SOUTH EL CAMINO REAL DESIGN GUIDELINES
Address/File #: 3265 El Camino Real [24PLN-00012]
This checklist provides a summary of the South El Camino Real Design Guidelines in conjunction with the 1979 Council- adopted El Camino Real (ECR) Design Guidelines, and the proposed project's consistency.
Proposed Project
Guiding Principles is/has: needs:
1 Within a pedestrian node (California Av., Barron-Ventura or Triangle at El Camino Way) N/A 2 A 12' sidewalk (curb face to building) with trees, planters and seating 3 Built with the front wall (building face) located at the back of the sidewalk x 4 Outdoor seating and dining, where appropriate x
5 A minimum height of25 feet (2 and 3-story building) to reinforce the street's importance 6 An entry or entries facing El Camino Real, so the building is oriented to the street X 7 On a street corner, incorporate special features to highlight building N/A 8 Facades that animate street: doors and windows, arcades, awnings, balconies, stairs 9 Flat roofs and parapets to create cohesive streetscape 10 Facades that have clearly expressed bases, bodies and roofs or parapets. 11 Scale and presence proportional to the scale and importance of El Camino Real 12 Adjacent to residential neighborhood, variations in scale, articulation, setbacks N/A Site Planning and Landscape Design Concepts is/has: needs:
Node Area projects:
15 At least 75% of building face is at ECR setback line/build-to-line N/A 16 On a corner, building occupies 50% of side street frontage N/A Corridor Area projects (Cal Ventura, Hotel Area):
18 At least 50% of building face is at ECR setback line/build-to-line x 19 On a comer, building occupies 33% of side street frontage N/A Increased setbacks: (more than the build-to-line)
21 An increased setback that does not exceed 20 feet of the property frontage length N/A 22 Public amenities (wider sidewalk, outdoor seating or dining) Curb cuts and parking lots
24 A minimized curb cut width
25 An extension of sidewalk material and width across driveways 26 Sharing driveway with adjoining property N/A
27 Using alley access or side street access to parking lot N/A 28 Parking lot no more than 50% of ECR frontage, no more than 120' X Usable Open Space Amenities
30 Attractive and functional plazas, seating and activity areas 31 Canopies and covered trellises
32 Careful treatment of property edges and spaces between buildings Landscape and Hardscape
33 Extensive planting and the use of other landscape amenities to create "outdoor rooms" x Site Lighting
34 Emphasize pedestrian path and safety, minimize glare 35 Use variety of fixtures that are integrated into buliding/landscape design Alleys
37 Windows and doors oriented toward alley N/A
38 Service facilities screened with enclosures N/A
39 Durable, attractive garage doors, entry doors, windows N/A 40 Lighting directed to not impact adjacent properties N/A Building Design Concepts is/has: needs:
42 An articulated base, body and roof/parapet
43 Building facade reinforces the street
44 Facades parallel to right of ways
45 Exceptions to front or side daylight plane requirements N/A 46 Design consistency on all facades X
47 An articulated facade rather than a merely decorative or false front X 49 Recessed entry arcades X
Awnings
51 Spaces to gather or retreat
52 Habitable space in front of parking
Windows
54 Inset/trimmed windows
55 Display windows
56 Transparent doors and windows along at least 75% of ground floor ECR facades 57 Transparent windows along at least 50% of upper level ECR facades Rooflines
59 Prominent cornices and rooflines that detract from architectural style 60 A flat roof and/or a roof form reflecting facade articulation 61 Parapet hides rooftop mechanical equipment
Materials
63 Durable, high quality materials to convey integrity, permanence and durability 64 Materials integral to facade and structure, not arbitrarily applied Signage is/has: needs:
66 Sign colors limited as set forth in 1979 El Camino Real Design Guidelines N/A 67 Sign area limited to 2/3 of the maximum sign area per PAMC (1979 ECRDG) N/A 68 Integrated into building façade
69 Individually formed letters (no sign cabinets)
70 Window sign coverage no greater than 20% maximum
71 No new pole signs
72 Monument signage only when no feasibility for wall signs on building N/A 73 Wall wash lighting or halo lighting ("reverse pan channel letters"/backlighting of signs N/A 74 Colors that coordinate with building colors (no florescent or very bright colors) N/A Comments
Site is a corridor area
Existing street tree will remain; additional short term bike parking provided in furniture zone. 100% of frontage is built to back of sidewalk
Not feasible given narrowness of the site
Proposed building is 79 feet tall
Main entrance faces El Camino Real
Not located at a corner
The façade includes primary and secondary entries on El Camino Real to activate the street The proposal includes roof parapets that frames the building to El Camino Real The proposal incorporates all three elements into the design The proposed scale is consistent with what is expected along El Camino Real in context with the standards allowed under the El Camino Real Focus Area and NVCAP provisions The property isn't adjacent to a residential neighborhood Site is a corridor area
Not located at a corner
100% of frontage is built to back of sidewalk
Not located at a corner
Built to front setback
Expanded sidewalk and short term bike parking provided in sidewalk Only one curb cut is provided on ECR
Applicant will provide
Site does not share a driveway with adjoining lots
Access is not provided to the site via an alley.
Parking is provided inside building in garage
Seating and activity areas in the front of the property is not feasible given the narrowness of the site
Seating and activity areas in the front of the property is not feasible given the narrowness of the site
The edges and spaces between buildings have been treated to ensure that the massing does not overwhelm adjacent structures and that the quality of the design is consistent across all facades The existing street tree will remain. Additional landscaping is provided along the front within the landscape/furniture zone
Lighting is provided at the entry on El Camino Real to encourage pedestrian use. Most lighting is provided on site and at the roof terrace to minimize glare Pedestrian scaled lighting is provided at the entry and walkways throughout the site The site is not serviced by an alley
The site is not serviced by an alley
The site is not serviced by an alley
The site is not serviced by an alley
The proposal incorporates all three elements into the design The proposed scale is consistent with what is expected along El Camino Real in context with the standards allowed under the El Camino Real Focus Area and NVCAP provisions The proposal incorprates this element into the design
Does not abut residential uses which would require a daylight plane The design is cohesive on all facades of the building
The front façade includes projecting bay windows to articulate the facade The expected use of the site would be an office where access would be limited. The ARB was previously open to creating pedestrian amenities, such as benches, rather than requiring other retail or retail-like uses on site to approve this application.
Seating and activity areas in the front of the property is not feasible given the narrowness of the site
Parking is provided inside building in garage
The bay windows at the front façade have a clear and consistent trim pattern around them that is visually interesting and supports the architectural expression of the building.
The proposed residential building does not have a ground floor retail space. The ground floor will have windows to signal habitation towards the building
This is more appropriate for a commercial use whereas the building is 100% residential.
The primary façade include windows which will introduce visibility into the building at a higher level than the ground floor
The building does not have a prominent roofline that would detract from the architectural style The proposed roof line is subdued such that it allows the other articulations on the building to stand out with the design. Even though it is subdued, it is integrated well into the design to provide a clear top element to the structure.
The section drawings indicate the the proposed parapet will hide the anticipated mechanical equipment for the structure.
The proposed materials and integration into the design satisfy the City's high quality architectural review findings
The varied materials and articulations on the building are well composed which results in a coherent and aesthetically pleasing design
Signage will be proposed in a future application.