatment and detailing that is recognizable and distinctive from a distance (colorful canopies, fenestration, interesting roof forms, facade ornamentation, etc.).
Open space within the downtown area will have an urban character consistent with the Downtown and should act as an attractive buffer between uses and should be used to effectively articulate building forms, promote access to light and fresh air, and maintain privacy for downtown residents.
It should also provide amenities to residents in residential developments and function as a visual amenity for non-residential uses.
Parking requirements for Area A are described in Section II.C, Parking Standards and Policies. To maintain an attractive and lively pedestrian environment, parking should be below-grade or in parking structures. Curb cuts should be minimized to promote traffic and pedestrian safety and create cohesive landscaping and building facades.
B. USES
1. Permitted and Provisional Uses
Table A.1: List of Permitted and Provisional uses in Area A.
Use F ronting Villa Street Other locations
G round Level Upper Levels
Retail, not including drive-up or drive-in services P P PUP Art galleries P P PUP
Personal services P P PUP
Restaurants, including serving of alcoholic
beverages clearly ancillary to food service; not
including drive-up or drive-in services
PUP PUP PUP
Fig. A.1: Area A
Attachment 3
Area A. Evelyn Avenue Block
Downtown Precise Plan
27 Business services P P PUP
Childcare centers PUP
Hotels PUP
Theatre, entertainment and indoor recreational
uses
PUP PUP PUP
Offices, not including administrative offices P P P UP
Administrative offices PUP P PUP
Residential, up to 50 units per acre P P
Efficiency studios PUP
Senior housing at up to 60 units per acre PUP
Surface parking and parking structures that meet
the standards in Section II.C
PUP PUP PUP
Other businesses or service establishments which
are determined by Zoning Administrator to be of
a similar character as listed in this table
PUP PUP PUP
P – Permitted Use; PUP – Provisional Use Permit
2. Prohibited Uses along Villa Street and the Remainder of the Block a. Bars and nightclubs serving alcoholic beverages not ancillary to food service.
C. DEVELOPMENT REQUIREMENTS
For preservation and restoration of Historic Resources, refer to the Historic Ordinance for development requirements and standards.
Table A.2: Development requirements in Area A.
Development
Requirement
Parcels Fronting Villa Street Other parcels
Maximum Height 50 feet
Maximum FAR 1.85
Front and Side Yard
Setbacks
5 feet
Zoning Administrator may allow a
deviation if it improves the quality
of the project and enhances the
commercial storefront character of
the downtown district.
5 feet
Rear Yard Setback
(Buildings)
15 feet
Rear Yard Setback (Below
and at -grade parking)
5 feet
Setback Encroachments Porches, steps, landings, or terraces may encroach into these areas as long as more than 50% of the setback area is reserved for landscaping .
Trees in Setbacks Side and rear setbacks shall have trees that are 24-inch box size at a minimum spacing of 30 feet on cen ter.
Upper Floor Stepbacks 10-foot stepback above 2 stories
from ground level.
Encroachment in the stepback is
allowed for block corner features
for a maximum width of 20 feet .
No minimum
Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes 28 D. DESIGN STANDARDS AND GUIDELINES
1. Development Massing
Standards
S1. For developments adjacent to historic buildings, the building massing shall step down to be a maximum of 10 feet taller than the height of the adjacent historic building for a minimum of 10 feet from it (see Fig. A.3).
S2. A character change shall be provided at least every 75 feet (see Fig. A.3). Character changes include at least two of the following: changes to primary colors, changes to primary materials, and changes to primary wall planes. Projects may elect to provide a massing break in lieu of or in addition to a character change. Massing breaks shall be minimum four feet deep and 10 feet wide.
Guidelines
G1. Massing breaks, stepbacks and/or step-downs should be provided to create transition to existing surrounding development (see Fig. A.3).
G2. Special corner features should be incorporated at corner parcels. These may include but are not limited to display windows, corner roof features, taller massing and change in materials (see Fig. A.3). See Table A.2 for allowed exceptions for corner features .
Minimum Open Space
(Projects containing
Residential)
30 percent of lot area
Minimum Open Space
(Non-Residential Projects)
20 percent of lot area.
The Zoning Administrator may allow a reduction if it improves the quality of the project and enhances the commercial storefront character of the downtown district.
Minimum ground floor
height ( Non -residential )
10 feet (finished floor to ceiling clear height)
Finished ground floor
elevation (residential units)
Within 5 feet above sidewalk level ( see Fig. A.4)
Fig. A.2: Illustrative Section Area A
Area A. Evelyn Avenue Block
Downtown Precise Plan
29 2. Ground Level Treatment and Facade
Articulation
Standards
S1. Street- and public open space-facing
building facades shall be articulated in
increments of up to 25 feet width using
architectural and structural elements such
as columns, fenestration patterns, entry
alcoves, or changes in facade planes and
materials (see Fig. A.3).
Guidelines
G1. Commercial development should meet
ground-level treatment guidelines outlined
in the Historic Retail District.
G2. Pedestrian-level articulation should
include storefront detailing, facade
ornamentation, special materials, flower
boxes, and other improvements to
reinforce the pedestrian nature.
3. Entrances
Standards
S1. Primary pedestrian access to street-facing
ground-level uses shall be along the public
street.
Fig. A. 4: Finished ground floor elevation for
residential developments within 5' of sidewalk.
Fig. A. 5: Building entrances shall be recessed by 3'
from the public right -of-way.
Fig. A.3: Example of stepdown adjacent to historic buildings and taller massing at the block corner.
Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes 30 S2. Street-and public open space-facing
entrances shall be recessed from the
building facade by at least three feet
creating a minimum six-foot wide entry
alcove (see Fig. A.5). Existing non-
conforming alcoves shall be updated to
meet this standard if the street-facing
building facade is structurally modified.
S3. Ramps and/or steps provided at entrances
shall not encroach in the public right-of-
way.
Guidelines
G1. Access to individual ground floor
residential units should include a
transition from public to private areas using front porches, steps, stoops, landscaped setbacks, or similar features (see Fig. A.6).
G2. Residential and commercial entrances in mixed-use developments should be distinct and easily identifiable.
4. Windows
Standards
S1.
At upper floor building facades, punched
windows shall be provided.
S2. A minimum of 90 percent of upper floor
windows on street-or public open space-
facing building facades shall be designed
such that (see Fig. A.8):
a. The total width of windows is not
greater than nine feet.
b. Windows are at least 12 inches apart.
c. Windows with width-to-height ratio
greater than 2:3 shall include vertical
mullions such that each panel is not
greater than 2:3 width-to-height ratio.
S3. Windows shall be inset from the building
facade or window trim by at least two inches to
create shade and shadow detail (see Fig. A.7).
S4. Mirrored or reflective glass is not allowed on a street-or public open space-facing building facade at any level.
Fig. A. 6: Access to ground floor residential units
from the sidewalk using stoops.
Fig. A. 7: Windows inset from the building
facade add to the rich ness of the building
facade.
Area A. Evelyn Avenue Block
Downtown Precise Plan
31 5. Roof Treatment
Standards
S1.
Continuous roof lines greater than 75 feet
shall be broken up using stepbacks,
changes in parapet or roof heights and/or
by using a combination of roof forms (see
Fig. A.10). This does not apply to stepback
floors.
S2. Parapet caps shall be provided at the
street-facing building facade. Where
provided, cornices and parapet caps shall
be at least six inches deep and six inches
tall (see Fig. A.9). This standard does not
apply to stepback floors.
S3. Rooftop equipment shall be fully screened
from public/street view using architectural
elements including
but not limited to
parapets and screens.
Fig. A. 9: An example of roofs with a parapet cap
and a cornice.
Fig. A.8: Upper floor windows shall have a vertical proportion.
Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes 32 Guidelines
G1.
When roof decks are added as a common
open space or recreational facility, all
mechanical and service equipment
should be screened from the common
open space.
6. Building Materials
Standards
S1. Street-facing and public open space-
facing building facades shall have one
primary material that has a traditional
appearance, such as stone, brick, stucco,
or wood.
Guidelines
G1.
Secondary materials for building
facades may include modern and/or
decorative elements such as glass,
metal, tile etc.
G2. Roofing materials and accenting
features such as canopies, cornices, tile
accents, etc. should offer color
variation.
G3. Residential building materials should
include quality details such as wrought
iron, wood-framed windows, wood
brackets and tile roofs.
7. Open Space
Standards
S1. Ground-level common open spaces that have walkways or pathways shall be at least 10 feet wide with a minimum of 6' wide walkway (see Fig. A.13).
S2. Raised planters provided at street-facing or public open space-facing setbacks shall not be taller than three feet (see Fig. A.12).
Guidelines
G1. Building setback areas along streets and common open spaces within a development should be landscaped using California native trees and/or shrubs.
Fig. A. 11: Outdoor seating for commercial buildings
along streets.
Fig. A.10: Interesting roof forms are encouraged
throughout the downtown.
Area A. Evelyn Avenue Block
Downtown Precise Plan
33 8. Parking
Standards
S1. When surface parking is provided on
site, it shall be:
a. Setback at least five feet from the
street- or public open space-facing
property line.
b. Screened from the street using
architectural and/or landscaping
elements
that are at least three feet
but no greater than five feet tall.
S2. Below grade parking shall not extend
more than four feet above grade (see
Fig. A.14).
S3. Ventilation exhaust or equipment for
below grade parking shall not front
public sidewalks or accessways
(except
the alley). If located along a street-facing
facade, there shall be a minimum five-foot
wide landscape buffer between the
building and the sidewalk (see Fig. A.14).
Guidelines
G1. Where feasible, primary vehicle access should be from an alleyway that extends from Bryant Street to Franklin Street along the southern property lines of the residential areas.
Fig. A. 14: Below grade parking illustration.
Fig. A. 13: At least 10’ wide open space with a
minimum of 6’wide walkway.
Fig. A. 12: Raised planters in setbacks shall not be
taller than 3'.
Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes 34 9. Services and Trash Areas
Standards
S1.
New food service uses and new buildings
shall provide trash enclosures within the
envelope of the building. Enclosures shall
comply with any latest enclosure
dimension standards.
S2. Loading areas in new buildings shall be
within the envelope of the building.
S3. All trash service and loading access shall
be off an alley, if available. If not available,
it shall be located in a well-screened
location, away from residential uses.
S4. All trash and loading areas outside the
building envelope shall be screened from public view
using landscape and architectural
elements (see Fig. A.15).
Guidelines
G1. Screens, enclosures, and any other devices used to screen service facilities such as trash and loading areas should be consistent with the overall building architecture in form, material, and detail.
10. Site Access
Standards
S1. For developments with
less than 50
parking spaces , a maximum of one curb
cut shall be provided.
S2. Curb cuts shall be a maximum of 12 feet
wide for one-way driveways and a
maximum of 22 feet for two-way
driveways unless otherwise required by
City ordinance or policy (see Fig. A.16).
S3.
Curb cuts and parking shall not take up
more than 42 feet of any street- or public open space-facing frontage (see Fig. A.16).
Guidelines
G1. For developments with
more than 50 parking spaces , no greater than two curb cuts should be provided.
11. Noise and Ground Vibrations
Standards
S1. Residential projects within 300' of Evelyn Avenue right-of-way shall prepare a noise and vibration analysis by a certified acoustical engineer identifying impacts and measures to reduce impacts.
Fig. A.16: Diagram illustrating curb cut widths
Fig. A. 15: Trash area screened from public view
using architectural elements.
Area G. Transit Center Block
Downtown Precise Plan
67 C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Conv 2021
AREA G. TRANSIT CENTER BLOCK
A. DEVELOPMENT STRATEGY
The Transit Center block is appropriate for
developments that provide a mix of businesses,
services, and housing opportunities near the
Transit Center. Developments must create a
lively and active storefront environment creating
an engaging entrance into the City.
Ground-floor retail stores and restaurants
extending Castro Street storefront activity are
encouraged in this area. Offices on the ground
floor must enhance the public realm with
increased pedestrian engagement and transparent
facades. Residential uses should be primarily
located on the upper levels particularly in the
block closest to Evelyn Avenue.
The Transit Center is a major gateway to the
downtown. New developments should be at least
two stories and should be designed such that
building facades are recognizable and distinctive
from a distance (colorful canopies, fenestration,
interesting roof forms, facade ornamentation,
etc.). They should be a visual extension of the
Castro Street commercial district and be sensitive
to the traditional building size and storefronts on
Castro Street.
Open space within the downtown area will have an urban character consistent with the Downtown and should act as an attractive buffer between uses and should be used to effectively articulate building forms, promote access to light and fresh air, and m aintain privacy for downtown residents. It should also provide amenities to residents in residential developments and function as a visual amenity for non-residential uses. Landscaped open space areas s hould include evergreen trees for screening, specimen trees for visual color and attractive shru bs and ground cover. Landscape species should be California native or at minimum drought tolerant.
Parking requirements for Area G are described in Se ction II.C, Parking Standards and Policies. On- site parking should be fully below-grade to maintai n an attractive and active storefront environment.
Curb cuts should be minimized to promote traffic and pedestrian safety and create cohesive landscaping and building facades.
Fig. G 1: Area G
68 C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Conv 2021 Downtown Pre cise Plan Area-Specific Standards, Guidelines and Prototypes
B. USES
Table G.1: List of Permitted and Provisional uses in Area G.
Use Ground Level Upper Level
Retail, not including drive-up or drive-in services P P Art galleries P P
Personal services P P
Restaurants, including serving of alcoholic beverages clearly ancillary to food service; not including drive -up or drive -in services
PUP PUP
Business services P P
Childcare centers PUP PUP
Hotels PUP PUP
Theaters, entertainment, and indoor recreational uses PUP PUP Bars and nightclubs serving alcoholic beverages not ancillary to food service
PUP PUP
Offices, not including administrative offices P P
Administrative offices PUP P
Residential, up to 50 units per acre PUP P
Efficiency studios PUP PUP
Senior housing at up to 60 units per acre PUP PUP
Surface parking in 100 block of Area G
Surface parking (remaining Area G) and parking structures that exceed a height of 4’ above finished grade;
PUP PUP
Other businesses or service establishments which are determined by Zoning Administrator to be of similar character as listed in this table
PUP PUP
P – Permitted Use; PUP – Provisional Use Permit
C. DEVELOPMENT REQUIREMENTS
For preservation and restoration of Historic Resources, refer to the Historic Ordinance for development requirements and standards.
Table G.2: List of Development Requirements
Criteria Development Requirement
Maximum Height 50 feet
(Decorative roof treatments and architectural features, such as a taller mass at the corner of a building, are allowed to exceed the maximum allowed height limit )
Maximum FAR 1.85
Minimum ground floor
height (non -residential)
10 feet (finished floor to ceiling clear height)
Front Yard Setback 5 feet for residential ground-floor uses (No front yard building setback is required for commercial, office or mixed -use projects with residential on the upper levels ) Side Yard Setback None required
Read Yard Setback 15 feet for buildings; 5 feet fo r parking structures (below & at-grade) (see Fig. G. 2)
Side and rear setbacks shall have trees that are 24-inch box size at a minimum spacing of 30 feet on center.
Area G. Transit Center Block
Downtown Precise Plan
69 C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Conv 2021
Minimum Open Space 20 percent of the site area for non-residential developments; 30 percent of site area for residential developments
(The Zoning Administrator may allow deviations from this requirement where it is found that it can improve the quality of the project or enhance the character of the Downtown district) Upper Floor Stepbacks Stepback is required for structures adjacent to historic resources.
Encroachment in the stepback is allowed for block corner features for a maximum width of 20 feet.
Finished ground floor
elevation (residential units)
Within 5 feet above sidewalk level ( see Fig. G.5)
D. DEVELOPMENT STANDARDS AND GUIDELINES
1. Development Massing
Standards
S1. For developments adjacent to historic buildings, the building massing shall step down to be a maximum of 10 feet taller than the height of the adjacent historic building for a minimum of 10 feet from it (see Fig. G.3).
S2. A character change shall be provided at least every 75 feet (see Fig. G.3). Character changes include at least two of the following: changes to primary colors, changes to primary materials, and changes to primary wall planes. Projects may elect to provide a massing break in lieu of or in addition to a character change. Massing breaks shall be minimum four feet deep and 10 feet wide.
Guidelines
G1. Massing breaks, stepbacks and/or step-downs should be provided to create transition to existing surrounding developments .
G2.
Special corner features should be incorporated at corner parcels. These may include but are not limited to display windows, corner roof features, taller massing, and change in materials (see Fig. G.3). See Table G.2 for allowed exceptions for corner features.
Fig. G.2: Illustrative Section Area G.
70 C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Conv 2021 Downtown Pre cise Plan Area-Specific Standards, Guidelines and Prototypes
2. Ground Level Treatment and Facade Articulation
Standards
S1. Street- and public open space-facing
building facades shall be articulated in
increments of up to 25 feet width using
architectural and structural elements
such as columns, fenestration patterns,
entry alcoves, or changes in facade
planes and materials (see Fig. G.3).
S2.
A minimum of 50 percent of the ground
floor commercial frontage area along
streets and public open spaces shall be
transparent facades (see Fig. G.4). Doors
providing 40 percent glazing on the
ground floors in locations mentioned shall
count toward the requirement.
S3. When a base is provided along a street-
facing building facade, it shall be limited to
30 inches in height at grade and project a
maximum of six inches from the building
facade (see Fig. G.4).
S4. Street-facing canopies are allowed to extend
up to six feet over the sidewalk and shall
have a minimum vertical clearance of eight
feet (see Fig. G.4).
Guidelines
G1. Commercial development should meet
ground-level treatment guidelines outlined
in the Historic Retail District.
Fig. G. 5: Finished ground floor elevation for
residential developments within 5' of sidewalk.
Fig. G. 4: Transparent ground floor commercial
frontage helps increase the liveliness of the streets.
Fig. G.3: Example of stepdown adjacent to historic buildings and taller massing at the block corner.
Area G. Transit Center Block
Downtown Precise Plan
71 C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Conv 2021
G2. Pedestrian-level detailing should include storefront detailing, facade ornamentation, special materials, flower boxes and other improvements to reinforce the pedestrian nature.
3. Entrances
Standards
S1. Street-and public open space-facing
entrances shall be recessed from the
building facade by at least three feet
creating a minimum six-foot wide entry
alcove (see Fig. G.8). Existing non-
conforming alcoves shall be updated to
meet this standard if the street-facing
building facade is structurally modified .
S2. Multiple entrances within a building
shall be no more than 50’ apart on center
(see Fig. G.7).
S3. Ramps and/or steps provided at
entrances shall not encroach in the public
right-of-way.
Guidelines
G1. Access to individual ground floor residential units should include a transition from public to private areas using front porches, steps, stoops, landscaped setbacks, or similar features (see Fig. G.6).
Fig. G. 8: Entry recessed from street-facing
building facade to create an alcove.
Fig. G. 6: Access to ground floor residential units
from the sidewalk using stoops.
Fig. G. 7: Facade articulations at 25' intervals with
business entrances at a maximum of 50'.
72 C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Conv 2021 Downtown Pre cise Plan Area-Specific Standards, Guidelines and Prototypes
4. Windows
Standards
S1.
At upper floor building facades, punched
windows shall be provided.
S2. A minimum of 90 percent of upper floor
windows on street-or public open space-
facing building facades shall be designed
such that (see Fig. G.10):
a. The total width of windows is not
greater than nine feet.
b. Windows are at least 12 inches apart.
c. Windows with width-to-height ratio greater than
2:3 shall include vertical mullions such that each
panel is not greater than 2:3 width-to-height
ratio.
S3. Windows shall be inset from the building facade or window trim by at least two inches to create shade and shadow detail (see Fig. G.9).
S4. Mirrored or reflective glass is not allowed on a street-or public open space-facing building facade at any level.
Fig. G.10: Upper floor window panels shall have a v ertical proportion.
Fig. G. 9: Windows inset from the
building facade add to the richness of
the building facade.
Area G. Transit Center Block
Downtown Precise Plan
73 C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Conv 2021
5. Roof Treatment
Standards
S1.
Continuous roof lines greater than 75 feet
shall be broken up using stepbacks, changes
in parapet or roof heights and/or by using a
combination of roof forms (see Fig. G.12).
This does not apply to stepback floors.
S2. Parapet caps shall be provided at the
street-facing building facade. Where
provided, cornices and parapet caps shall
be at least six inches deep and six inches
tall (see Fig. G.11). This standard does
not apply to stepback floors.
S3. Rooftop equipment shall be fully screened
from public/street view using architectural
elements
including but not limited to
parapets and screens.
Guidelines
G1. When roof decks are added as a common
open space or recreational facility, all
mechanical equipment and service rooms
should be screened from the common space.
6. Building Materials
Standards
S1.
Street-facing and public open space-facing
building facades shall have one primary
material that has a traditional appearance, such as stone, brick, stucco, or wood.
Guidelines
G1.
Secondary materials for building facades may include modern and/or decorative elements such as glass, metal, tile etc.
G2. Building facade materials should be light in color, i.e. earth tones, pastels or whites accented with dark or bright colors
G3. Roofing materials and accenting features such as canopies, cornices, tile accents, etc. should offer color variation.
G4. Residential building materials should include quality details such as wrought iron, wood-framed windows, wood brackets and tile roofs.
7. Open Space
Standards
S1. Ground-level common open spaces that have walkways or pathways shall be at least 10 feet wide open space with a minimum of 6' wide walkway (see Fig. G.14).
Fig. G. 11: An example of roofs with a parapet
cap and a cornice.
Fig. G. 12: Interesting roof forms are encouraged
throughout the downtown.
74 C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Conv 2021 Downtown Pre cise Plan Area-Specific Standards, Guidelines and Prototypes
S2. Raised planters provided in street-facing or public open space-facing setbacks shall not be taller than three feet (see Fig. G.13).
Guidelines
G1.
Building setback areas along streets and common open spaces within a development should be landscaped using California native trees and/or shrubs.
8. Parking
Standards
S1. Ventilation exhaust or equipment for
below grade parking shall not front public
sidewalks or accessways
(except the
alley). If located along a street-facing
facade, there shall be a minimum five-
foot wide landscape buffer between the
building and the sidewalk (see Fig. G.15).
9. Services and Trash Areas
Standards
S1.
New food service uses and new buildings
shall provide trash enclosures within the
envelope of the building. Enclosures shall
comply with any latest enclosure dimension
standards.
S2. Loading areas in new buildings shall be
within the envelope of the building.
S3. All trash service and loading access shall be
off an alley, if available. If not available, it
shall be located in a well-screened location,
away from residential uses.
Fig. G. 15: Below grade parking illustration.
Fig. G. 14: At least 10’ wide open space
with a minimum of 6’wide walkway.
Fig. G. 13: Raised planters in setbacks shall
not be taller than 3'.
Fig. G. 16: Trash area screened from public
view using architectural elements.
Area G. Transit Center Block
Downtown Precise Plan
75 C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Conv 2021
S4. All trash and loading areas outside the building envelope shall be screened from public view using landscape and architectural elements (see Fig. G.16).
Guidelines
G1. Screens, enclosures, and any other devices used to screen service facilities such as trash and loading areas should be consistent with the overall building architecture in form, material, and detail.
10. Site Access
Standards
S1. For developments with
less than 50 parking
spaces , a maximum of one curb cut shall be
provided.
S2. For developments with more than 50 parking
spaces , no greater than two curb cuts shall be
provided.
S3. Curb cuts shall be a maximum of 12 feet
wide for one-way driveways and a maximum
of 22 feet for two-way driveways unless
additional width is required for safety and
operations (see Fig. G.17).
S4.
Curb cuts and parking shall not take up more
than 42 feet of any street- or public open
space-facing site frontage (see Fig. G.17).
Fig. G. 17: Diagram illustrating curb cut widths.
76 C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Conv 2021 Downtown Pre cise Plan Area-Specific Standards, Guidelines and Prototypes
AREA H. HISTORIC RETAIL DISTRICT
A. DEVELOPMENT STRATEGY
A critical development objective includes the
enhancement of Castro Street as the principal
focus of the downtown and as a lively
pedestrian spine with continuous active retail
and restaurant uses. The first three blocks of
Castro Street contain the historic retail core of
Mountain View with some buildings dating to
the late 19th and early 20th Centuries. The
buildings in Area H are a mixture of ages and
architectural styles, but there are unifying
characteristics including limited height, narrow
building widths and small storefronts that
create a fine-grained pedestrian scale and a
continuous frontage of retail and restaurant
uses. A major component of the development
strategy of this area is to reinforce this
continuity and strengthen the pedestrian
environment by requiring all new development
to provide active ground-level uses.
Area H is in the Parking District, where most
parking is in public lots and shared garages. The
principal objective is to reinforce the active
pedestrian-oriented uses along Castro Street
and its immediate side streets. Parking
requirements for this area will depend on the
use (see Section II.C).
New development should be sensitive infill
development within the small parcel
increments of the area. Larger tenant spaces
should maintain the comfortable pedestrian
scale of Castro Street and ensure an
appropriate transition between new
development and the “fabric” of existing
structures.
This is particularly important in the 100 and
200 blocks of Castro Street where several older
buildings are located. Section E - Design
Guidelines (for Area H) emphasize the
importance of reinforcing the character of
downtown.
Fig. H. 1: Area H
Fig. H. 2: The annual Downtown Art and Wine Festival.
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B. USES
Standards
S1. Ground level provisional uses fronting on Castro an d Cross Streets will only be allowed if they can sufficiently demonstrate that they will ge nerate pedestrian activity and streetside interest compatible with the desired Castro Street environment described in the goals and objectives for the downtown. The criterion of gener ating pedestrian traffic is most critical for establishments fronting Castro Street.
S2. Ground level administrative offices fronting Castro and Cross Streets, which were made legal nonconforming on (update adoption date), may be allowed to continue. If vacant for a period of six months or more, re-occupation of such spaces with administrative office is allowed under the conditions of any previously issu ed Provisional Use Permit applicable to that space. Upon conversion to a currently allowed use (permitted or provisional), that space shall no longer be allowed administrative office.
Table H.1: List of Permitted and Provisional uses in Area H.
Use
Fronting on Castro
& Cross Streets**
Other locations
Ground
Level
Upper
Levels
Ground
Level
Upper
Levels
Retail, not including drive-up or drive-in services P P P P Art galleries P P P P
Personal services P P P P
Restaurants, including serving of alcoholic beverages
clearly ancillary to food service; not including drive-up or drive -in services
PUP PUP PUP PUP
Business services PUP P P P
Banks and financial institutions PUP P P P
Medical services PUP P P P
Hotels PUP PUP PUP PUP
Theaters PUP
Bars, nightclubs, establishments providing entertai nment or permitting dancing, and establishments serving
alcoholic beverages not ancillary to food service
PUP
Lodges, Clubs, social or fraternal organizations PUP P P P Indoor recreation uses PUP PUP PUP PUP
Offices, not including administrative offices PUP P P P Administrative offices * PUP PUP PUP
Residential, up to 50 units per acre * PUP * PUP
Other businesses or service establishments which are
determined by Zoning Administrator to be of a similar
character as listed in this table
PUP PUP PUP PUP
P – Permitted Use; PUP – Provisional Use Permit
∗ Lobbies and access to upper floors are allowed
(See Ground Level Treatment & Façade Articulation, S5). ** Does not apply to the frontage along W Evelyn Av e between Bryant St and Castro St.
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C. DEVELOPMENT REQUIREMENTS
For preservation and restoration of Historic Resources, refer to the Historic Ordinance for development requirements and standards.
Table H.2: List of Development Requirements
Development
Requirement
Castro Street Other locations
100-200 blocks
(Evelyn Avenue
to Dana Street)
Block 300 (West
Dana Street to
California Street)
Maximum Height 50 feet 55 feet 55 feet
Decorative roof treatments and architectural features, such as a taller mass at the corner of a building, are allowed to exceed the maximum allowed height limit (see Fig. H.4).
Floor Area Ratio (FAR) 2.75
(Only applies to Office, other uses are exempt from FAR.
Office developments greater than 2.75 FAR may be allowed to continue. ) Upper Floor Stepbacks 10-foot stepback
above 40 feet from
the ground level
10-foot stepback
above 45 feet from
the ground level
4-foot stepback above 45 feet from
the ground level (none required for
streets parallel to Castro Street)
Encroachment in the stepback is allowed for block corner features for a maximum width of 20 feet.
Minimum ground floor
height
10 feet (finished floor to ceiling clear height)
Minimum depth of
retail or restaurant
space
40 feet (for corner lots at least one depth shall be a minimum of 40 feet, the other depth shall be at least 25 feet). The Zoning Administrator may allow shallower commercial spaces where development is constrained by parcel dimensions or necessary improvements, such as trash rooms or exiting.
Maximum allowed
Building Coverage
100 percent
Build-to Lines All developments shall be built to t he back of the proposed sidewalk. Mid- block pedestrian passages that encourage through-block pedestrian circulation and/or arcaded spaces that create wider sidewalk areas for cafés, etc. are encouraged.
Setbacks
(Side and Rear Yards)
None required
Maximum building
length
125’ along Castro Street frontage No maximum
Open Space A minimum of 30 percent of the site area must be de voted to open space for residential/mixed-use projects. The Zoning Administ rator may allow deviations from this requirement where it is found that it can improve the quality of the project or enhance the character of the Downtown.
Minimum Open Space
Width
10 feet
Parking As described in Section II.C, Parking Standards and Policies
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Fig. H.3: Area H - Height Illustration
80 C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Conv 2021 Downtown Pre cise Plan Area-Specific Standards, Guidelines and Prototypes
D. DEVELOPMENT STANDARDS AND GUIDELINES
1. Development Massing
Standards
S1.
For developments adjacent to historic buildings, the building massing shall step down to be a maximum of 10 feet taller than the height of t he adjacent historic building for a minimum of 10 feet (see Fig. H.5).
S2. A character change shall be provided at least every 75 feet (see Fig. H.5). Character changes include at least two of the following: changes to primary colors, changes to primary materials, and changes to primary wall planes. Projects may elect to provide a massing break in lieu of or in addition to a character change. Massing breaks shall be minimum four feet deep and 10 feet wide.
Fig. H.4: An example of development massing in Area H. 81 C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Conv 2021 Area H. Historic Retail District
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Guidelines
G1.
Massing breaks, stepbacks and/or step-downs should be provided to create transition to existing surrounding developments .
G2. Special corner features should be incorporated at corner parcels. These may include but are not limited to display windows, corner roof features, taller massing, and change in materials (see Fig. H.5). See Table H.2 for allowed exceptions for corner features.
2. Ground Level Treatment and Facade Articulation
Standards
S1. Street- and public open space-facing
building facades shall be articulated in
increments of up to 25 feet width using
architectural and structural elements
such as columns, fenestration patterns,
entry alcoves, or changes in facade
planes and materials (see Fig. H.5).
S2. A minimum of 60 percent of the ground
floor building facade area
along Castro
Street and 45 percent of the ground floor
building facade area along Cross Streets
shall have windows or doors (see Fig.
H.6 and Fig. H.8). Doors providing 40
percent glazing on the ground floors in
locations mentioned shall count toward
the requirement.
Fig. H. 6: Transparent ground floor commercial
frontage helps increase the liveliness of the streets.
Fig. H.5: Example of stepdown adjacent to historic buildings and taller massing at the block corner.
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S3. When a base is provided along a street-facing
building facade, it shall be limited to 30 inches
in height and project a maximum of six inches
from the building facade ( see Fig. H.6 and
Fig. H.8).
S4. Street-facing canopies are allowed to extend
up to six feet over the sidewalk and shall
have a minimum vertical clearance of eight
feet (see Fig. H.7 and Fig. H.8).
S5. When ground floor lobbies are provided at
corner parcels along Castro Street, they shall
only be located along Cross Streets such that
they are at minimum 25 feet from the
intersection of the property lines (see Fig. H.9).
Fig. H.7: Canopies help provide a pedestrian
scale to the building.
Fig. H. 8: Example of building facades with different architectural styles utilizing the same design features such as roof articulation, canopies, windows etc.
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3. Entrances
Standards
S1.
Street-and public open space-facing entrances
shall be recessed from the building facade by
at least three feet creating a minimum six-foot
wide entry alcove (see Fig. H.11 and Fig.
H.10). Existing non-conforming alcoves shall
be updated to meet this standard if the street-
facing building facade is structurally modified .
S2. Along Castro Street, any building greater than
75’ wide shall be structurally designed to
allow for multiple entrances, no more than 50’
apart on center (see Fig. H.12).
S3. Ramps and/or steps provided at entrances
shall not encroach in the public right-of-way.
Fig. H. 11: Entry recessed from street-facing
building facade to create an alcove.
Fig. H. 10: Entry alcove at street-facing
building facade.
Fig. H. 12: Facade articulations at 25' intervals with
business entrances at a maximum of 50'.
Fig. H. 9: Ground floor lobbies shall be at least 25' from the intersection of property lines at corner parcels. 84 C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Conv 2021 Downtown Precise Plan Area-Specific Standards, Guidelines and Prototypes
4. Windows
Standards
S1.
At upper floor building facades, punched windows
shall be provided.
S2. A minimum of 90 percent of upper floor windows
on street-or public open space-facing building
facades shall be designed such that (see Fig. H.14):
a. The total width of windows is not greater than
nine feet.
b. Windows are at least 12 inches apart.
c. Windows with width-to-height ratio greater than
2:3 shall include vertical mullions such that each
panel is not greater than 2:3 width-to-height ratio.
S3. Windows shall be inset from the building facade or window trim by at least two inches to create shade
and shadow detail (see Fig. H.13).
S4. Mirrored or reflective glass is not allowed on a street-or public open space-facing building facade at any level. Only transparent glass shall be used for windows or glazing at the ground floor.
Fig. H. 14: Upper floor windows shall have a vertical proportion.
Fig. H. 13: Punched windows add to the
richness of the building facade .
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5. Roof Treatment
Standards
S1. Continuous roof lines
for street-or public open space-facing building facades longer than 75 feet shall be broken up using changes in parapet or roof heights and/or by using a combination of roof forms (see Fig. H.16 ). This does not apply to building facades at stepback floors.
S2. Parapet caps shall be provided at the street-facing building facade. Where provided, cornices and parapet caps shall be at least six inches deep and six inches tall (see Fig.
H.8 and Fig. H.15).
S3. Rooftop equipment shall be fully screened from public/street view using architectural elements including but not limited to parapets and screens.
Guidelines
G1.
When roof decks are added as a common open space or recreational facility, all mechanical equipment and service rooms should be screened from the common space.
6. Building Materials
Standards
S1. Street-facing and public open space-facing building facades shall have one primary material that has a traditional appearance, such as stone, brick, stucco, or wood.
7. Open Space
Standards
S1.
Ground-level common open spaces that have walkways or pathways shall be at least 10 feet wide with a minimum of 6' wide walkway (see Fig. H.18).
S2. Raised planters provided in street-facing or public open space-facing setbacks shall not be taller than three feet (see Fig. H.17).
Fig. H. 15: An example of roofs with a parapet cap
and cornice.
Fig. H. 16: Continuous roof lines broken up using
parapet articulation.
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Guidelines
G1.
Building setback areas along streets and
public open spaces within a development
should be landscaped using California
native trees, shrubs and/or plants.
8. Services and Trash Areas
Standards
S1.
New food service uses and new buildings
shall provide trash enclosures within the
envelope of the building. Enclosures shall
comply with any latest enclosure
dimension standards.
S2. Loading areas in new buildings shall be within the envelope of the building.
S3. All trash service and loading access shall be off an alley, if available. If not available, it shall be located in a well-screened location, away from residential uses.
Fig. H. 20: Service facilities should be screened with enclosures and devices consistent with the building architecture.
Fig. H. 18: At least 10’ wide open space with a
minimum of 6’wide walkway.
Fig. H. 17: Raised planters in setbacks shall not be
taller than 3'.
Fig. H. 19: Raised planters in setbacks shall not
be taller than 3'.
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S4. All trash and loading areas outside the building envelope shall be screened from public view using landscape and architectural elements (see Fig. H.20).
Guidelines
G1.
Screens, enclosures, and any other devices used to screen service facilities such as trash and loading areas should be consistent with the overall building architecture in form, material, and detail (see Fig. H.20).
E. DESIGN GUIDELINES
These are recommendations for the architectural treatment and organization of buildings and open space and are the criteria for reviewing projects during the design review process.
1. Development Massing
New development should preserve the rhythm and fine-grained pedestrian scale of existing buildings within the Historic Retail District by re specting the relatively narrow building increments, which are predominantly 25’ to 50’ in width.
2. Building Coverage
In order to create well-defined street spaces
consistent with the scale of downtown
Mountain View, side yards are discouraged in
favor of contiguous building facades along
the street. However, narrow mid-block
pedestrian passages that encourage through-
block pedestrian circulation and/or arcaded
spaces that create wider sidewalk areas for
cafés, etc. are encouraged.
Fig. H. 22: Both small and large-scale new development should preserve the rhythm and fine-grained pedestrian scale of existing buildings within the Historic Retail District by respecting the relatively narrow building increments, which are predominantly 25’ to 50’.
Fig. H. 21: Sidewalk cafés and an engaging pedestrian
experience Downtown.
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3. Ground-Level Corner Uses
High activity-generating uses are especially encour aged at the Castro Street intersections.
Entries to elevator lobbies should not be located at intersections.
4. Ground-Level Treatment
The unique community character created by the mixture of building ages and architectural styles and the architectural design influence of historic buildings should be encouraged. All street-frontage establishments should provide prima ry access directly to the street. Long expanses of inactive building frontage should be avoided by placing street doors at intervals no greater than 50’ and by maintaining 60 percent o f the ground-level building facade in transparent window surface. All buildings should incorporate a base in their design.
The visual experience of moving along the street sh ould be enjoyable and interesting. A change in major compositional elements of the street-level facade design is recommended at intervals of 25’ to 50’. Colorful awnings overha nging the sidewalk are also recommended to further enhance the life and variety of the street.
Particular attention should be given to craftsmanship and detailing within the pedestrian’s range of touch and view. For instance, the use of s pecial storefront detailing and facade ornamentation such as flower boxes and special mate rials, can reinforce the pedestrian nature of the street.
Businesses fronting mid-block pedestrian passageways should provide direct access to those passageways, with attractively framed windows and doorways.
On cross-streets, while the overall goal is to have build-to lines at the front of buildings, ground- floor facades may be set back for outdoor activities.
Fig. H. 23: Architectural treatment recommendations
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4. Entrances
Commercial entrances should be
recessed from the facade, creating a
small alcove. This establishes a more
definitive sense of entry and affords an
alternative view of merchandise in the
display windows. Existing recessed
entries should be retained.
The doors of a commercial storefront
typically contain large glass panels with
vertical proportions that presents a
visual connection to the streetscape.
Retain and restore original historic
doors and their frames where possible.
5. Facade Treatment
To maintain the present scale and
character of buildings in the Historic
Retail District, large uninterrupted
expanses of horizontal and vertical wall
surface should be avoided. Building
facades should respond to the relatively
narrow increments of development (25’
to 50’) with variation in fenestration,
building materials and/or building
planes.
Facades on both new and rehabilitated
buildings should include the elements that make up a complete storefront including doors, display windows, bulkheads, transom windows, signage and awnings. New buildings need not mimic an “historical” architectural style but should include these architectural features, details and materials where appropriate to be compatible wi th and reinforce existing buildings.
Preservation of existing historic details and materials should be encouraged.
Even if separate businesses function within the same building, the overall design of the facade must be consistent. Individual businesses should not break the basic lines, material and concept of the facade. Storefronts can be demarcated from e ach other within the same building by subtle variations in the color or pattern of surfaces of doors, tiling, signage or entries.
Corner parcels are encouraged to incorporate specia l features such as rounded or cut corners, special corner entrances, display windows, corner roof features, etc.
Fig. H. 24: New storefront renovation on Castro Street.
Entrances should be recessed from the facade, creating a small alcove.
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6. Guidelines for Upper-Story Setbacks Castro Street Frontages While the height limit is 50’ along the 100 and 200 blocks of Castro Street, many of the existing buildings and, in particular, buildings with historic character have facades and heights in the range of 30’ to 35’. New buildings and building additions should reinforce the historic pattern with heights and setbacks oriented to the 30’ to 35’ reference. Castro Street facades in the 100 and 200 blocks should be no taller than 30’ to 40’. Upper levels in excess of 30’ to 40’ should be set back 10’ to 12’ from the facade. In the 300 block fronting Castro Street, upper levels in excess of 40’ to 45’ should be set back 10’ to 12’ from the facade.
7. Windows
General
Building walls should be punctuated by well-proport ioned openings that provide relief, detail and variation on the facade. Windows should be inse t from the building wall to create shade and shadow detail. The use of high-quality window products that contribute to the richness and detail of the facade is encouraged.
Display Windows
Size, division and shape of display windows should maintain the established rhythm of the streetscape. Glass used in the display windows shou ld be clear. Tinted glazing is discouraged and mirrored/reflective glass is not permitted.
8. Roof Treatment
Building roof forms fronting Castro Street should r einforce the character of historic commercial buildings, which typically have flat, rather than pitched, roofs with vertical facade extensions above the roofline, known as parapets. A rchitectural elements such as cornices, special facing materials and/or decorative details are encouraged on the parapet.
Fig. H. 25: Smaller retail spaces create frequent entrances and display windows. Larger spaces should replicate this pattern by incorporating multiple windows or wrapping around smaller retail spaces.
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Special attention should be paid to the articulatio n of the top portion of buildings through the introduction of horizontal bands, cornices and step -backs. Roof lines should be broken at intervals no greater than 50’ by loggias, changes in height or step-backs to reinforce the typical building increment of 25’ to 50’ along Castro Stree t. Interesting and varied roof forms consistent with the pattern of existing buildings are encouraged.
On the Bryant Street and Hope Street frontages, four-story buildings shall be compatible with the existing and potential development across the street. Design approaches such as top-floor setbacks and facade articulation can be used to create a compatible transition.
Rooftop equipment shall be concealed from view and/or integrated within the architecture of the building.
9. Building Materials
Building materials should be richly detailed to pro vide visual interest. Reflective glass is considered an undesirable material because of its t endency to create uncomfortable glare conditions and a forbidding appearance. Metal sidin g and large expanses of wood siding are also to be avoided. Materials should be light in co lor: earth tones, pastels or whites accented with dark or bright colors are considered compatibl e with existing architecture in the area.
Roofing materials and accenting features such as ca nopies, cornices, tile accents, etc. should also offer color variation.
Character and richness in downtown can be
enhanced from the incorporation of details and
ornamentation into the design of the buildings.
These elements can include cornices, brackets
or moldings.
10. Site Access
Curb cuts are prohibited in the first four blocks
of Castro Street and should be avoided on the
rest of Castro Street. If new curb cuts within the
Historic Retail blocks become necessary, they
are encouraged to locate on the east-west cross
streets beyond the alleys in order to maximize
Fig. H. 26: Building roof forms fronting Castro Street should reinforce the character of the historic commercial buildings with flat roof forms, parapets, cornices and decorative details.
Fig. H. 27: Trash and loading areas should be well
screened from view in structures that are consistent
with the building design in both materials and
detailing.
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visibility and accessibility from Castro Street, mi nimize conflicts with pedestrian circulation, and to avoid circulation conflicts on the north-sou th streets. Any on-site parking garage must be accessed in a safe, attractive manner and must n ot interfere with the orderly flow of traffic on public streets and parking lots.
11. Special Conditions
Castro Street and California Street Intersection —Buildings forming a portion of the intersection of Castro and California Streets shoul d incorporate special corner treatments that reinforce the key significance of this intersection within the downtown (see Fig. H.26).
Evelyn Avenue —Buildings fronting Evelyn Avenue should recognize the role of this street as a highly visible edge of the downtown retail district by paying particular attention to upper-level treatment and detailing that is recognizable and distinctive from a distance (colorful canopies, fenestration, interesting roof forms, facade ornamentation, etc.).
12. Guidelines for Rears of Buildings
Because the alleys in downtown are highly visible
and are used for both pedestrian access and
vehicular service access, rear facades should
exhibit high levels of design and materials
quality similar to front facades. Rear facades of
existing buildings should be improved with
design features and quality materials where
possible.
Buildings should have windows and doors
oriented to the alley. Entry doors, garage doors
and windows should be attractive and durable.
Service facilities such as trash enclosures and
mechanical equipment should be screened with enclosures and devices consistent with the building architecture in form, material and detail. Roofs and trellises are recommended for screening views from above.
Where security devices are desired or warranted, de signs should be artful with decorative grillwork that enhances the overall building design. Alley areas should be well lit but should be designed so as not to adversely impact adjacent properties.
13. Guidelines for Residential and Mixed-Use
Setbacks
To reinforce the downtown commercial character of t he Historic Retail District, mixed-use buildings with a residential component shall conform to the setback standards for commercial projects. The Zoning Administrator may allow increased side and rear setbacks to enhance the residential portion of a mixed-use project provided the setbacks do not detract from the commercial storefront character of the downtown district.
Fig. H. 28: Alley facades should exhibit high levels of design and materials quality similar to front facades
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Noise and Ground Vibrations
Projects with a residential component on Castro Str eet should be designed to minimize noise impacts on residents from Castro Street and the Cal train line. A noise analysis prepared by a qualified acoustical engineer is required for all r esidential projects fronting Castro Street. The acoustical engineer’s report shall identify any noi se impacts and measures to reduce these impacts to acceptable levels.
Parking Design
Parking for residential uses shall be provided on-site per Downtown Precise Plan Requirements Section II.C, Parking Standards and Policies.
Below-grade parking shall not extend above grade. Parking garage access should be integrated into the overall building facade design.
Service Areas
Design of service areas shall be consistent with th e general guidelines for rears of buildings in Area H. On-site trash receptacles should be consolidated in one area that is easily accessible for garbage pickup from a street or alley.
Ground-Level Treatment
Commercial frontages should meet the general guidel ines for ground-level treatment in Area H. Commercial spaces should have a depth of at least 40’ to ensure viability. Pedestrian access to residential units from Castro Street should be through a single common entrance.
Residential and commercial entrances should be separate and distinct.
Facade Treatment
To maintain the scale and character of the downtown district, large, uninterrupted expanses of horizontal and vertical wall surface should be avoided. Building facades should respond to the relatively narrow increments of development (25’ to 50’) with variation in fenestration, building materials and/or building planes.
Fig. H. 29: Attractive outdoor patio dining in Area H.
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Corner parcels are encouraged to incorporate special features such as rounded or cut corners, special corner entrances, display windows, corner roof features, etc.
Development Massing
Buildings may be up to four stories, which is taller than most existing buildings in Area H and most of the downtown transition areas within th e Precise Plan. This additional height requires particular attention to the massing of the buildings to ensure an appropriate transition with the surrounding development. New re sidential development on larger parcels should echo the narrow parcel increments on Castro Street, with sensitivity to the traditional building size and storefronts on Castro Street.
Roof Treatment
Mixed-use buildings with a residential component fa cing Castro Street should exhibit an architectural character consistent with the downtow n commercial character. Flat, hip and mansard roof forms are appropriate; gabled roofs ar e discouraged. On Hope and Bryant Streets, rooflines may be varied to be compatible with surrounding residential development.
Lighting
Exterior lighting features shall be oriented and directed downward to protect neighboring residents from excess light and glare.
Fig. H. 30: Mixed-Use Residential Prototype (100 and 200 Blocks of Castro Street) Area H 95 C CDD/PRECISE PLAN-1/Downtown PP (June 2019)-Conv 2021 Area H. Historic Retail District
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14. Guidelines for Pedestrian Passageways
New buildings and building renovations
adjacent to existing pedestrian passageways
leading from rear parking areas to Castro Street
should be reinforced with features that provide
interest such as windows, trellises, benches,
planting and attractive lighting. Passageways
may be further enhanced with small plazas at
either end or at midpoints with provisions for
amenities such as seating, planting and
fountains.
15. Guidelines for Open Space
Private open space within the downtown area is
not intended to provide recreational or large
landscaped areas, since this is a more urban enviro nment and there are ample recreational opportunities downtown in Pioneer and Eagle Parks. However, open space is an important element and should be used effectively to articulat e building forms, promote access to light and fresh air and maintain privacy for downtown residents.
Fig. H. 32: Mixed-Use Parking Lot Infill Prototype
Fig. H. 31: Pedestrian passageways leading from
rear parking areas to Castro Street should be
reinforced with features that provide interest such
as windows, trellises, benches, planting, and
attractive lighting.
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In residential development, most open space should be used to provide attractive amenities for residents, including interior courtyards and perime ter landscaping. Commercial development should typically have less open space in order to maintain a direct pedestrian relationship and continuous storefront streetscape. Open space for n onresidential projects should provide a visual amenity for the development and an attractive buffer to adjacent residential uses where applicable.
Open spaces such as retail plazas and outdoor seati ng areas should be located at building entries or along or near well-traveled pedestrian routes to encourage frequent and spontaneous use. Amenities should be functional as well as visually appealing, with seating, tables, canopies and covering trellises. Plazas and open spaces shou ld be generously landscaped with trees, planters and vines. Low walls may be used to screen service and mechanical areas, create spatial definition and for providing seating. Low walls should be designed of quality materials.
For residential projects, open space should include evergreen trees for screening, specimen trees for visual color and attractive shrubs and ground cover. Low walls and planters may be used to provide privacy between open space areas and residences.
16. Guidelines for Mixed-Use Development on Public Parking Lots For infill development on one of the public parking lots, all development regulations for Area H apply. In addition, all required parking for the new development as well as parking to replace all existing spaces shall be provided on-site in a subgrade parking structure with access from the midblock alley and one of the adjacent side or cross-streets.
Infill buildings should be carefully designed and detailed so that scale and massing respond to the traditional small downtown parcel scale and pro vides a sensitive transition to adjacent residential neighborhoods. To maintain the present scale and character of buildings in the Historic Retail District, large uninterrupted
expanses of horizontal and vertical wall surface
should be avoided. Building facades and rooflines
should respond to the relatively narrow
increments of development (up to 25’) with
variation in fenestration, building materials, roof
forms and/or building planes.
Passageways connecting the parking lot
development with Castro Street should be
carefully detailed to enhance the pedestrian
experience (see Fig. H.33).
Windows and doors from the adjacent building,
seating, planting and attractive lighting should be
included. Where the passageway meets the new
building, a carefully designed transition such as a
plaza open space should occur and a continuation
of the passageway to the side street should be
considered.
Fig. H. 33: Passageways connecting parking
facilities with Castro Street may be further
enhanced with small plazas with provisions for
amenities such as seating, planting, and fountains.