1 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s City of Pleasant Hill
City Wide Design Guidelines and Objective Design Standards 2017 Residential Guidelines | 2021 Residential Objective Design Standards Residential Design Guidelines
Adopted by City of Pleasant Hill City Council Resolution No. 68-17 Residential Objective Design Standards
Adopted by City of Pleasant Hill City Council Resolution No. _____ Please note that these Guidelines and Standards are used in conjunction with the City of Pleasant Hill Zoning Ordinance, General Plan and Public Works Standards 2 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Contents
I. INTRODUCTION................................................................................................................. 4 A. Purpose of City-Wide Design Guidelines ......................................................................... 4 B. Purpose of City-Wide Objective Design Standards.......................................................... 5 C. Design Guidelines & Objective Design Standards Considerations................................... 5 D. How to Use the City-Wide Design Guidelines and Objective Design Standards .............. 6 E. Frequently Asked Questions (FAQ)................................................................................. 7 F. Organization.................................................................................................................... 9 II. RESIDENTIAL....................................................................................................................10 A. Single-Family Residential ...............................................................................................10
1. Single-Family Site Planning Design Guidelines...........................................................10
2. Single-Family Site Planning Objective Design Standards............................................13
3. Scale and Mass Design Guidelines.............................................................................15
4. Scale and Mass Objective Design Standards..............................................................16
5. Building Architecture and Appearance Design Guidelines...........................................16
6. Building Architecture and Appearance Objective Design Standards ...........................19
7. Accessory Dwelling Units Design Guidelines ..............................................................21
8. Landscaping Design Guidelines..................................................................................21
9. Landscaping Objective Design Standards...................................................................25
10. Fences and Walls Design Guidelines..........................................................................26
11. Fences and Walls Objective Design Standards...........................................................27
12. Lighting Design Guidelines .........................................................................................28
13. Lighting Objective Design Standards ..........................................................................29
14. Infill Design Guidelines ...............................................................................................29
15. Subdivision Design Guidelines....................................................................................32
16. Hillside Residential Design Guidelines ........................................................................36
17. Environmental Sustainability Design Guidelines .........................................................38 B. Multi-Family Residential .................................................................................................42
1. Site Planning Design Guidelines .................................................................................42
2. Site Planning Objective Design Standards..................................................................44
3. Scale and Mass Design Guidelines.............................................................................45
4. Scale and Mass Objective Design Standards..............................................................47
5. Architecture/Appearance Design Guidelines...............................................................49
6. Architecture/Appearance Objective Design Standards................................................53 3 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s
7. Environmental Sustainability Design Guidelines .........................................................55
8. Private Open Space Design Guidelines ......................................................................59
9. Private Open Space Objective Design Standards .......................................................60
10. Common Open Space/Amenities Design Guidelines ..................................................60
11. Common Open Space/Amenities Objective Design Standards ...................................61
12. Landscaping Design Guidelines..................................................................................61
13. Landscaping Objective Design Standards...................................................................67
14. Fences and Walls Design Guidelines..........................................................................68
15. Fences and Walls Objective Design Standards...........................................................68
16. Lighting Design Guidelines .........................................................................................69
17. Lighting Objective Design Standards ..........................................................................71
18. Circulation and Parking Design Guidelines .................................................................72
19. Circulation and Parking Objective Design Standards ..................................................77
20. Service Facilities and Utilities Design Guidelines ........................................................79
21. Service Facilities and Utilities Objective Design Standards.........................................82
22. Public Improvements Design Guidelines.....................................................................82
23. Signage Design Standards .........................................................................................83 C. Drainage and Stormwater Requirements........................................................................83
1. Drainage Design Guidelines .......................................................................................83 III. STREETSCAPE AND GATEWAYS....................................................................................85 A. Streetscape ....................................................................................................................85 B. Gateways .......................................................................................................................88 4 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s I. INTRODUCTION
The City of Pleasant Hill incorporated as a City in 1961. Its history goes further back than that, as it was farmland and orchards before residential and commercial uses started to spring up.
Over the course of many years, the City has developed into many distinctive neighborhoods and areas, with different characteristics. In part, design guidelines and objective design standards help to ensure that these areas of the city maintain their character while allowing updates that will keep things current. Through the use of City-Wide Design Guidelines and Objective Design Standards, the City can help to ensure that future development will occur in ways that will enhance and contribute to the overall appearance of the City.
A. Purpose of City-Wide Design Guidelines
These Design Guidelines are intended to inspire thoughtful interpretation and response to design opportunities, while promoting and reinforcing the physical image of residential and commercial areas of the City of Pleasant Hill. The design guidelines use permissive language such as “should” or “may,” and are not intended to replace existing standards (e.g., Public Works Standards) or establish new mandatory requirements for the Zoning Ordinance or the General Plan or Public Works standards, All the regulations of those documents remain applicable and must be adhered to when designing projects.
However, the Design Guidelines are intended to encourage quality, well-designed development throughout Pleasant Hill that enhances existing neighborhoods, creates identity, and improves the overall quality of life within the City. The guidelines are intended to promote a desired level of future development in Pleasant Hill that:
1. Preserves the sense of a small-scale, small-town community and maintains the surrounding environment.
2. Contributes to a positive physical image and identity and preserves the surrounding environment.
3. Provides design assistance to the development community, architects/designers and property owners.
4. Promotes high-quality development that stimulates investment in and strengthening of the economic vitality of all areas of Pleasant Hill.
5. Facilitates the development of projects that establish a sense of place while complementing the character of traditional design established within the existing neighborhood and the City.
6. Implements the goals, objectives, and policies of the Pleasant Hill General Plan.
7. Maintains and enhance property values and pride of ownership.
The guidelines are intended to promote a desired level of future development in Pleasant Hill that: These Residential Guidelines are meant for use by homeowners, developers, and architects in achieving a superior quality design of new construction and additions to existing buildings. The guidelines do not seek to impose an overriding style, colors or theme. The goal of the guidelines is to promote quality designs that have been carefully considered that have well integrated building features and architectural elements. These guidelines complement required development standards found in the City’s Zoning Code and Public Works Standards, among other documents. These guidelines will be revised in the future as policy, technology, and techniques evolve. 5 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s B. Purpose of City-Wide Objective Design Standards
The purpose of Objective Design Standards is to provide developers with a clear understanding of the City’s expectations for all residential project design. The design standards are written as objective requirements that use “shall” and “will” statements to confer mandatory compliance, opposed to the more permissive language found in the design guidelines. Accordingly, all residential projects shall comply with each objective design standard. Importantly, the design standards regulate site and structure design only. All residential projects are required to comply with all applicable building permit requirements, zoning ordinance requirements, development standards (e.g., ingress/egress, height and setbacks, drainage, etc.), and all other applicable City, County and State provisions.
C. Design Guidelines & Objective Design Standards Considerations The following are the main design principles of the City-Wide Design Guidelines and Objective Design Standards. All of the individual design components provided in the document ultimately support the City’s desired design principles. While the design guidelines in this document support the following design principles, the objective design standards contained herein may not.
1. Aesthetics – High quality design composition and details to enhance an existing site and surrounding neighborhood.
2. Scale – Relationship between the human experience and the built and natural environment.
3. Context – Design related to the surrounding environment.
4. Pattern – Composition of design and functional elements with the neighborhood.
5. Massing – Design of structures related to surrounding structures to provide optimal visual harmony.
6. Topography – Relationship of the structure to the existing site topography.
7. Circulation/Connectivity – Pedestrian, bicycle, auto, and other connections within neighborhoods and the City.
8. Climate – Design to respond to the local climate and seasonal changes, through the use of passive and active solutions towards energy conservation.
9. Water Conservation – Landscape and site planning to more efficiently use water and reduce runoff.
10. Sustainability – Short and long-term impacts to reduce maintenance/repair while extending the useful life.
11. Environmental Sensitivity – Incorporate design solutions and materials that will preserve natural resources.
12. Open Space – Incorporate development that maintains and creates open spaces. 6 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s D. How to Use the City-Wide Design Guidelines and Objective Design Standards
1. General
The Design Guidelines are intended to generally influence the design of development/redevelopment of land uses throughout the City. The Design Guidelines are a policy document that guide development in Pleasant Hill. By contrast, the Objective Design Standards are a regulatory framework that, when used in conjunction with the applicable standards in the Pleasant Hill Zoning Ordinance, governs design of residential projects. The Pleasant Hill General Plan defines the community vision and establishes a framework to guide decision-making about development, land use, resource management, public safety, public services, and general community well-being.
Both the Pleasant Hill Zoning Ordinance and City-Wide Design Guidelines and Objective Design Standards are tools that implement the General Plan and are applicable to both new projects and improvements to existing projects (remodels and renovations). The City’s zoning rules and objective design standards (e.g., minimum yard setbacks, maximum building heights, etc.) are the required development regulations, while the design guidelines reflect City policy preferences and recommendations that influence the design of structures, landscape, etc. when an applicant proposes building and site improvements.
The Design Guidelines should be used as a starting point for the creative design process and should not be looked upon as the only viable solution for design. Owners should strive to be creative and innovative and should try to avoid plain or disjointed architectural and landscape treatments.
While the Design Guidelines incorporate specific design recommendations, the designer should incorporate recommendations while keeping in mind the needs of their specific project. Individual design recommendations should not be incorporated into proposals for the sole purpose of satisfying a guideline; the effect on the overall project design should also be considered.
2. Design Guidelines and the Architectural Review Process Applicants are strongly encouraged to consult the Design Guidelines prior to beginning the design review process and submitting a project to the City for review. Once submitted for review, the City Planning Staff will review the project and will work with the applicant to refine the project proposal by offering design input and recommendations that may be forwarded to the Architectural Review Commission (ARC). Incorporating components of design guidelines does not guarantee project approval; however, substantial compliance with all, or a majority, of the applicable design guidelines will increase the probability of a successful outcome with few, if any, further revisions.
During the design stage, applicants should use these guidelines achieve the highest level of design quality and should consider the guidelines’ flexibility intended to foster creativity in response to existing conditions. An applicant may request a study session with the City’s ARC to receive preliminary feedback.
While projects should be designed to incorporate many of the design recommendations provided in the following pages, above all else, the City’s design review process will always encourage applicants to seek superior design solutions. The Design Guidelines should not seek to suppress creative, new, or innovative design; rather, they are intended to support and achieve good design.
7 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Lastly, a successful project can also be impacted by the level, skill, and talent of the designer who creates the proposal and the craftsmen that construct the project. This means having plans prepared by a licensed professional, having a complete design application submitted to the City, and hiring a professional and competent construction team.
3. Objective Design Standards and the Architectural Review Process The objective design standards contained in this document offer clear design direction and are applicable to all residential development projects citywide. The objective design standards contain objective language that avoids personal or subjective judgement.
Further, these standards are applicable to those residential projects that qualify under State law for streamlined review. Pursuant to State law, certain qualified projects that meet all the objective design standards within in this document based on proposed typology (single-family vs. multi-family) are not subject to the City’s discretionary review process. Those projects that qualify for streamlined review pursuant to State law will be subject only to the City’s ministerial process (i.e., the City’s Building Permit application process). The Planning Division shall review qualified projects to verify compliance with all objective design standards. Those projects that do not qualify for streamlined review, or any applicant who elects not to pursue a streamlined review process for a qualified project, shall be subject to the ARC review process, as specified in the Pleasant Hill Zoning Ordinance.
E. Frequently Asked Questions (FAQ)
The following are frequently asked questions that users may have when designing a project.
1. What is the purpose of this document?
The purpose of this document is to provide design guidance, direction, and applicable objective design standards to those proposing residential development applications to the City.
2. When should I use this Design Guidelines and Objective Design Standards document?
You should use these guidelines and standards for any project that incorporates physical changes to a property. This can range from a new accessory structure to the smallest building addition or landscape change, to a large apartment complex. In addition, the guidelines and standards should be used during the early stages of the design process. More specifically, an applicant should review the Design Guidelines and Objective Design Standards prior to the creation of project plans for review by the City. Staff suggests contacting or meeting with City planning staff for preliminary feedback prior to formal plan submittal.
3. What is the best way to use this document for my project? Since the document is separated into different topics and sections, the first step is to identify what kind of project you are working on (i.e. single-family residential, multifamily residential, etc.) and refer to the relevant section of the Design Guidelines document. In addition, while there are many recommendations in the document, it is not always beneficial or possible to incorporate all of them into your project. The preferred option would be to incorporate recommendations that relate and improve your project.
4. Are these Guidelines required?
8 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s The Design Guidelines reflect the policies of the General Plan. While no individual guideline is specifically required of any project, the Guidelines collectively are presented to assist the designer in creating a proposal that is consistent with the Zoning Code and the General Plan. In addition, since these Guidelines are endorsed by the City, it is expected that if the project incorporates design recommendations that improve the project, it will receive a higher level of support during the City design review process.
5. Are these Guidelines relevant to my small project?
Yes. There are design recommendations that can be incorporated into the smallest building addition, new fence, or landscape change. For example, a small building addition could incorporate a design recommendation to include an awning or provide a complementary roof and material design that will match the remainder of the structure, or a landscape modification could include a deciduous tree that is planted on the south end of the home to help provide shade during the warm summer months but allow sunlight to come through during the cooler winter months.
6. Are these Standards required?
The Objective Design Standards are applicable to all residential projects. If your project qualifies for streamlined review pursuant to State law, these standards alone apply to your project (the City’s Design Guidelines do not). Alternatively, if your project does not qualify for (or you elect not to pursue) streamlined review pursuant to State law, your project design should be consistent with both the Objective Design Standards and Design Guidelines. Further, your non-qualified residential project is subject to the applicable permitting process(es) outlined in the Pleasant Hill Zoning Ordinance.
7. This document contains a lot of information, where do I begin? The document is broken up into different sections. If you are a homeowner, a good place to begin would be within the single-family residential portion of the document. If there are specific issues that you are struggling with, there is a table of contents that will help to direct you. For example, if you are looking at doing landscape changes, there are landscape guidelines for single-family residential and that would be the appropriate location to begin.
8. Do I have to incorporate every Design Guideline component mentioned? No. Consider the design components that are relevant to your project
9. Do I have to incorporate every Objective Design Standard component mentioned? Yes, the applicable objective design standards must be applied to your project typology (i.e., single-family vs. multi-family).
10. If I use the recommendations contained in the Design Guidelines, does this mean an automatic approval of my proposal?
No. However, submitting a proposal that reflects the Design Guidelines will increase the likelihood that your project is viewed favorably by the City through the design review process.
11. What are the benefits of using these Guidelines?
9 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s The benefits include a potentially improved design, potential energy cost saving, or less long-term maintenance. In addition, using the recommendations contained in the Design Guidelines document could result in a greater level of support from the City.
12. Is there anything else that I need to know?
In addition to the City-Wide Design Guidelines and Objective Design Standards, there are also applicable building codes, City Engineering provisions, outside agency requirements (e.g., County Fire, the water district, PG&E, etc.), and zoning ordinance regulations that must be followed. Remember that that Design Guidelines offer additional design instruction that should be incorporated into your project, while the Design Standards provide additional regulations that residential projects must satisfy.
Additional information on the building code, City Engineering provisions, and zoning regulations is available online at https://www.pleasanthillca.org/55/Services. Any permit submittal (i.e. Building Permit, Zoning Permit, etc.) will be routed to the Building, Engineering, and Planning divisions and reviewed accordingly; many applications will also be routed to relevant outside agencies for their comments.
Alternatively, prior to making a formal submittal, applicants may contact any of these City divisions or any outside agencies to discuss conceptual plans and identify potential issues.
F. Organization
The document is organized in sections according to the following categories:
1. Single-Family Residential (includes guidelines and objective standards)
2. Multi-Family Residential (includes guidelines and objective standards)
3. Streetscape and Gateways (includes guidelines)
Topics include site planning, building massing and scale, architecture and appearance, landscape, fences and walls, open space, utilities, circulation, and streetscape design.
Design Guideline Graphics
Graphics and photos are provided throughout the document to provide the reader a greater understanding of the specific design guideline. Graphics and photos are provided for illustrative purposes of a specific guideline and do not necessarily represent an overall design preference (i.e., a photo describing a specific roof style does not also represent a City preference for related architecture, building size, or landscaping).
10 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s II. RESIDENTIAL
A. Single-Family Residential
Single-family residential uses are lots or parcels containing single-family detached units or attached housing (such as a duet or duplex).
1. Single-Family Site Planning Design Guidelines
Structure/home location of a building on its lot has an impact on the site and on user functionality of the building and its interplay between building and site. Location and appearance of the site entry is critical to the image of a home, either by reinforcing the architecture of the building or breaking down the appearance. a. To enhance the character of the development, the layout should preserve existing natural site features such as topography, views, and vegetation. Public views of such features should be preserved and incorporated into development proposals.
b. Integrate new single-family residential developments into the surrounding environment. Find a balance between new and older homes that respects both interests.
c. A walkway from the front door to the street can be welcoming. d. New dwellings should have a strong relationship to the street. e. Set back garages or de- emphasize garages from the front of the dwelling. (See Figure 1.e,f)
f. Encourage variable setbacks, while still complying with Zoning Ordinance setback requirements, for front facing elevations of homes and garages to create a visually interesting streetscape.
Figure 1.(e, f) (Graphics and Photos are provided for illustrative purposes only) g. Site plan designs should take into account position regarding sun patterns and similar impacts to onsite and adjacent buildings. Buildings should not be sited to obstruct one another. (See Figure 1.g)
11 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 1.g
h. Design and orient buildings so that sunlight directly enters the home during some part of the day year-round.
i. Direct line-of-site between dwelling units, specifically bedrooms and bathrooms should be minimized.
j. New homes should minimize the loss of existing mature trees on-site, using thoughtful and creative design.
(i) Removal of existing heritage or protected trees is limited to circumstances where the tree is dead or dying, poses a life/safety hazard, in situations that renders the site undevelopable, or in other exception cases as noted Pleasant Hill Municipal Code (PHMC) Section 18.50.110.
(ii) An arborist report is required to be submitted with any project resulting in loss of heritage or protected trees and is subject to peer review. (iii) Encroachment into existing tree canopies should be minimized. (iv) Any encroachment into/beneath a heritage or protected tree canopy should include an arborist report to ensure that new construction does not negatively impact the long-term survivability of the tree.
(v) Balance the needs of the property owner with the City’s goals of mature tree preservation.
Trees are determined to be mature based on different standards including species, health, and age of tree.
k. New two-story homes or additions, when adjacent to single-family dwellings, should transition appropriately to respect the privacy of adjacent single-story buildings. Second- story features should minimize any potential impacts on adjacent sites in regards to privacy and/or shadowing to the greatest extent possible. (See Figure 1.k)
12 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 1.k
l. New homes and building additions should be sensitive to existing structures and minimize obstruction of existing outward views where possible. m. Projects should be designed to minimize impervious surfaces and incorporate landscape elements to reduce runoff. Pervious pavements can help to reduce runoff.
n. Stormwater impacts need to be addressed in the early stages of project design as they often have an impact on site design. See City Engineering website for additional information -http://www.ci.pleasant-hill.ca.us/379/NPDES-Program. o. Urban Creek Guidelines.
(i) A larger setback should be provided for structures when located near deeper creeks (Per PHMC Section 18.50.150).
(ii) Development near and adjacent to creeks should minimize impacts to existing drainage facilities
(1) Proposed improvements should not diminish the capacity of the creek. (2) Proposed improvements should not increase flooding potential. (3) Runoff should be detained on-site prior to discharge into the creek. (4) Proposed improvements should not cause an increase in erosion or cause instability of the creek banks.
(5) Outfalls to creeks should minimize creek erosion.
(iii) Development adjacent to creeks should minimize impacts to the riparian habitat.
(1) Improvements should be kept away from riparian corridors. (iv) Improvements within creeks are discouraged; however, when proposed, should be limited to outfalls, infrastructure improvements, and landscaping approved by local, state, and regional agencies.
13 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (v) Creek stabilization should incorporate soil bio-engineering and plant-based methods.
(1) Creek improvements should require minimal maintenance. (vi) Access for the maintenance and monitoring of creeks should be provided. (vii) Improvements within creeks should be designed for longevity.
2. Single-Family Site Planning Objective Design Standards a. Site Placement.
(i) Projects with two or more structures shall be staggered with a minimum twofoot variation measured from the front setback with the intent of providing a varied street elevation. varied so that front setbacks of adjacent homes and garages differ by a minimum of two feet and a maximum of six feet. (ii) Front-loaded garages shall be recessed a minimum of 18 inches from the front wall plane of the residence habitable space.
b. Site Development.
(i) Residences shall have a front entry sited from parallel to within 45 degrees of parallel, to the street.
(ii) Front entries shall include a covered projection (porch) with a minimum area of 20 square, as measured from the supporting elements. Porches may be a combination of projection and recess but shall not be completely recessed within the building footprint. At minimum, the entry doorway shall be covered within one foot of either side of the door and three feet of the face. A porch may encroach a maximum of 20 percent into the front setback. (See Figures
2.b.ii)
Figure 2.b.ii
14 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 2.b.ii
(iii) Vehicle charging facilities shall be housed within a garage or screened from view from the street by a fence or landscaping.
c. Utility and Service Areas.
(i) Above-ground utilities, transformers, and other mechanical equipment placed between the front or street side of a residence and a public street or vehicular or pedestrian accessway, shall be screened from view by a fence, wall, or landscaping. (See Figure 2.c.i)
Figure 2.c.i
15 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (ii) Excluding solar panels, roof-mounted equipment shall be hidden from view from the public street behind roof peaks or parapets.
(iii) Utility and mechanical equipment shall not obstruct pedestrian pathways.
3. Scale and Mass Design Guidelines
The size and scale of a new structure should relate to the scale of other buildings in the immediate neighborhood, thus, creating visual unity. The following design guidelines apply to scale and mass of single-family residences:
a. Architectural elements of new residential buildings should be designed to reduce the mass of large structures and provide a pedestrian scale to the buildings. b. The scale and mass of new single-family residential buildings or additions should be harmonious and visually compatible with the physical condition of the existing neighborhoods.
c. The scale and mass of new infill buildings should transition appropriately to the street and adjacent smaller structures. (See Figure 3.c) d. Rooflines and pitch of new residential buildings and additions should be harmonious and consistent with the building as well as to surrounding development.
Figure 3.c
e. The scale of the building should relate to the pedestrian with complementary ground floor elements including, but not limited to, canopies, porches, awnings, and through the use of varied pavement surfaces. (See Figure 3.e) 16 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 3.e
4. Scale and Mass Objective Design Standards
a. Structures shall be vertically (height) and horizontally (depth) articulated along the front elevations. Vertical articulations shall include a change in total height of a minimum of two feet, or a change in roof pitch or form, or the inclusion of a gable or dormer, and such articulation shall occur at intervals of a maximum of 15 feet. Horizontal articulations shall include a change of wall plane by a minimum depth of two feet at intervals of a maximum of 20 feet.
5. Building Architecture and Appearance Design Guidelines It is sometimes the little details that are often ignored that can elevate the appearance of a home from good to great. It is the desire of the City to not have plain/undistinguished buildings, rather to encourage interesting details that are the hallmark of great neighborhoods.
a. New homes should convey a small-town feel, emphasizing the pedestrian scale and entrance over the vehicular, stepping back two-story buildings from the street, and visually breaking up facades into smaller components. b. Individual expression is encouraged while still maintaining balance with the surrounding neighborhood
c. Buildings should be designed to reinforce the relationship to streets. (i) This can be accomplished through the use of front porches and windows at the front of the building.
(ii) De-emphasize the garage through the use of side access garages, stepping it back from the main building facade, being located at the rear, etc. 17 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s d. Structures should be visually and architecturally pleasing by varying the height, color, setback, materials, texture, trim and roof shape, and landscape. e. Facades should be varied and articulated to provide visual interest to the street and pedestrians.
f. Buildings should include architectural details that may include, but not limited to:
porches, bay windows, balconies, railings, fascia boards, and trim to enhance the character of the building. (See Figure 5.f)
Figure 5.f
g. Building materials and colors should enhance the neighborhood and be compatible to the neighborhood.
(i) Colors should be carefully selected to complement the overall design composition.
(ii) To help reduce the appearance of bulk, building body colors should be lighter than trim colors.
h. No building façade should consist of an unarticulated blank wall or an unbroken series of doors.
i. Recessed windows should be used where appropriate.
j. Architecture should treat the structure entirely and finish appropriately on all sides of the building to provide continuity. (See Figure 5.j) 18 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 5.j
k. For most architectural styles, the number of colors on the exterior should be minimized with additional contrasting color for accents. l. Building additions/renovations should blend with the remainder of the building and not appear “added” on.
m. Building Features.
(i) High quality doors and windows should be used with style and placement that is consistent with the architectural design of the building. (ii) Building features, such as lighting fixtures, mailboxes, and address numbers, should be placed with care.
(iii) Shutters and vents placed, sized, scaled to the building. n. Roofs (See Figure 5.n)
(i) Roof materials should relate to the design and architectural style of the building.
(ii) Roofs materials should have texture and relief.
19 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 5.n
6. Building Architecture and Appearance Objective Design Standards a. Architectural Appearance.
(i) Second floor balconies shall not be positioned along any side elevation within 20 feet of the adjacent property line.
(ii) If used, shutters shall be sized to cover 100 to 105 percent of the window and match the exact window shape.
b. Materials.
(i) Accessory structures shall be constructed of the same materials, colors, roof type as the primary structure. (See Figures 6.b.i)
20 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 6.b.i
21 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (ii) Windows shall be recessed by a minimum of two inches from the wall plane or shall include wood, metal, or engineered wood trim with a minimum width of three inches and minimum depth of three-quarters of an inch. (iii) Single family subdivisions with two or three units shall provide a minimum of two-color schemes. Single family subdivisions with more than three residential structures shall provide a minimum of three-color schemes and shall not use a single-color scheme on more than 40 percent of the residential structures. Structures shall incorporate a color scheme that contains a maximum of four distinct colors per building. A color scheme is defined as (body one and/or body two, trim, and a contrasting accent color).
Adjacent structures shall not use the same color scheme.
7. Accessory Dwelling Units Design Guidelines
Recent State laws have further encouraged the creation of second dwelling units throughout the State of California. New laws will allow attached and detached accessory structures at larger sizes that could have an effect on residential neighborhoods, particularly related to massing, privacy, air, and light intrusion. Thus, to provide guidance for these types of structures, the following should be considered when designing attached or detached accessory dwelling units:
a. The attached or detached accessory dwelling unit shall be designed to be compatible with the main residence, through the use of complementary colors, materials and overall design.
b. Attached or detached accessory dwelling units should be considerate to neighboring properties by placing windows in locations that would minimize privacy impacts, particularly when an attached accessory dwelling unit is located on the second level of the residence.
c. Taller detached accessory dwelling units and attached building additions to accommodate accessory dwelling units should be located away from adjacent properties to the greatest extent feasible to minimize light, air, and privacy impacts.
d. Exterior access to the accessory dwelling unit should be screened from public views.
8. Landscaping Design Guidelines
Landscaping is an integral component of any project. Landscaping should complement good architectural design and help create a finished project. The following design guidelines apply to landscaping for single-family residences:
a. Landscaping should be an integral part of the overall site design. (See Figure
8.a)
b. Landscaping should be used to complement good design, not hide substandard architecture.
c. Select landscape materials and plants that are appropriate in scale and function with the site and for the site conditions.
There are no Accessory Dwelling Unit Objective Design Standards. 22 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 8.a
d. Heritage and protected trees are required to be preserved for the community’s enjoyment subject to Pleasant Hill Municipal Code (PHMC) Section 18.50.110. (i) Heritage trees are those that have been enrolled in the City’s Heritage Tree Program and must have a trunk diameter of 16 inches or more or any tree grouping in the City with at least one tree of this diameter. (per Municipal Code Section 18.50.110.E.).
(ii) Protected trees are identified as a native or indigenous tree with a trunk diameter 9 inches or greater at a height of 54 inches from the ground, or any non-native tree with a trunk diameter greater than 18 inches at a height of 54 inches from the ground (per Municipal Code Section 18.50.110.A.). e. Existing heritage and protected trees should be preserved to the greatest extent possible as per PHMC Section 18.50.110. In addition, the loss of mature trees should be minimized where possible.
(i) Removal of existing heritage and protected trees should be limited to circumstances where the tree is dead or dying, poses a life/safety hazard, in cases that renders the site not developable, or in other exception cases as noted in PHMC Section 18.50.110.
(ii) New structures should be designed to avoid conflict with existing heritage and protected trees where possible.
(iii) Any loss of heritage or protected trees require an arborist report as part of the project request and may be peer reviewed for accuracy by the City. (iv) Replacement of removed trees should be replaced at a higher ratio than the number removed. In addition, native and indigenous trees should be replaced with like trees, while non-native trees may be replaced by a broader palette of tree species.
23 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s f. Plant material should be sited to respect lighting and allow emergency apparatus access. Trees and large shrubs should be sited to avoid potential damage to overhead lines or underground utilities.
g. Trees should be sited to respect solar access to photovoltaic (PV) facilities. h. In areas of natural predominance, trees should be planted in a random manner where possible. (See Figure 8.h)
Figure 8.h
i. Native, drought tolerant plant materials and other plant species which are well adapted to local climatic conditions should be strongly considered as they can preserve water resources and can better achieve compliance with the City’s water efficient landscape requirements (PHMC Chapter 18.52 of the Zoning Ordinance).
j. To provide for better fire protection, landscape plans for properties in close proximity to open space areas should reflect the Contra Costa County Fire Protection District's guidelines for "Defensible Space." k. Landscape plans should maximize the use of shade (deciduous) trees to provide cooling during the warm summer season. (See Figure 8.k) 24 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 8.k
l. Deciduous trees should be planted 20’-40’ apart on the south and west side of buildings for maximum solar protection during the summer and gain during the winter. (See Figure 8.l)
Figure 8.l
m. The scale and nature of landscaping materials should be appropriate to the site, structures, and neighborhood.
n. When selecting plant materials, the following design guidelines should be followed:
(i) When replacing existing mature trees, new trees should be 36–48-inch box size to quickly replace the lost tree canopy or smaller trees should be planted in numbers that replace the lost tree canopy.
(ii) Trees species and sizes should be selected that best fits the planting areas. 25 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (iii) Shrubs species and sizes should be selected that best fit the planting environment. (iv) Ground cover should be planted using spacing and sizes that will accomplish ground coverage within a short amount of time. o. Landscaping should avoid creating a green wall of vegetation (typically greater than three feet in height) at the front yard.
p. Hardscape should be minimized in the front yard.
(i) At least 50% of the front yard should have live landscaping consistent with Zoning Ordinance provisions (PHMC Section 18.20.040.G.). q. Air conditioning/mechanical equipment should be placed out of view from the public right-of-way through the use of landscaping or walls/fences (PHMC Section 18.50.090).
(i) Where possible, air conditioning and mechanical equipment should be located on the north and east sides to minimize stress on the systems during warmer months.
r. Landscaping should be selected and planted in a way that will avoid costly and repeated maintenance and discourages weeds and other invasive growth from affecting the original landscape plan.
s. Sight distance zones are to be kept clear in compliance with City requirements (PHMC Section 18.50.100 & 18.55.130).
9. Landscaping Objective Design Standards
a. New development shall plant a minimum of one tree along the street frontage.
Trees shall be a minimum box size of 24 inches at the time of planting. b. The front yard shall not exceed a maximum of 50 percent of pavement or hardscape. (See Figure 9.b)
Figure 9.b
26 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s c. Runoff shall be detained on-site prior to discharging to any creek or storm drain facility. Outfalls shall be used to discharge water to creeks. d. All areas not occupied by structures or pavement shall be landscaped.
Landscaped areas shall consist of plantings, lawn/turf, mulch, or bark. Artificial turf may be used if it and its substrate is permeable and has a minimum pile height of 1.25 inches.
10. Fences and Walls Design Guidelines
Fences and walls are often used to delineate property boundaries. Good design of fences and walls can add to the appearance of the property while affording the privacy that owner’s desire.
a. The design of fences and walls should be architecturally compatible with the primary structure. (See figure 10.a)
b. Front yard fences should have a transparent appearance, such as the use of picket, rail, grid or wire type of fencing. (Chain-link fences are discouraged.) c. The design of fences and walls in the front yard should create a visual openness.
Fences and walls that isolate the front of the dwelling from the streetscape are strongly discouraged.
Figure 10.a
d. Vehicular gates are discouraged.
e. Vertical elements, fence height changes, or change in plane should be incorporated into the design of fences and walls especially for long runs. (See figure 10.e)
f. Landscaping should be used as part of the design of the fence or wall to soften and screen large masses of blank wall surface area.
27 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 10.e
g. Fences and walls taller than 3 feet are prohibited within all vision triangles (street corners and driveway entrances) (PHMC Section 18.50.100 & 18.55.130) Fences, mailboxes, walls, and other landscape structures are prohibited in the public right-of- way.
h. To keep scenic corridors in its natural appearance, the use of walls and fences should be minimized to preserve scenic corridors along designated corridors.
11. Fences and Walls Objective Design Standards
a. Walls and fences shall not be placed in the street frontage(s) in hillside areas (with a project site greater than an average of 15 percent slope) and along scenic corridors.
b. Front yard fence pickets shall be separated by a minimum width equivalent to 50 percent of the width of the picket. (See Figure 11.b)
28 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 11.b
c. Chain-link fences are prohibited.
12. Lighting Design Guidelines
Lighting in single-family neighborhoods can add to the appearance of a home through accent lights but can also negatively impact a site and the surrounding environment with too much light that may cause light spillage and glare. a. Lighting should be provided in balance with neighborhood concerns. b. Lighting should be located and designed to minimize glare and spillage onto adjacent properties. (See Figure 12.b) and should be consistent with the maximum allowed foot-candle levels cited in Section 18.55.140b of the Zoning Ordinance.
c. Lighting should be used for accent, not attract attention to a site. d. Light fixtures should be compatible, in-scale, and placed appropriately on the building.
29 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 12.b
e. Exterior light fixtures should incorporate full cutoff fixtures designed and installed so that no emitted light will break a horizontal plane passing through the lowest point of the fixtures.
f. Each situation is different as the effect of accent lighting may be minimized due to the existing built environment.
13. Lighting Objective Design Standards
a. All entryways, porch areas, pedestrian pathways, and gates shall include lighting for safety and security. Lighting shall be fully shielded, directed downward (not above the horizontal plane), and shall not spill onto adjacent properties. Light fixtures shall be a maximum of eight feet from the ground plane. Lighting shall use light emitting diodes (LEDs) with a maximum temperature of 3000 kelvins.
Second floor accent lighting is prohibited. A photometric plan shall be provided to show compliance.
14. Infill Design Guidelines
Larger homes and additions are becoming more common in the City. Many are located in older neighborhoods, which were developed at a time when smaller homes were common and styles were more modest in their outward appearance.
Larger homes should not be allowed to overwhelm their neighbors and should maintain the neighborhood context. The general scale and character of the neighborhood should be respected.
The following are design guidelines with respect to infill development:
a. Design Principles
(i) Reinforce prevailing neighborhood home orientation and entry patterns. (ii) Respect the scale and character of homes in the neighborhood. 30 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (iii) Design homes to respect their immediate neighbors. (iv) Preserve mature landscaping.
b. Design Techniques
(i) Utilization of similar roof forms and pitches.
(ii) Use of similar scale entries.
(iii) Keeping first floor eave heights similar to neighboring homes (iv) Use first floor roof elements to break up two story walls. (See Figure 14.b(iv)) The use of such elements helps to break up the massing of large unadorned second-story walls and provides additional architectural interest. (v) Limiting second floor area and volume.
(vi) Setting back second floor walls from first floor walls below. (See figure
14.b(vi))
Figure 14.b (iv)
31 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 14.b (vi)
(vii) Setting back second floor walls from first floor walls below. (See Figure
14.b(vi)) Design windows that are harmonious and respect the character of the neighborhood. (viii) New homes and additions to existing structures should be located to minimize
(viii) blockage of sun access to living spaces and actively used outdoor areas of adjacent homes. (See Figure 14.b(viii))
32 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 14.b (viii)
(ix) Second floor windows should be designed to preserve the privacy of adjacent properties where possible.
(x) New development should be considerate of existing outward views.
While development preferences and style changes over time, change evolves and occurs gradually. Thus, drastic changes from the existing environment cannot always be supported.
15. Subdivision Design Guidelines
New residential subdivisions are an opportunity to develop large pieces of property.
The goal should be to set a framework for the entire area that creates a sense of community and preserves the surrounding environment. Designs for new subdivisions should provide high-quality site, architectural, and landscape design plans that promote a sense of community. Site planning of new subdivisions should link the subdivisions’ various components to each other. In addition to the other There are no Infill Objective Design Standards.
33 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s design guidelines, the following are specific to new single-family residential subdivisions:
a. Existing mature trees should be preserved on-site to the greatest extent possible to maintain the City’s existing urban forest.
(i) Removal of existing heritage or protected trees is limited to circumstances where the tree is dead or dying, poses a life/safety hazard, in situations that renders the site undevelopable, or in other exception cases as noted in Pleasant Hill Municipal Code (PHMC) Section 18.50.110.
(1) Any loss of mature trees requires an arborist report as part of the project request and should be peer reviewed for accuracy by the City. (ii) Buildings and roadways should be sited to save as many mature trees as possible
(iii) When mature trees are removed, the amount of replacement trees should be adequate to replace the lost canopy.
(iv) Incorporate tree protection measures to save significant sized trees. (v) Incorporate designs that ensure the long-term longevity of trees. b. The circulation system should be logical, predictable, and not confusing. Streets should connect to adjacent neighborhoods to provide access to schools, parks, and community centers.
(i) Pedestrian paths, trails, etc. should be provided throughout the entire community without dead ends.
c. New streets (public and private) are required to meet all City standards (as per Public Works Standards).
(i) Non-arterial streets should minimize width to the greatest extent possible. (ii) New streets should be designed to accommodate alternative modes of transportation.
(iii) Connect to the existing street network.
d. Sidewalks should be incorporated as per Public Works Standards. e. Street patterns that create long uninterrupted walls at the property line should be avoided.
f. Traffic calming devices can be incorporated into the project on a case-by-case basis.
g. Varied front yard setbacks (as allowed by the Zoning Code) should be used throughout the subdivision. (See Figure 15.g)
34 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 15.g
h. Corner lots should be bigger than inside lots to avoid penalizing development of the lots.
i. Mass grading should be minimized, especially in hillside areas, to the greatest extent possible and as per PHMC Section 18.35.040.B.).
j. Subdivisions that back up to non-residential uses and arterial streets should incorporate landscape buffers, fencing, or deeper yards to mitigate potential noise, aesthetics and land use compatibility impacts to the greatest extent possible.
k. Homes should employ varying color combinations and architecture to provide variety within the subdivision. Three different models/architectural packages should be submitted for subdivisions.
l. New subdivisions should physically connect to adjacent neighborhoods. m. Lighting should be sited appropriately to enhance a projects appearance and for safety reasons.
(i) Use alternative fixtures/luminares for illumination rather than typical streetlights including pedestrian scale lighting where appropriate. (See Figure
15.m(i))
(ii) Public street lighting fixtures are required to be approved by the City prior to installation.
(iii) Minimize night sky pollution.
35 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 15.m(i)
n. Landscaping
(i) Visual focal points such as fountains, sculpture, and public art are strongly encouraged in larger subdivisions. (See Figure 15.n(i)) Figure 15.n(i)
(ii) Design and material elements of walls and fences should be consistent in style throughout the subdivision.
(1) Open space areas should have easy access, clear visibility, and not hidden by buildings and structures.
(2) Provide adequate visitor parking.
There are no Subdivision Objective Design Standards.
36 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s
16. Hillside Residential Design Guidelines
Hillside areas of the City (areas that have an average slope of greater than 15%) include unique features, scenic views, and the sloping topography. Hillside development should minimize impacts on the natural, native environment and be sensitive to the impacts of development on the hillside. The following design guidelines apply to development within hillside areas of the City. a. New structures and additions are strongly encouraged to be designed to relate to the existing topography and surroundings and minimize the structures mass and bulk.
(i) Projects should be designed to avoid disturbing natural slopes and preserve existing open spaces and scenic views.
(ii) Development should follow existing contours (i.e., structures should be “stepped” on hillsides).
b. Development on hillsides should have an adequate buffer from the peak of hilltops and other prominent natural features. (See Figure 16.b) Figure 16.b
c. Grading and fill should be minimized for hillside developments [Pleasant Hill Municipal Code (PHMC) Section 18.35.040.B]. (See Figure 16.a(ii)) 37 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 16.a(ii)
d. Drainage patterns should be preserved or improved to the greatest extent possible.
e. Hillside structures should be clustered together to provide maximum open space. (See Figure 16.e)
Figure 16.e
f. Landscaping should be native and drought tolerant species (except immediately adjacent to residential structures, PHMC Section 18.35.050.C) and relate to the existing vegetation in the area.
38 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s g. To provide for better fire protection, landscape plans for properties in close proximity to open space areas should reflect the Contra Costa County Fire Protection District's guidelines for "Defensible Space." h. Use of fences should be minimized. When proposed, an open design is encouraged.
i. Use of retaining walls should be minimized with designs that are low in height and reduced in bulk and mass. The maximum height of retaining walls should be limited to 4 feet in height. If greater heights are needed, appropriately spaced terracing should be implemented in the design.
j. Use of colors in the hillside should be neutral without causing sharp contrast. k. Use of exterior lighting in the hillside should be minimized. (i) Lighting should be minimized where possible and should only be used for safety reasons.
(ii) Use alternative fixtures/luminares sources for illumination rather than typical streetlights including pedestrian scale lighting where appropriate. (iii) Public street lighting fixtures are required to be approved by the City prior to installation.
l. Use of pervious materials is encouraged to reduce surface runoff. m. Building and landscape materials that reduce fire hazards should be used throughout hillside developments.
n. Utilities, transformers and other mechanical equipment should be designed to be shielded from public views as per PHMC Section 18.50.090. o. Larger land area is needed in the hillsides compared to comparable development in areas that are flat.
17. Environmental Sustainability Design Guidelines
Building “green” is an environmentally responsible construction technique that continues to be accepted and demanded, not only in the region, but for the nation.
Building responsibly provides benefits for people and the environment in the name of preservation of natural resource, reduced impacts on the environment, and long-term lower maintenance and utility costs.
a. Green Building Techniques
(i) Using landscape to reduce energy costs.
(1) Use of trees to cool buildings in the summer.
(2) Use of deciduous trees to take advantage of shade during the summer and allow the sun to shine through during winter months. (3) Refer to the previous Landscape section for additional recommendations.
There are no Hillside Residential Objective Design Standards. 39 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (ii) Using recycled materials, low energy bulbs and low flow fixtures, energy efficient appliances, windows, tankless water heaters, etc. (iii) Recycle and reuse materials from the existing structure. (iv) Using higher quality, long lasting materials that result in reduced maintenance and greater longevity. (See Figure 17.a(iv))
Figure 17.a(iv)
(v) Implement advanced building techniques and materials, including some listed below:
(1) Use of web floor trusses.
(2) Consider the use of recycled steel material, rather than lumber. (3) Use of structural insulated panels (SIP).
(4) Use engineered lumber.
(5) Use of cool roofs.
(vi) Installing attachments and pre-wiring for solar energy in new construction. (vii)Ensure equipment used to harness the energy of the sun is located in the most opportune location to make use of the full extent of natural energy. (1) Trees should be sited to respect solar access to solar cell facilities. (2) Solar cells should be sited in positions that will allow the greatest extent of sunlight exposure. (See Figures 17.a(vii)1 and 17.a(vii)2) 40 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 17.a(vii)1
Figure 17.a(vii)2
(viii) Projects should incorporate electric/alternative fuel vehicle charging facilities within new/remodeled development projects, consistent with zoning ordinance requirements. Furthermore, the vehicle charging facilities should be located close to the garage’s electrical panel and should “blend in” with the house design/color to provide architectural compatibility. (Per PHMC Section 18.55.070A)
(ix) Follow recommendations included in the United States Green Building Council for Green Building and encourage projects to be compatible with Leadership in Energy and Environmental Design (LEED) standards. b. Water Efficient Landscaping
41 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (i) Ensure compliance with City Water Efficient Landscape Ordinance provisions (Per PHMC Chapter 18.52).
(ii) Protect and keep native soils and vegetation in its existing state to decrease the need to replant.
(iii) Reuse plant materials from the site if appropriate. (iv) The use of native plants that requires less irrigation.
(iv) Use of irrigation systems that effectively use water resources. (v) Provide for on-site water catchment/retention to reduce the need for water. (vi) Use lighter colored paving materials and open grid paving systems. (1) Use colors that reflect, rather than absorb heat.
(2) Consider decomposed granite or crushed rock instead of asphalt where appropriate.
There are no Environmental Sustainability Objective Design Standards. 42 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s B. Multi-Family Residential
Multi-Family residential uses include multiple dwelling units and include townhouses, condominiums, and apartment complexes. The following design guidelines apply to multi- family residential uses.
1. Site Planning Design Guidelines
Multi-family developments are characterized by higher density residential buildings comprised of attached units and common facilities such as parking, open space, and recreation areas. Site planning includes managing the building’s relationship to the street, placement of the buildings, location of common facilities, open space, and parking. The following design guidelines apply to site planning for multi-family developments:
a. Setback patterns within the immediate vicinity should be maintained. b. Buildings should be placed in a manner that maximizes solar access during cooler months and limits it during warmer months.
c. Buildings should be oriented to promote privacy to the greatest extent possible.
Figure 1.d,e,m
d. Buildings should be sited to maximize areas for open space and common space areas. (See Figure 1.d,e,m)
e. Buildings, roadways, and parking should be sited to preserve existing heritage, protected, and mature trees subject to Pleasant Hill Municipal Code (PHMC) Section 18.50.110. (See Figure 1.d,e,m)
(i) Removal of existing heritage and protected trees should be avoided except circumstances where the tree is dead or dying, poses a life/safety hazard, in cases that renders the site not developable, or in other exceptional cases as noted in PHMC Section 18.50.110).
43 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (ii) An arborist report is required for any project that results in loss of heritage and protected trees and the report is subject to peer review by the City. (iii) Encroachment into existing tree canopies should be minimized to the greatest extent possible.
(iv) Any encroachment into/beneath a tree canopy requires an arborist report to ensure that new construction does not negatively impact the long-term survivability of the tree.
(v) Removed trees should be replaced with quality species trees at a number that the site can reasonably accommodate. Native and indigenous trees should be replaced with like trees, while non-native trees may be replaced by a broader palette of tree species.
Trees are determined to be mature based on different standards including species, health, and age of tree.
f. Buildings and structures should be sited to allow maximum sunlight onto private and community open spaces.
g. Buildings should be sited so that sunlight directly enters each dwelling unit during some part of the day year-round.
h. New buildings/structures should be sensitive to existing structures and minimize obstruction of existing outward views where possible.
i. Buildings should relate to the street and be located on the site to reinforce street frontages.
j. All building entries should be prominent and visible. k. Uses should be buffered from incompatible development through the use of increased setbacks, fencing, and landscape screening.
l. Vehicular gated projects are discouraged.
m. Common facilities should be centrally located on the project site. (See Figure
1.d,e,m)
n. Open space areas should have easy access and clear visibility. o. Stormwater impacts need to be addressed in the early stages of project design as they often have an impact on site design. See City Engineering website for additional information -http://www.ci.pleasant-hill.ca.us/379/NPDES-Program. p. ADA requirements need to be addressed in the early stages of project design as they often have an impact on site design.
(i) Compliance with current California Building Code (CBC) and American with Disabilities Act (ADA) requirements is required
(ii) CBC and ADA requirements affect various project areas including common areas and most exterior areas.
q. Urban Creek Guidelines
(i) A larger setback should be provided for structures when located near deeper creeks per PHMC Section 18.50.150.
44 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (ii) Development near and adjacent to creeks should minimize impacts to existing drainage facilities.
(1) Proposed improvements should not diminish the capacity of the creek. (2) Proposed improvements should not increase flooding potential. (3) Runoff should be detained on-site prior to discharge into the creek. (4) Proposed improvements should not cause in increase in erosion or cause instability of the creek banks.
(5) Outfalls to creeks should minimize creek erosion.
(iii) Development adjacent to creeks should minimize impacts to the riparian habitat.
(1) Improvements should be kept away from riparian corridors. (iv) Improvements within creeks are discouraged; however, when proposed should be limited to outfalls, infrastructure improvements, and landscaping approved by local, state, and regional agencies.
(v) Creek stabilization should incorporate soil bio-engineering and plant-based methods.
(vi) Creek improvements should require minimal maintenance. (1) Access for the maintenance and monitoring of creeks should be provided.
(vii)Improvements within creeks should be designed for longevity.
2. Site Planning Objective Design Standards
a. Structures shall be sited from parallel to within 45 degrees of parallel, to the street.
b. Corner structures that face two public streets shall include entries that are sited from parallel within 45 degrees of parallel, to each street. (see Figure 2.b) 45 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 2.b
c. All entries facing a public street shall have a pedestrian pathway that connects to the public sidewalk or a public street.
d. All public property that fronts a project shall be improved to current Public Works standards and specifications. Projects shall install and dedicate street improvements including, but not limited to curb and gutter, sidewalk, driveway aprons, street paving, storm drainage facilities, sewer and water, fire protection, undergrounding of utilities and street lighting.
3. Scale and Mass Design Guidelines
The overall size, shape, scale, and massing of a new building can impact the surrounding neighborhood. The overall form of a new building should incorporate as much variety as possible and avoid large expanses of flat wall or roof. Design techniques can be used to minimize the size of multi-family structures, in keeping with a small-town feel.
a. Buildings should be articulated to help minimize the appearance of bulk and provide a more pedestrian scale. (See Figure 3.a)
46 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 3.a
b. Overall height of new structures should be in scale with other buildings in the neighborhood.
c. Appropriate buffers and transitions should be used when locating multi-story buildings adjacent to single story buildings. (See Figure 3.c) Figure 3.c
d. Facades of horizontal buildings should be broken into smaller components through use of vertical elements or recessing of the building. e. Long rooflines should be broken up and provided with articulation. (See Figure.
3.e)
47 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 3.e
4. Scale and Mass Objective Design Standards
a. Structures shall be vertically and horizontally articulated along all facades that face or will be visible from a public street. Horizontal articulations, including change in total height of a minimum of two feet, change in roof pitch or form, or inclusion of a gable or dormer, shall occur at intervals of a maximum of 20 feet. b. Second floor balconies shall not be positioned along any side elevation within 10 feet of an adjacent multifamily property line or within 20 feet of an adjacent single-family property line.
c. Vertical articulations shall include a change in wall plane by a minimum depth of two feet at a maximum interval of 30 feet, incorporating a projection or recess with a minimum width of two feet and a minimum height of eight feet and a minimum depth of two feet, or stepping back the floors above the ground floor by a minimum of two feet. (see figure 4.c.i and 4.c.ii) An illustrative example of how a finished products would incorporate these vertical articulations is shown in Figure 4.c.ii.
48 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 4.c.i
Figure 4.c.ii
49 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 4.c.iii
5. Architecture/Appearance Design Guidelines
The following design guidelines are intended to promote a high-quality appearance of multi-family buildings.
a. New multi-family buildings should be designed with pedestrian scale architecture, emphasizing the pedestrian entrance over the vehicular, stepping back multilevel buildings from the street, and visually breaking up facades into smaller components. (See Figures 5.a)
50 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figures 5.a
b. Designs should be visually appealing and include varied facades and pleasing exterior elevations.
(i) Special architectural treatment should occur at the ends/corners of buildings. (See Figures 5.b(i))
(ii) Structures should have varying height, color, setback, materials, texture, landscaping, trim and roof shape.
(iii) Facades should be varied and articulated to provide visual interest to the street and pedestrians.
51 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figures 5.b(i)
c. Building materials and colors should be complementary to the surrounding area.
Appropriate colors should be used to better blend with the surrounding area. d. To help reduce the appearance of bulk, building body colors should be lighter than trim colors.
e. The use of foam for trim should be minimized and only used when natural materials are not feasible.
f. No building façade should consist of an unarticulated blank wall or an unbroken series of garage doors.
52 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s g. Windows should be recessed to the building façade to provide increased visual interest to the building.
h. The finished architecture should treat the whole structure and finish appropriately on all sides to provide continuity. (See figure 5.h)
Figure 5.h
i. Windows should be appropriately sized, spaced, and composed on the building. j. Architectural features (such as awnings, shutters, tile, and metal elements) should be used on the exterior to provide increased visual interest to the building where appropriate. (See Figure 5.j)
Figure 5.j
k. Roof materials should relate to the design and architectural style of the building. l. Plans submitted to the City should be prepared by a licensed professional. 53 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s
6. Architecture/Appearance Objective Design Standards
a. Windows located on upper floors within 15 feet of an adjacent structure shall utilize one or more of the following techniques to minimize privacy impacts on adjacent properties and/or structures:
(i) Use clerestory windows located at a minimum height of 5 feet measured from the finished floor;
(ii) Use of non-transparent or frosted glazing; (See Figure 6.a.ii) Figure 6.a.ii
(iii) Installation of permanent architectural screens or louvers in front of windows; and/or (See Figure 6.a.iii)
Figure 6.a.iii
54 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (iv) Position the window so that it is not in line or directly face a window on an adjacent structure.
Figure 6.a.iv
b. For structures of four or more stories, upper and lower stories shall be distinguished by incorporating one or more of the following features (i) Incorporate a change in wall material in addition to a change in wall plane of at least one inch in depth at the transition between the two materials. (ii) Treat the ground floor with materials such as stone, concrete, or other similar masonry or cementitious materials that are distinct from the remainder of the structure.
(iii) Set back the top floor(s) of the structure a minimum of 5 feet from the remainder of the building façade.
(iv) Incorporate a horizontal feature such as a bellyband or belt course. (see figure 6.b.iv)
55 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 6.b.iv
c. Trim surrounds with a minimum depth of three-quarters of an inch shall be provided on all exterior window and door openings. In lieu of window trim, windows shall be recessed from the wall plane by a minimum of two inches.
7. Environmental Sustainability Design Guidelines
Building “green” is an environmentally responsible construction technique that continues to be accepted and demanded, not only in the region, but for the nation.
Building responsibly provides benefits for people and environment in the name of preservation of natural resource, reduced impacts on the environment, and long-term lower maintenance and utility costs.
a. Using landscape to reduce energy costs.
(i) Use of trees to cool buildings in the summer.
(ii) Use of deciduous trees to take advantage of shade during the summer and allow the sun to shine through during winter months.
56 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (iii) Refer to landscape section for additional landscape recommendations b. Using recycled materials, low wattage bulbs, low flow fixtures, energy efficient appliances, windows, tankless water heaters, etc.
c. Recycle and reuse materials from the existing structure. d. Using higher quality, long lasting materials that result in reduced maintenance and the need to use new materials less frequently.
e. Quality Insulation in buildings can better moderate inside temperatures. f. Implement advanced building materials and techniques, including some listed below:
(i) Use of advanced framing design.
(ii) Consider the use of recycled steel material, rather than lumber. (iii) Use of structural insulated panels (SIP).
(iv) Use engineered lumber.
(v) Use of cool roofs. (See Figures 7.f (v))
Figures 7.f(v)
g. Installing attachments and pre-wiring for solar energy in new construction. h. Ensure equipment used to harness the sun is located in the most opportune location to make use of the full extent of natural energy. (i) Trees should be sited to respect solar access to photovoltaic (PV) facilities. (ii) Solar cells should be sited in positions that will allow the greatest extent of sunlight exposure. (See Figure 7.h (ii))
57 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 7.h(ii)
i. Follow recommendations included in the United States Green Building Council for Green Building and encourage projects to be compatible with Leadership in Energy and Environmental Design (LEED) standards.
j. Achieve “ENERGY STAR” certification through the U.S. Environmental Protection Agency (EPA) and the U.S. Department of Energy (DOE). k. Projects should incorporate electric/alternative fuel vehicle parking spaces and facilities within new development projects, consistent with Zoning Ordinance requirements. Furthermore, private vehicle charging facilities should be located close to the garage’s electrical panel and should “blend in” with the house design/color to provide architectural compatibility.
l. Water Efficient Landscaping
(i) Minimize disruption to existing native soils and vegetation to decrease the need to replant.
(ii) Reuse plant materials from the site if appropriate. (iii) The use of native plants that require less irrigation. (iv) Use of irrigation systems that effectively use water resources. (v) Provide for on-site water catchment/retention to reduce the need for water. (vi) Ensure compliance with City Water Efficient Landscape Ordinance requirements.
(vii)Consider decomposed granite or crushed rock instead of asphalt where appropriate.
m. Provide shade at hardscape areas (See Figure 7.l)
n. Use less paving, lighter colored paving materials, and open grid paving systems. 58 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 7.l
There are no Environmental Sustainability Design Standards. 59 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s
8. Private Open Space Design Guidelines
A major component of multi-family developments is private open space. Private open spaces are areas that are connected to multi-family units and usually are defined as patios, balconies and decks. They are especially important since residents of multifamily developments do not have a yard or other open spaces that are common with single-family residences. Private open space areas should be usable and in areas that will have an appropriate level of privacy.
Common storage needs are often overlooked, yet storage areas can be critical in making private open space work for residents. The following design guidelines are to be used for private open space:
a. Well designed and adequately sized private open spaces should be provided for each unit consistent with Pleasant Hill Municipal Code (PHMC) Section
18.20.040.E. (See Figure 8.a,b,c)
b. Each unit should have some amount of private open space. (See Figure 8.a,b,c) c. Private open space should be easily accessible from individual units. (See Figure
8.a,b,c)
d. Balcony walls should be designed to allow outward visibility. e. e. Fencing and walls should be provided to define private open spaces and to enhance security and privacy. (See Figure 8.a,b,c
f. Design and orientation of open space areas should provide shelter to noise and traffic of adjacent streets or other uses.
Figure 8.a,b,c
60 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s
9. Private Open Space Objective Design Standards
a. Each unit shall include a minimum of 48 square feet of private open space with a minimum horizontal dimension of six feet in either direction (width/depth). This requirement is exempt if the unit is directly adjacent to a common open space area.
b. Ground floor private open spaces shall be separated from common areas by an opaque fence or wall between three and seven feet in height.
10. Common Open Space/Amenities Design Guidelines
Shared outdoor area and amenities are intended for use by all residents and should be created with this in mind. Such areas should have easy access from any dwelling unit in the project and should include clear boundaries so that residents and visitors understand what is common and what is private. These areas should be designed for use at night as well as during the day. The following design guidelines apply to the design of common open space and amenities:
a. Common open space and amenities should have access from any dwelling unit in the project.
b. The amount of space and amenities should be larger in size and quantity in proportion to the size of the project.
c. Open spaces should be provided as large components rather than unusable fragments. (See Figure 10.c)
Figure 10.c
61 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s d. Open space areas should be designed to take advantage of sunlight and open air.
e. Projects should provide common amenities to enhance the livability of the project, including, but not limited to pools, exercise rooms, play facilities, and community rooms.
f. Play areas should be centrally located and designed in a manner that allows for adult supervision and child safety.
11. Common Open Space/Amenities Objective Design Standards a. Developments shall provide amenities as follows:
(i) Two to five dwelling units shall provide one amenity. (ii) Six to 15 dwelling units shall provide two amenities. (iii) Sixteen to 30 dwelling units shall provide three amenities. (iv) Thirty-one or more dwelling units shall provide one additional amenity for each 20 units or fraction thereof.
b. Approved amenities include:
(i) Childcare: Playroom, playground, or tot lot with play structures (ii) Fitness and Wellness: Fitness center, pool (indoor or outdoor), spa, sports courts, meditation rooms, yoga/spin studio.
(iii) Outdoor Passive Recreation: Community garden, courtyard/patio area, rooftop deck, al fresco dining area with BBQ.
(iv) Pet-Friendly Amenities: Dog Park or run, self-service pet grooming. (v) Home Office: Conference rooms, co-working spaces, conference call booths, printing services, Wi-Fi lounge.
(vi) Entertainment: Private event space, game room, sports lounge, theater.
12. Landscaping Design Guidelines
Landscaping is a critical component that complements good architectural design to create a finished product. A variety of plantings should be selected and provided appropriately for their intended use. The following design guidelines apply to landscape design:
a. Landscaping should be used as a unifying element within a project to obtain a cohesive appearance and to help achieve compatibility of a new project with its surroundings. (See Figures 12a, 12b)
b. Landscaping should be used to complement good design, not hide substandard architecture. (See Figures 12a, 12b)
62 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 12.a
Figure 12.b
c. Select landscape materials and plants that are appropriate in scale and function with the site and for the site conditions.
d. Landscape should generally have a logical tiered system. e. Heritage and protected trees should be preserved for the community’s enjoyment to the greatest extent possible.
(i) Heritage trees are defined as any tree enrolled in the City’s Heritage Tree Program and with a trunk diameter of 16 inches or more or any tree grouping 63 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s in the City with at least one tree of this diameter [per Pleasant Hill Municipal Code (PHMC) Section 18.50.110.E].
(ii) (ii) Protected trees are identified as a native or indigenous tree with a trunk diameter 9 inches or greater at a height of 54-inches from the ground, or any non-native tree with a trunk diameter greater than 18 inches at a height of 54- inches from the ground (as per PHMC Section 18.50.110.A). f. Existing, mature trees should be preserved to the greatest extent possible and incorporated within the overall landscaping plan.
(i) New structures should be designed to not impact existing mature trees to the greatest extent possible.
(ii) Arborist reports should be provided for new development with existing heritage and protected trees at the site.
(iii) An arborist report is required for any project resulting in loss of mature trees and the report may be subject to peer review for accuracy by the City. (iv) Incorporate tree protection measures to save heritage and protected sized trees. (v) Incorporate designs that ensure the long-term longevity of trees. g. Provide landscaping that supports solar gains. (See Figure 12.g) (i) Providing shade trees to help cool buildings during summer months. (ii) Planting deciduous trees 20’-40” apart on the south and west sides of buildings to shade during the summer and allow sunlight through during winter months.
(iii) Use 1/3 evergreen trees for winter structure and variety. (iv) Trees should be sited to respect solar access to photovoltaic (PV) facilities.
Figure 12.g
h. Hardscape areas should be naturally shaded.
64 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s i. Landscaping should be incorporated into projects to create an inviting and comfortable environment for residents. (See Figure 12.i) Figure 12.i
j. Landscaping should avoid creating a green wall of vegetation (typically greater than three feet in height) at the front yard.
k. Landscape and hardscape elements should define useful public and private spaces. (See Figure 12.k)
Figure 12.k
65 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s l. Seating options in landscaped areas should be provided. m. Visual focal points such as fountains, sculpture, and art are strongly encouraged to be integrated into landscaping. (See Figure 12.m)
Figure 12.m
n. Walls in alleys abutting residential uses should be screened with landscaping such as clinging vines. Landscape areas adjacent and between garages in alleyloaded residential areas are encouraged. (See Figure 12.n) Figure 12.n
66 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s o. Up-lighting should be provided to highlight and accentuate special or significant landscape elements.
p. Vines and climbing plants integrated upon buildings, trellises, and perimeter walls are encouraged.
q. Structural soil should be used in planting areas that are small and constrained. r. Landscaping should be protected from vehicular and pedestrian encroachment through the use of curbs and raised planting surfaces.
s. Plant material should be sited to respect lighting and allow emergency apparatus access. Trees and large shrubs should be sited to avoid potential damage to overhead lines or underground facilities
t. Utilize landscaping to provide screening of above ground equipment, trash facilities, and parking lots.
(i) Where possible, air conditioning and mechanical equipment should be located on the north and east sides to minimize stress during warmer months. u. Vines and climbing plants integrated upon buildings, trellises, and perimeter walls are encouraged. (See Figure 12.u)
Figure 12.u
v. When selecting plant materials, the following design guidelines should be followed:
(i) When replacing existing mature trees, new trees should be 36–48-inch box size to quickly replace the lost tree canopy or smaller trees should be planted in numbers that replace the lost tree canopy.
(ii) Trees species and sizes should be selected that best fit the planting areas. (iii) Shrub’s species and sizes should be selected that best fit the planting environment.
(iv) Ground cover should be planted using spacing and sizes that will accomplish ground coverage within a short amount of time.
w. To provide for better fire protection, landscape plans for properties in close proximity to open space areas should reflect the Contra Costa County Fire Protection District's guidelines for "Defensible Space." 67 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s x. Encourage the use of alternative sources of water (rainwater, recycled) where possible for irrigation.
y. Landscaping should emphasize native and water-efficient plants. z. Irrigation
(i) Automatic sprinkler controls with rain sensors should be installed to ensure that landscape areas would be watered adequately.
(ii) Sprinkler heads and risers should be protected from dogs, movers, gardeners, and car bumpers. Pop-up heads should be used near curbs and sidewalks.
(iii) The landscape irrigation system should be designed to prevent run-off and overspray.
(iv) Irrigation should use drip and low flow systems to minimize use of water. (v) Irrigation should be designed consistent with the City Water Efficient Landscape requirements of the Zoning Ordinance (PHMC Chapter 18.52). aa. To ensure successful and attractive landscaping on multi-family sites, landscape plans should be prepared by a landscape designer, licensed landscape architect, or other qualified professional.
13. Landscaping Objective Design Standards
a. Pedestrian pathways, hardscapes, front setbacks, and parking areas shall be shaded, with minimum 24-inch box shade trees at intervals of a maximum of 30 feet. A minimum of 50 percent of the trees selected shall be of deciduous variety. b. All areas not occupied by structures or pavement shall be landscaped.
Landscaped areas shall consist of plantings, lawn/turf, mulch, or bark. Artificial turf may be used if it and its substrate is permeable and has a minimum pile height of 1.25 inches.
c. Trees shall be planted along the street frontage at intervals of a maximum of 30 feet and a minimum of 50 percent shall be of deciduous variety. A deciduous tree shall be provided in the rear yard or along a side yard to the west of the primary structure. Trees shall be a minimum box size of 24 inches at the time of planting. d. A maximum of 25 percent of the front yard area shall be paved or hardscaped. e. Landscaping shall be protected from vehicular and pedestrian encroachment through the use of curbs and raised planting surfaces with a minimum height of six inches.
f. Runoff shall be detained on-site prior to discharging to any creek or storm drain facility. Outfalls shall be used to discharge water to creeks. g. Development adjacent to creeks shall position structures along setbacks opposite the creek setback, so that open yard areas, rather than structures, are positioned along creek setbacks.
h. Creek stabilization shall incorporate soil bio-engineering and plant-based methods.
68 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s
14. Fences and Walls Design Guidelines
Fences and walls are used to demarcate private space and public space, while creating visual openness and visual interest. The following are design guidelines for fences and walls:
a. The design of fences and walls should be architecturally compatible with the primary structures.
b. Walls with public views should be decorative, include vertical elements, and change in elevation. (See Figure 14.b)
Figure 14.b
c. Solid walls and fences are discouraged unless used to demarcate private spaces, separate from adjacent uses, or provide sound separation from busy streets.
d. Fences and wall should not be placed within the public right-of-way.
15. Fences and Walls Objective Design Standards
a. Fences and walls visible from the public street shall incorporate vertical elements with a minimum width of four inches at intervals of no more than six feet. (see figure 15.a)
69 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 15.a
b. Walls and fences shall not be placed in the street frontage in hillside areas (with a project site greater than an average of 15 percent slope) and along scenic corridors.
c. Chain-link fences are prohibited.
16. Lighting Design Guidelines
Lighting can serve dual purposes - to enhance the appearance of the project when the sun goes down, and also to provide safety and security. However, lighting can also be intrusive to neighbors and residents as well as to the neighborhood when too bright or inappropriately directed.
a. Lighting levels should be minimized to preserve the night (dark) sky. b. Dark areas within pedestrian and vehicular areas should be avoided for safety purposes.
c. Light fixture design should be compatible and relate to the design and the use of the principal structure on the site.
(i) Pedestrian, vehicular, and wall lighting fixtures should complement each other and the architecture of the building.
(ii) Light fixtures should complement the main structures and not attract attention.
d. Lighting plans should be designed in conjunction with the landscape plan. e. Height of the light poles should be appropriate for the project and the surrounding environment.
70 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (i) As a general rule, the height of the light poles should be lower than the main building height. (See Figure 16.d(i, ii))
(ii) Pedestrian scale lighting should be appropriate to the setting. (See Figure
16.d (I, ii)
Figure 16.e(I,ii)
f. l Parking lot lighting should be in scale with the project yet provide adequate lighting for safety and visibility purposes.
g. Parking lot lighting should incorporate full cutoff fixtures designed to be consistent with Zoning Ordinance provisions - PHMC Section 18.55.140. (See Figure 16.g)
h. Shield light sources to prevent any glare or direct illumination on adjacent properties. (See figure 16.f)
71 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 16.g
Figure 16.g
i. Wall pack glare should be shielded and minimized.
j. All pedestrian and vehicular areas should be well-lit for safety and security. k. Subtle illumination to enhance the architectural form of a building is encouraged.
17. Lighting Objective Design Standards
a. All entryways, porch areas, pedestrian pathways, parking areas, and gates shall include lighting for safety and security. Lighting shall be fully shielded, directed downward (not above the horizontal plane), and shall not spill onto adjacent properties. Lighting shall use light emitting diodes (LEDs) with a maximum 72 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s temperature of 3000 kelvins and shall be consistent with the maximum allowed foot-candle levels cited in Subsection 18.55.140(b) of the Zoning Ordinance. A photometric plan shall be provided to show compliance.
b. Light fixtures that are not used for security and safety purposes shall be a maximum of eight feet from the ground plane in pedestrian areas and 12 feet in parking areas. Upper floor accent lighting is prohibited unless necessary for security and safety purposes.
18. Circulation and Parking Design Guidelines
a. Circulation. On-site circulation is provided to connect residents to common facilities, such as parking lots, mailboxes, trash enclosures, other project amenities, other dwelling units, and to points outside the project. Vehicular circulation is important to minimize conflicts between pedestrian and vehicular uses, and to minimize the amount of paving in projects. The following are design guidelines for on-site circulation:
(i) Vehicular
(1) Site access and internal circulation should promote safety, efficiency and convenience. Conflicts between vehicles and pedestrians should be avoided (per PHMC Section 18.55.100).
(2) Continuous circulation is encouraged, with dead-end driveways minimized.
(3) Site access points should be minimized and located as far as possible from street intersections.
(4) Decorative pavement should be used at entries and pedestrian crosswalks.
(5) In the isolated instances that security gates are incorporated into a project, adequate queuing space and turn-around area should be provided to prevent blockage of adjacent streets.
(6) Parking lot design should conform to standards identified in the Zoning Ordinance [Pleasant Hill Municipal Code (PHMC) Chapter 18.55]. (ii) Pedestrian
(1) Facilitate pedestrian access and circulation. Entry design should incorporate sidewalks on both sides of the driveway.
(2) Direct access from public streets should be provided to entries. (See Figure 18.b (2))
73 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 18.b(2)
(3) Access is encouraged to adjacent uses.
(4) When in close proximity to trails and other established pedestrian paths, direct access should be provided.
(5) Pedestrian walkways should be safe, visually attractive, and well defined by landscaping and lights. Use of decorative pavement is encouraged in hardscape areas, at a minimum it should be used to delineate crossings. (See Figure 18.b (5))
74 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 18.b(5)
(6) Walkways should be at least 4 feet clear in width.
(7) Circulation should take into account CBC & ADA requirements in the early stages of project design.
b. Parking. Parking is an important issue that needs to be properly addressed in multi-family housing development. Large parking spaces can dominate a site and consume open space possibilities; however, it is needed in adequate amounts as part of a successful development. Parking areas should be safe and secure and allow easy access from housing units.
(i) Parking areas should be well-designed and safe, located away from public views.
(ii) Parking lots should be sited at the rear or side of the site to allow a majority of the dwelling units to front the street. (See figure 11.b(ii)) (iii) Garages/carports should be architecturally integrated with the main building and be architecturally consistent with the style/design. (iv) d. Multiple small parking lots should be built in-lieu of one large lot. (See Figure 18.b(iv))
75 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 18.b(ii, iv)
(v) When parking lots are along the street frontage, they should be screened with landscaping.
(1) Trees and shrubs should be planted to soften the impact of parking areas and provide shade for parking to the greatest extent possible. (See Figure
18.b (v.1))
Figure 18.b(v.1)
(vi) Perimeter landscaping should be provided around parking lots as per Pleasant Hill Municipal Code (PHMC) Section 18.50.140.
(vii) Trees should be provided to allow for 50% canopy coverage of parking lots at tree maturity to the greatest extent possible. (See Figure 18.b(vii)) (viii) Landscape islands should be a minimum of four feet wide to allow adequate spacing for trees. (PHMC 18.55.140.C)
76 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 18.b(vii)
(ix) Trees should be located to avoid contact with vehicle overhang and car doors.
(x) When parking structures are proposed, blank and unarticulated walls should be avoided or decorated with artwork and/or vegetation. (See Figure 18.b(x)) (xi) Parking lots should be sited in proximity to dwelling units to allow for casual surveillance.
Figure 18.b((x)
77 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (xii)The number of driveways should be minimized and located an adequate, safe distance from street corners.
(xiii) Driveway entrances (from streets) should receive special landscape and paving treatments to break up paving expanses and to define the site entrance. (See Figure 18.b(xiii))
Figure 18.b(xiii)
(xiv) Parking spaces off of main vehicular entryways should be at least one car length (15’ minimum) away from the street to allow safe ingress and egress for the first parking space.
(xv) Accessible parking spaces will be required to comply with current requirements.
(xvi) Parking lots should be drained to landscape or other filtering solutions to minimize polluted runoff.
19. Circulation and Parking Objective Design Standards
a. Parking shall be prohibited between the structure front and the street. b. Parking spaces located off main vehicular entryways shall be a minimum of 20 feet away from the street to allow safe ingress and egress for the first parking space. (See Figure 19.b)
78 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 19.b
c. Projects with more than 10 units shall provide a minimum of two parking areas.
No more than 60 percent of the parking stalls may be sited in a single parking area unless in a multi-level structure.
d. Exterior facing walls of parking structures shall be articulated with artwork, natural ventilation, and/or landscaping at minimum intervals of 10 feet. The articulation shall occupy a minimum area of 16 square feet of wall surface area. (See Figure 19.d)
79 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 19.d
e. Carports shall use a color scheme from a structure within the development. f. Parking areas shall be lined with 24-inch box shade trees planted every 30 feet, on average.
g. Perimeter landscaping shall be provided around parking lots as per PHMC Section 18.50.140.
h. Parking areas, excluding those with carport-mounted solar panels, shall include one tree for every three stalls. Trees shall be a minimum of 24-inch box size at the time of planting.
i. Parking areas shall be interconnected and shall use shared driveways accessing the development.
j. All structures, amenities, parking areas, building entries, and common spaces shall be connected by pedestrian pathways with a minimum width of four feet. k. Pedestrian pathways shall be connected to the public sidewalk along each street frontage.
20. Service Facilities and Utilities Design Guidelines
An important part of multi-family residential projects that is often overlooked is the siting of service facilities and utilities. They should not be treated as after thoughts, but should be designed to enhance or at least not negatively impact the overall site plan. The following are
a. Locate service facilities and drives away from public streets and nearby residential uses. Place service uses in the least visible areas. 80 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s b. Provide access for service vehicles and separate from other on-site circulation patterns when possible.
c. Fully screen all service facilities from the public street and adjoining properties.
Screening should match the design and material of the main building. d. When new transformers are required within public views and within the front yard setback, they should be undergrounded. In all other locations it should be screened from views consistent with Pleasant Hill Municipal Code (PHMC) Section 18.50.090. (See Figure 20.d)
Figure 20.d
e. Mechanical Equipment
(i) Mechanical equipment should be sited in side and rear yard areas of the project, hidden from public views or designed to be located within the associated building (i.e. Fire District risers) to avoid a “tacked on” appearance.
(ii) Locate mechanical equipment away from on-site and adjacent uses to not cause noise problems.
(iii) Fully screen roof top equipment from public views as per PHMC Section
18.50.090. (See Figure 20.e(iii,iv,v))
(iv) Screening for roof top equipment should use architecture that matches the overall building design. (See Figure 20.e(iii,iv,v))
(v) Avoid multiple roof screens; all equipment should be within one cohesive screen. (See Figure 20.e(iii.iv,v))
81 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 20.e(iii, iv, v)
f. Trash and Recycling Facilities
(i) All multi-family projects should provide for adequate storage of trash and recyclable materials in enclosed areas (PHMC Section 18.50.070). Typically, for any enclosed area, 40% of the floor space should be allocated for trash, 40% for recycling, and 20% for organics. Where an enclosure contains both carts and bins, an area that is 150% of the sum of bin and cart footprints is recommended.
(ii) Trash enclosures should be conveniently accessible by collection trucks and sufficient space provided to move bins and carts as needed by users. (iii) Enclosures should be in rear and side yards.
(iv) Provide a pad durable enough (i.e. reinforced concrete pad, reinforced paving) to withstand garbage collection activities in front of and within enclosures.
(v) Enclosures should be located within close proximity (within 300 feet) of each unit for user convenience.
(vi) Trash enclosures should screen trash containers on all 4 sides to the full height of the container, consistent with PHMC Section 18.50.070. Enclosure gates should be equipped with a mechanism (i.e. self-latching/self-closing gates) to secure the doors in the open and closed position. Enclosure should be covered to prevent storm water contamination
(vii)The style, material, and color of enclosures should be similar to those of the main structure. (See Figure 20.f(vii))
82 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 20.f(vii)
21. Service Facilities and Utilities Objective Design Standards a. Trash, recycling, and organic waste bins and dumpsters (trash containers) shall be housed within covered refuse enclosures with a metal gate or door(s) that latch shut. Wooden refuse enclosures that house trash containers are prohibited.
Refuse enclosures shall be painted the same colors as a residential structure within the development. Refuse enclosures shall screen trash containers on all four sides to the full height of the container, consistent with PHMC Section
18.50.070 and shall occupy an area that is a minimum of 150 percent of the sum of the waste bins.
b. Refuse enclosures are prohibited in the required front setbacks and shall be screened from view from the street by landscaping with a minimum height of six feet.
c. Above-ground utilities, transformers, and other mechanical equipment placed between the front or street side of a structure and a public street or vehicular or pedestrian accessway, shall be screened from view by a fence, wall, or landscaping.
d. Excluding solar panels, roof-mounted equipment shall be hidden from view from the public street behind roof peaks or parapets.
e. Utility and mechanical equipment shall not obstruct pedestrian pathways.
22. Public Improvements Design Guidelines
When a new project is proposed within the City, it can be reasonably expected that construction will also occur within public property (roads, easements, trails, etc.).
When this occurs, the private developer is responsible to repair any damage. It is also the expectation that improvements will occur along all frontages related to the project boundaries and any relevant areas that will be impacted by the proposed development.
a. All public property that fronts a project should be improved to current standards. 83 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (i) Improvements include streets, sidewalks, and landscaping. (ii) ADA improvements are required.
(iii) Street widening may occur when deemed appropriate for an area. (iv) New lighting and signage may also be required.
b. Improvements can be required further away from the project site. (i) Lane widening to accommodate traffic increases.
(ii) A new or modified traffic signal at nearby intersections.
23. Signage Design Standards
Please see the City Sign Design Guidelines section contained in the Non-Residential Design Guidelines for further guidance in regard to signs.
C. Drainage and Stormwater Requirements
The City of Pleasant Hill has various creeks that run through the City limits. Because of this, large portions of the City are susceptible to flooding during the rainy season. The flooding threat can be minimized by designing projects that allow rainfall to absorb back into the ground rather than rolling off of impervious surfaces. In addition, recent requirements by the State have made the reduction of stormwater runoff and polluted runoff a priority for development projects. This helps to reduce flooding impacts as well as keeping water that flows into environmentally sensitive areas as clean as possible.
The following are design guidelines with regard to drainage and stormwater runoff:
1. Drainage Design Guidelines
a. Development and redevelopment projects will be required to incorporate drainage elements in site design as specified in the Subdivision Ordinance, National Pollutant Discharge Elimination System (NPDES) permit, Pleasant Hill Municipal Code (PHMC) Section 15.05 Stormwater Management and Drainage Requirements, and Public Works Standards. See City Engineering website for additional information - http://www.ci.pleasant-hill.ca.us/379/NPDES-Program. (i) Proposals should consider existing topography, soil types, existing drainage pattern, and creeks.
(ii) Drainage facilities should be low maintenance.
b. Projects should be designed to minimize impervious surfaces, allowing infiltration of stormwater.
(i) Pervious pavement materials should be considered. Turf block, gravel, unit pavers, porous asphalt, and pervious concrete are encouraged. (ii) Shared driveways and reduced width should be considered.
There are no Public Improvement Objective Design Standards.
There are no Sign Objective Design Standards.
84 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s c. Projects should maximize and preserve existing open space. Development layouts should be clustered or arranged to maximize open space. d. Projects should incorporate landscape elements to reduce pollution from urban runoff.
(i) Runoff should be routed into landscaped areas for treatment and detention. (See Figure 1.d (i,ii))
(ii) (ii) Landscaped areas should incorporate appropriate species. (See Figure
1.d (i,ii)) Some trees species for consideration can include, but are not limited to, Western Redbud, Raywood and California Ash, Box Elder, Hybrid Laurel, Victorian Box, Japanese Black Pine, Strawberry Tree, Catalina Cherry, Big Leaf Maple, Buckeye, Red Alder, White Alder, Black Walnut, Western Cottonwood, Red Willow, Elderberry, and California Bay Laurel. (iii) (Irrigation should be efficient.
Figure 1.d(I, ii)
(iv) Refuse areas should be located away from roofs and inlets, and should be covered or screened.
(v) Medians should be level or concave to contain and capture runoff. (See Figure 1.d (v))
Figure 1.d(v)
e. Drainage facilities should be integrated into landscaping, but also be identifiable. 85 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (i) Dry swales and infiltration planters should be lined or covered with cobbles that blend in with the landscape.
III. STREETSCAPE AND GATEWAYS
A. Streetscape
Streets are an integral part of any community and play a role in the appearance of a city.
Streets serve many purposes including connecting people and places, providing buffers between uses, serving as an exercise tool for bikers and joggers. Streets play an important role in strengthening neighborhood interaction and livability.
Streets can be a benefit as mentioned above and can also be a detriment by bringing traffic, air pollution, and congestion to a city. To ensure that the streets of Pleasant Hill continue to be an asset to the City, the following streetscape guidelines will help to maintain and improve streets:
1. Scenic Corridor/Routes – As designated within the City of Pleasant Hill General Plan a. Maintain a 50-foot setback for new development.
b. Encourage development/improvements that enhance the scenery of the area. (i) Encourage landscaping that is appropriate to the planting area without radically altering the existing vegetation.
(ii) Encourage landscaping that reflects the natural history and culture of the area, and Pleasant Hill in general.
c. Support improvements that enhance the scenery and open vistas along scenic corridors.
2. Arterial Streets
a. Arterial streets carry the bulk of traffic through the City. Arterials provide direct service to major traffic generators and connect to the freeway system. Arterials typically have higher speeds and because of the traffic loads, are often susceptible to traffic and congestion. Arterials mainly serve vehicles; however, alternative modes of transportation can be thoughtfully integrated with design while not impacting traffic flow.
b. To maintain existing flow of traffic, additional ingress and egress points are discouraged.
c. Bus turnouts should be provided to maintain efficiency of arterial streets. (See Figure 2.c)
86 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 2.c
d. Traffic light signals should be synchronized.
e. Adequate buffers between sidewalks and roadways should be maintained through a four-foot landscape strip between the street and sidewalk. f. Wide medians should be provided as space allows.
(i) Medians should consist of more than paint striping. (See Figure 2.f (i)) Figure 2.f(i)
3. Collector Streets
a. Collector streets are used as connectors between arterial streets that serve the City in general, and local streets that serve neighborhoods. Collector streets connect adjacent neighborhoods and carry through-traffic city-wide. b. Alternative modes of transportation should be thoughtfully integrated and designed within collector streets.
c. Landscaping should be integrated along collectors especially when located within residential areas. (See Figure 3.c)
87 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s Figure 3.c
d. Larger street setbacks should be incorporated along collector streets.
4. Local Streets
a. Local streets are an integral component of neighborhoods and function primarily to provide access to destinations both inside and outside the neighborhood.
Local streets should function to serve multiple modes of transportation including vehicle, pedestrian, bicycle, and other alternative modes of transportation. Local streets should be designed for use mainly by the neighborhood and encourage reduced speeds, rather than allow for high traffic speeds, congestion, and short cuts to get from one point to another.
b. b. When improvements at a site occur, new sidewalks should be provided to create a safer and better pedestrian network throughout neighborhoods as per Public Works Standards.
c. Street trees should be incorporated when sidewalks are rebuilt or added to a site. d. Streetlights should be minimized on local streets; however, should be used when addressing safety concerns.
5. General Streetscape Guidelines
a. Street Trees
(i) Street trees should be of a species without intrusive roots and consume minimal amounts of water. In addition, street trees should be appropriate for their location. If the tree is to be located in a tight median, the tree selected should be smaller.
(ii) (ii) When planting street trees, the minimum size should be 24 inch box. (1) Smaller sizes may be appropriate in small or tight planting areas or when availability issues arise.
b. Sidewalks
88 | P l e a s a n t H i l l D e s i g n G u i d e l i n e s a n d S t a n d a r d s (i) Sidewalks located on wider streets should be separated from the roadway with a landscape strip. (See Figure 5.b (i))
(ii) New sidewalks installed at infill locations should match the existing sidewalks in the immediate area.
Figure 5.b(i)
c. Current and relevant CBC/ADA requirements are required to be satisfied with every project.
B. Gateways
Gateways are visual design features that allow residents and visitors to recognize when one is entering a special place or area. Well-designed gateways help to establish, strengthen, and provide an identity to the City, and will help to identify when someone is in the City of Pleasant Hill. The City of Pleasant Hill currently has gateway treatments at certain locations in the City
1. City identification signs should represent the City of Pleasant Hill - its history and present.
2. Gateway treatments should represent the identity of the City of Pleasant Hill on arterial streets and on major trails that enter and exit the City.
3. City gateways should use appropriate signage, landscaping, artwork, architectural features, and appropriate scale.
4. Sites at prominent gateway locations should provide additional landscape treatments and design amenities (including artwork) to help identify the transition into the City.
5. Utilities should be under-grounded to not detract from prominent gateway locations.
6. City designed projects should implement additional gateways features at prominent locations that help to create a sense of entry into the City.
7. When near gateways, service yards, storage areas, and parking lots should be screened.