DESIGN
GUIDELINES
September 2002
Exhibit A
City of Santa Rosa
DESIGN
GUIDELINES
Prepared by
Alan B. Cohen, Architect AIA
PLANNING & ARCHITECTURE
September 2002
T able of Contents
INTRODUCTION
SECTION 1 - NEIGHBORHOOD DESIGN
1.1 Neighborhood Design
1.2 Streets and Public Ways
1.3 Streetscapes
1.4 Transit
SECTION 2 - CORE AREA
2.1 Downtown Area / Station Area Introduction
2.2 Public Streets
2.3 Buildings
2.4 Historic Districts within the Downtown Area and Station Area
2.5 Plazas and Open Spaces
2.6 Street Furnishings Palette
SECTION 3 - RESIDENTIAL, COMMERCIAL & INDUSTRIAL BEYOND THE CORE AREA
3.1 Single-Family Residential
3.2 Multiple-Family Residential
3.3 Retail Centers & Commercial Districts
3.4 Business and Light Industrial Parks
SECTION 4 - SPECIAL DESIGN CONSIDERATIONS
4.1 Landscaping
4.2 Off-Street Parking
4.3 Infill Development
4.4 Creeks, Riparian Corridors, and Storm Drainage
4.5 Hillside Considerations
4.6 City Entries and High way Corridors
4.7 Historic Districts
4.8 Signs
4.9 Mendocino Av enue Corridor
4.10 North Sant a Rosa Station Area Specific Plan
References
Illustration Credits
APPENDICES
A. Chapter 17-24 of the City Code - Trees
B. Water Efficient Landscape Policy
C. 3D Visual Analysis Requirerments
D. Off-Street Parking Table
E. Very High Fire Severity Requirements and Map
F. Standards for Rehabilitation
Design Guidelines 1
Introduction
A. These design guidelines provide
direction to designers as well as
establish criteria for review of
projects.
The purpose of the design guidelines is to
provide a clear set of design policies to project
sponsors such as developers, property owners,
architects, designers and public agencies
including City projects. These are the primary
design criteria which the city staff, boards and
commissions and the City Council will use to
evaluate project proposals. These guidelines
apply to all projects that require design review,
including most new buildings, the design of
subdivisions, infill development; and public
improvements such as streets. Some single
family houses, as allowed by the Zoning Code,
are not required to incorporate the design
preferences included in these guidelines.
B. A purpose of the design guidelines is
to implement the Urban Design
Element of Santa Rosa’s General
Plan.
The Santa Rosa 2020: General Plan envisions:
“ Santa Rosa’s downtown as the heart of the
City in year 2020. The scale of downtown
relates to the pedestrian through ground-floor
commercial, wide sidewalks, benches, street
trees, and trash and recycling bins.
Entertainment uses, offices, and restaurants
provide a vibrant economic base for the
downtown, which draws residents and visitors
both in the daytime and in the evening.
The City also features safe, liveable
neighborhoods. Residents are able to walk
comfortably from their homes to local markets
and convenience services. Neighborhood parks
provide youth and adults with varied
recreational options. The physical form of a
neighborhood--the character and pattern of
streets, the land use pattern, the quality of
public spaces, the landscape and natural
features and the massing of materials of its
built form--contributes significantly to its
livability and long term success as a
neighborhood.”
Santa Rosa also features districts that build
on their unique natural and historical features
to achieve identity. Newer neighborhoods feature
distinct architectural identities, while street and
path connections provide linkages between
different areas. New development respects the
City’s natural setting, located between the
Sonoma Mountains and Laguna de Santa Rosa,
and builds on its landscape qualities”.
C. These design guidelines are intended
to supplement and enhance design
concepts that promote “Superior
Design” by exhibiting thoughtful
relationships in the following areas:
Site: Natural and built Environment;
Architecture; Landscaping;
Placemaking/Livability; and
Sustainability.
The phrase “Superior Design” is used
throughout the guidelines. It is the desire of
the City to upgrade the design quality of projects
from “adequate” to “superior” that in large
INTRODUCTION
PURPOSE
City of Santa Rosa2
Introduction
part led to the creation of this document. While
Superior Design is difficult to define, the
following table “Framework of Design Review”
identifies the goals, review criteria and findings
for approval that an overall design concept
must address. A key finding is that the design
concept promotes “Superior Design” by
reflecting thoughtful considerations and
responses to the parameters outlined in the
Framework of Design Review. Applicants shall
prepare a written response to the Framework’s
review criteria as part of the Design Review
application.
If an applicant or designer follows the
Framework of Design Review, and the project
is consistent with the design guidelines
contained within this document, the City will
consider the resulting design to be “Superior”
and the project will be granted Design Review
approval.
D. These guidelines represent the City’s
design preferences.
In order for projects to receive discretionary
approvals, it is expected that the guidelines will
be followed. Adherence to the gui delines,
however, is not meant to stifle design creativity.
An applicant/designer may propose an
alternate approach to a guideline(s). In that
case, it shall be the responsibility of the
applicant/designer to demonstrate to City staff,
boards and commissions how the propos al
creates an equal or higher level of design quality
than the guideline(s) would provide. Early review
of projects with the Design Review and
Preservation Board and/or the Planning
Commission at a conceptual level of detail is
encouraged to receive feedback prior to
investing a large amount of time and money.
E. These guidelines address the most
common building types.
The guidelines do not address every type of
building. When a project is being designed or
reviewed and it is not specifically covered by
the guidelines, the applicant should use the
guidelines for the building type most closely
resembling the type proposed, with adjustments
as appropriate.
F . One of the purposes of these
guidelines is to facilitate Santa Rosa’s
transition from a community with
development predominantly
occurring at the periphery, to one
where infill on vacant lots and
increased density of the Core Area
becomes more prominent.
In recent years most of the development in
Santa Rosa has been new subdivisions, new
shopping centers and new business parks
outside of the Core Area. As a result, most of
the design guidelines were oriented toward such
projects.
With the introduction of the voter approved
20 year Urban Growth Boundary in 1996,
Santa Rosa began making a transition from
peripheral to inner development. While direction
is still provided for peripheral development,
these guidelines emphasize the Core Area and
the importance of harmonizing new
development with surrounding neighborhoods.
G. These Design Guidelines incorporate
such traditional development
patterns as: pedestrian oriented
residential neighborhoods organized
around centers that include mixed
uses and open space; interconnected
street systems; a variety of home
Design Guidelines 3
Introduction
sizes within a neighborhood; and
mixed uses in the downtown area.
These and other features often found in our
older neighborhoods and downtown areas are
advantageous in that they provide for: a
greater dispersal of traffic which will reduce
congestion; better connections between
neighborhoods; an improved pedestrian
environment that will encourage residents to
walk, bicycle and use public transit; and a more
active and economically viable downtown.
H. The present document is intended to
be the principal one governing design
related issues.
Santa Rosa has many documents that deal
with design, including, among others: the
General Plan, Area Plans, the Zoning Code; the
Water Efficient Landscape Policy and City
Council policies. These typically are general in
nature. In contrast, the present guidelines are
more focused on design and in general are
more specific than the other documents
mentioned above. The guidelines are intended
as the primary authority for design issues but
they should be used in conjunction with other
City regulations.
These guidelines are intended to supplement,
not replace, any project specific guidelines or
standards that may have been adopted in
conjunction with the approval of any area plan,
specific plan, or project related Policy Statement.
Such specific guidelines will remain in force,
and will govern over these Design Guidelines if
specific conflicting provisions are identified. In
cases where no specific conflict exists, the
project specific guidelines and these Guidelines
must both be addressed.
ORGANIZATION
These guidelines are organized as follows:
Section 1- Neighborhood Design
Section 2- Core Area
Section 3- Residential, Commercial &
Industrial Outside the Core Area
Section 4- Special Design Considerations
Appendix
Section 1- Neighborhood Design
Neighborhood Design focuses on design
issues at the neighborhood scale, including:
the structure of a neighborhood; how to
organize different land uses within a
neighborhood; and the preferred circulation
system within a neighborhood.
Section 2- Core Area
In the Core Area, particularly Downtown,
uses within buildings change over time. It is
therefore critically important that the design
of the public realm (the streetscape, the
building facades and the location of parking)
supports this evolution. This section
identifies key components that support a
vibrant, pedestrian oriented Downtown and
includes guidelines to encourage development
in a way to produce such a result.
Section 3- Residential, Commercial &
Industrial Outside the Core Area
Outside of the Core Area, the type of project
is fundamental to the design of the proposed
development. This section includes guidelines
for residential, commercial and industrial
projects. Each section is divided into Goals,
City of Santa Rosa4
Introduction
Site Planning Guidelines and Building Design
Guidelines.
Section 4- Special Design Considerations
There are many considerations which
influence designs. One of the most important
is the streetscape. Public streets usually
occupy the largest part of the public realm we
experience in our daily lives. Where a street
is located, the path it follows, its dimensions
and other factors to be discussed will often
have more to do with how the public
perceives a project or a neighborhood than
any other aspect of its design. If a project is
within a historic district, special considerations
may have to be given to historic buildings and/
or other historic factors in the project design.
Hillsides require special attention as do infill
projects. This section considers these and
other special conditions which should be
taken into account in the design of a project.
Appendix
The Appendix includes some of the City
documents that may have to be considered in
the design of a project. In some cases these
documents are referred to herein, and are
included for convenience.
FORMAT & FONTS
Goals and guidelines printed in this docu-
ment use “Gills Sans” font. Titles use a “Gill
Sans” bold font. Commentary on guidelines
use “Gill Sans” in an italic style.
This document is expected to be a “living”
publication and it employs a three ring binder/
loose-leaf format to facilitate revisions. Com-
ments and suggestions are welcomed and
should be forwarded to:
Department of Community Development
City of Santa Rosa
100 Santa Rosa Avenue, Room 3
Santa Rosa, CA 95404
email: [email protected]
Design Guidelines 5
Introduction
GOAL: REVIEW CRITERIA: FINDINGS FOR APPROVAL:
Promote Superior Design through thoughtful
response to the following:
What is the design concept and how does it relate to: Design concept reflects thoughtful consideration and contextual response; promotes Superior Design
- Design appropriate for its location and use
- Natural features of the site
- Connectivity to vehicular, transit, bicycle and pedestrian networks - Respect for historical neighborhood, where occurs
- Form; Massing
- Originality and/or Innovation of building form
- Materials; Details
- Innovative use of real material
- Identifiable and meaningful expression of the building's function - Integration of plant and tree materials with site conditions - Use of planting and landscape walls to create outdoor rooms - Retention and maximization of heritage trees on site
- Design appropriate for the architecture and scale of the site - Conveyance of a perception and preference for human spaces - Creation or reinforcement of focal points or nodes of activity. - Relationship and connectivity between human spaces
- Site Resources
- Water Conservation
- Energy Efficiency
- Materials
- Air Quality
FRAMEWORK OF DESIGN REVIEW:
Site plan, landscaping, building design and placement that creates, contributes and/or reinforces sense of place or establishes a suitable and dignified living environment as an expression of the design concept.
Architecture
Landscaping
Response to, integration and/or incorporation with the
natural and built environments as an expression of the
design concept.
Use of form, massing, materials and detailing as an
expression of the design concept.
Articulation and definition of spaces with appropriate
landscape materials as an expression of the design
concept.
All projects promote Superior Design by exhibiting thoughtful relationships in the following areas:
Site; Architecture; Landscaping; Placemaking / Livability; and Sustainability.
Project design is also consistent with the Design Guidelines.
Thoughtful, integrated design; also consistent with
the Design GuidelinesOverall Design Concept Approval
Sustainability
Promotes responsible and sustainable use of resources
and/or promotes healthier lifestyles as an expression of the design concept.
Placemaking / Livability
Site: Natural and Built Environment
Section 1.1 - Neighborhood Design
Design Guidelines 1.1-1
1.1 Neighborhood Design
This section on Neighborhood Design primarily addresses areas of new development, particularly in Southwest and Southeast Santa Rosa where the majority of large scale new development will occur over the next 20 years. New development in these areas will be expected to incorporate the guidelines below. Smaller projects and infill projects in all parts of Santa Rosa will be expected to strengthen the patterns described below, to the extent they are consistent with General Plan requirements.
I. GOALS
A. To promote the development of new
“neighborhoods” that incorporate a variety of
uses as opposed to subdivisions that feature
single-family homes exclusively.
B. To create well defined neighborhoods with both
a center and an edge.
C. To promote neighborhoods that feature a variety
of housing types (both single-family and
multiple-family) as well as a variety of price
ranges.
D. To develop neighborhoods with interconnected
street networks to diffuse traffic and provide
easy access for residents both within and
between neighborhoods.
E. To encourage neighborhood design that supports
pedestrians, bicyclists and use of public transit as
well as automobile use.
Fig. 1.1.2 As the planning is refined each
neighborhood is provided with a neighborhood
center at the intersection of the connecting
streets. This helps to support limited retail.
Schools, large parks and industrial areas are
located at the edges or between neighborhoods
as they are large land users and tend to disrupt
walking access within the neighborhood center.
Fig. 1.1.1 This diagram from Western Australia
depicts preliminary planning for an area of new
growth. It illustrates many concepts fundemental
to good Neighborhood Design. New
neighborhoods are plotted based on existing
constraints and opportunities. They are sized
based on a 1/4 mile radius from center to edge.
Circulation connects the neighborhood centers.
City of Santa Rosa1.1-2
Section 1.1 - Neighborhood Design
F. To design neighborhoods that take advantage of
existing natural features such as trees, creeks and
topography.
G. To create neighborhoods that are safe and
support Police and Fire Department efforts to
promote public safety.
Fig. 1.1.3 The T own and Country Center is a good
example of small scale neighborhood serving
commercial center that fits architecturally and has
been successful financially.
Section 1.1 - Neighborhood Design
Design Guidelines 1.1-3
II. GUIDELINES
A. NEIGHBORHOOD STRUCTURE
1. Design neighborhoods to be limited in area with a
defined center and edge.
2. Design neighborhood and community shopping
centers to include or, at a minimum, accommodate
the following:
a. Buildings that house a variety of private sector
uses such as: higher density residential (refer to
General Plan for density range) small ‘Mom &
Pop’ food stores, restaurants, day care, and other
neighborhood serving commercial businesses;
b. Some form of open space, such as a small park
or a plaza where neighbors can gather;
c. Civic uses, such as a police mini-station, a post
office, a branch library, a community room, and
houses of worship;
d. A public transit stop.
3. Define neighborhood edges with natural features,
such as creeks, or large streets, such as avenues,
parkways or boulevards.
4. Limit the distance from neighborhood edges to
centers to not much more than 1/4 mile.
1/4 mile (a five minute walk) is the generally accepted distance that people are willing to walk to a neighborhood center. Limiting the neighborhood size in this way helps to create an identity for a neighborhood as well as support pedestrian activity.
Fig. 1.1.4 Schematic diagram of the neighorhood
unit based on a +/- 1/4 mile radius or 5-minute
walk.
Fig. 1.1.5 This diagram illustrates the concept of
using natural features, in this case drainage and
open space, to define neighborhood edges.
City of Santa Rosa1.1-4
Section 1.1 - Neighborhood Design
5. Incorporate a range of residential densities and price ranges within a neighborhood.
While remaining consistent with General Plan density
requirements, providing a range of housing opportunities supports affordable housing goals as well as creating
more interesting neighborhoods.
6. Locate higher density housing within the
neighborhood center, where the residents can better
support the commercial establishments, access public
transit, and easily take advantage of parks or plazas.
7. When Neighborhood or Community Shopping Center
is indicated in the General Plan, provide design of
the shopping center at the initial project submittal.
Leaving the design for the Neighborhood or Community
Shopping Center to a later time creates the potential for a commons that is not integrated or coordinated with
the surrounding development.
Fig. 1.1.6 This model plan illustrates many features that create liveable and walkable neighborhoods.
While cars are accommodated, many daily trips can be made on foot. Developments with the structure and variety of uses depicted in the diagram will be more likely to develop a strong sense of identity and cohesiveness than a strictly residential subdivision. They will have the opportunity to develop into a true “neighborhood”.
Section 1.1 - Neighborhood Design
Design Guidelines 1.1-5
B. BLOCK AND STREET PATTERN
Refer to Section 3.1 - 3.4 for guidelines on individual building types.
1. Serve neighborhoods with an interconnected street
system that will diffuse traffic. Minimize the use of
cul-de-sacs. See Figures 1.1.7 and 1.1.8.
2. When vehicular connection is not possible to an
adjacent street, provide pedestrian and bicycle
connections where legally permissable.
3. Select streets based on using the minimum width
standard applicable to the given circumstances (such
as number of homes served, number of access
directions, uses, General Plan Transportation
Element, etc.)
Reducing pavement width slows traffic speeds and
decreases storm water runoff, both desirable goals in
single-family neighborhoods. Refer to Section 1.2 for
additional information on street selection.
4. Link adjoining neighborhoods with indirect (vs. long straight) street connections to discourage “shortcut”
traffic through neighborhoods.
5. Design streets to accommodate the pedestrian as well as bicycle and automobile use. A planter strip with
street trees should be provided between the street and
the sidewalk (see Section 1.3). Provide on-street
parking as the parked vehicles provide a buffer
between traffic and the pedestrian and slow traffic.
On local neighborhood streets, bicycles share the
travel lane with automobiles. The provision of
dedicated bike lanes is generally reserved for streets
that have faster moving traffic.
Providing dedicated bike lanes on local neighborhood
streets is counterproductive. One of the goals in a
residential neighborhood is to slow traffic. When dedicated bike lanes are added, the perceived width of the roadway increases and drivers increase their speed.
Fig. 1.1.8 The City’s preference is for
interconnected street systems which permit
pedestrians and vehicles many choices in
navigating through their neighborhood.
Fig. 1.1.7 Street systems that do not permit
connections isolate neighbors and force all traffic
to concentrate on collectors. This type of street
circulation should be avoided.
City of Santa Rosa1.1-6
Section 1.1 - Neighborhood Design
6. Use the smallest curb radii permitted at intersections in order to minimize the crossing distance for
pedestrians. See Section 1.2 for appropriate radii in
residential neighborhoods. A larger radius may be
needed where Local streets connect to Transitional
or Regional streets.
7. Use traffic calming devices such as neck downs,
speed tables, mini-circles and tree bulb outs in order to slow traffic. (Refer to Section 1.2 (IV) for
additional information and techniques.)
8. Limit block length to approximately 600 feet.
9. Use of alleys in at least a portion of new
developments is encouraged.
The use of alleys with garages shifted to the rear of the lots can make a dramatic improvement to the quality of
the streetscape. This most significant development
approach also can facilitate the development of second dwelling units above the rear loaded garages.
10. Retain and improve existing alleys.
11. Orient streets toward vistas, such as surrounding
mountains or landmark buildings, in order to provide
a terminated view along the street corridor and help
residents orient themselves within their
neighborhood.
Fig. 1.1.10 This 30 foot street with a neck down
slows traffic and shortens the crossing distance.
Fig. 1.1.9 36 foot wide street with 25 foot corner
radii creates long pedestrian crossing and
encourages speeding.
Fig. 1.1.11 Alley at Courtside Village in Santa Rosa
with second dwelling units above garage.
Fig. 1.1.12 Orienting streets to
vistas help residents orient
themselves within a neighborhood.
Section 1.2 - Streets & Public Ways
Design Guidelines 1.2-1
1.2 Streets and Public Ways
I. GOALS
A. To develop streets that support pedestrians,
bicyclists and vehicles equally.
B. To build street systems that support healthy, safe
and livable residential neighborhoods by creating
an environment that encourages walking, bicycling
and a sense of community.
C. To recognize that streets constitute the majority of public space of our City, and to insure that the
design of our streets considers not only the
functional requirements of pedestrians, bicycles
and vehicles, but also the spatial definition and the
resulting quality of the public space being created.
D. To construct streets that by their design and features keep vehicle traffic speeds at appropriate levels for
their setting.
E. To provide street widths appropriate to serve
emergency vehicle needs.
F. To encourage all the elements of the streetscape;
adjacent buildings, medians, vehicle lanes,
bikeways, parking, intersections, sidewalks, tree
canopies, landscaping, street furniture, lighting, and
signs, to be thought of as a complete package that
works together.
G . To encourage people to use other modes of
transportation than the automobile.
Fig. 1.2.1 Local Street.
Fig. 1.2.2 Transitional Street - Fourth Street.
Fig. 1.2.3 Regional Street.
City of Santa Rosa1.2-2
Section 1.2 - Streets & Public Ways
II. STREET CATEGORIES & TYPES
Streets are categorized by how they perform for the neighborhood and the community. For simplicity, street categories can be broken into three groups:
STREE T CATEGORIE S Equivalent to V2020
Gen eral Plan
LOCAL: T h ese pr o v ide acc ess t o and f r o m a
neig hborhood a nd within a ne ig hborhood a nd
include: t r ails, alleys, lanes, neighbor hood str eets a nd min or s tree ts .
MI NOR
TR ANS ITIONAL : T h ese pr o v ide t r an sit io n al ac c ess t o an d fr o m neig hborhoods a nd include: a venue s a nd ma in
st r eet s.
CO LLECTO R
REGION AL: T hese pr o v id e r egio nal acc ess an d in c lud e:
pa rkwa ys a nd bouleva rds.
AR T ER I AL / M AJO R
A. LOCAL STREETS
Local streets, which form the heart of quiet neighborhoods, function primarily to provide access to neighborhood destinations and make numerous connections within neighborhoods. All of these streets provide vehicle, pedestrian and utility access. Traffic speed of not more than 15-30 mph is appropriate for such streets. A measure of how successful a local street is performing its intended function is how well it adds to the quality of the neighborhood by offering access, parking, tranquility, and safety.
Neighborhoods work best with many connections from the edges.
Connections to centers of neighborhoods are appropriate too, but they should not move significant amounts of traffic, nor move that traffic too quickly. People entering neighborhoods should feel rewarded by ease of access to specific locations, but also encouraged to travel by foot or bicycle.
Local streets should provide indirect connections between Transitional or Regional Streets. Long straight connections will encourage “shortcut” traffic through neighborhoods.
The Local Street category includes the following Street Types:
• Trail
• Alley
• Lane
• Neighborhood Street
• Minor Street
See the following pages for plates illustrating the Local Streets in graphics and text.
Fig. 1.2.4
Section 1.2 - Streets & Public Ways
Design Guidelines 1.2-3
TRAIL
City Std. # XXX (need new standard)
DESCRIPTION
Trails are connectors through neighborhoods not
intended for motorized vehicles. They often
follow their own independent rights-of-way or
utility corridors. Serving as an independent
alternative transportation system, trails connect
many homes to parks, schools, transit stops, and
other common destinations. Trails can provide
access into commercial districts, linking with
bike lanes for added access to more distant
commercial districts, employment centers and
major transit hub. Neighborhood trails also make
connection to natural areas and parks, and should
provide access to regional greenways and open
spaces. In healthy neighborhoods, trails may
comprise 20-40% of the total residential
connectors. Trails should provide at intervals
sitting areas with benches at vista points and
along creeks.
FEATURES
• Trail width: 8-14 ft.
• Clear Zone of 3-6 ft.
• Right-of-way 20 ft. min.
• Shade tree recommended.
• Surface to comply with ADA accessibility
requirements.
BUILDING & LAND USE
• Link to make connections between all homes,
parks, schools and shopping districts.
• Trails should be located adjacent to streets,
creeks, open space and other public spaces or
otherwise oriented to provide “informal
surveillance” in order to enhance public safety.
City of Santa Rosa1.2-4
Section 1.2 - Streets & Public Ways
ALLEY
City Std. # 202 (needs revision)
DESCRIPTION
Alleys are slow speed (10 mph) secondary access
ways running behind and sometimes between
rows of houses, or commercial buildings. Alleys,
typically a 12 foot paved section within a 20 foot
right-of-way, can provide service workers easy
access to utilities and sanitation, and residents
easy access to garages, backyards, and any
accessory units. Alleys shall be detailed as a
secondary access way, not as a street; curbs,
gutters, sidewalks and streetlights are not
required. If alleys are used to provide Fire
Department access, additional requirements may
be applied.
FEATURES
• Paved width: 12 ft.
• Right-of-way: 20 ft. min.
• Desired speed: 10 mph.
• Good location for private utilities and drainage.
BUILDING & LAND USE
• Residential- primarily single family.
• Consistent building line recommended.
• Provides rear access to garages.
• Consider second units above garage.
• 3 ft. minimum setback from right-of-way.
• Commercial applications- use 12-20 ft. paved
width for access and deliveries.
Section 1.2 - Streets & Public Ways
Design Guidelines 1.2-5
LANE
City Std. # 202E
DESCRIPTION
These narrow roads (typically 16-20 feet wide)
are useful in accessing small numbers of homes
(up to approximately 10 homes). Parking, when
needed, can be placed on one side or in parking
bays. 37 to 41 foot rights-of-ways are usually
required. One-way lanes can operate around
parks or nature preserves. They also work well
as two-way facilities in many other contexts.
Landscaping and sidewalks fill the remainder of
the available public right-of-way.
FEATURES
• Width: 16 ft. with curb and gutter & no
parking, subject to fire access requirements.
• Width: 20 ft. with curb and gutter & parking
one side, subject to fire access requirements.
• Right-of-way: 37-41 ft. min.
• Parking bays as needed.
• 5 ft. planter strips typical.
• No sidewalk, up to four homes.
• 5 ft. sidewalk, one side minimum, five to ten
homes
• 5 ft. sidewalk, both sides, 11 or more homes.
• Desired speed: 15 mph.
BUILDING & LAND USE
• Residential- primarily single family.
• Buildings brought closer to the sidewalk.
• Consistent build-to line suggested.
Fire Access RequirementsFig. 1.2.5
City of Santa Rosa1.2-6
Section 1.2 - Streets & Public Ways
NEIGHBORHOOD STREET
City Std. 200F , 200G (needs clarification)
DESCRIPTION
Neighborhood streets are the most common type
of access roads in healthy neighborhoods. Paved
portions of these streets are generally between
20 feet and 30 feet, depending on parking. This
is the preferred street to service residential streets
when the street does not exceed 100 homes or
1000 average daily trips (ADT). Streets are
short, terminating in two to six blocks. These
streets can also encircle a square or other public
space. On-street parking is encouraged as it helps
to provide needed parking and slows traffic.
FEATURES
• Width: 20-30 ft. w/ curb & gutter
20 ft w/ no parking
26 ft. w/ parking one side
30 ft. w/ parking both sides
• Right-of-way: 51 ft. (Parking both sides)
• Neck down at intersection permits easier
pedestrian crossing. Avoid locating utility
devices in neck downs.
• 5 ft. planter strips typical (contiguous
sidewalks w/ tree wells in urban settings)
• 5 ft. sidewalks both sides typical.
• Two to six blocks long.
BUILDING & LAND USE
• Residential- many types
• Residences brought closer to the sidewalk.
• Consistent build-to line suggested.
• Front porches encouraged.
• ADT shall not exceed 1000.
Section 1.2 - Streets & Public Ways
Design Guidelines 1.2-7
MINOR STREET
City Std. 200B
DESCRIPTION
Minor streets are utilized when the traffic volume
exceeds 1000 average daily trips. Although
efforts should be made to create interconnected
street layouts which disperse traffic, in many
cases a concentration of traffic is unavoidable.
In these cases, the wider 24- 36 foot paved
section is appropriate. The right-of-way is
typically 59 feet.
FEATURES
• Width: 24-36 ft. w/ curb & gutter
24 ft w/ no parking
30 ft. w/ parking one side
36 ft. w/ parking both sides
• Right-of-way: 59 ft. (Parking both sides)
• Bulbouts or neck downs at intersection permits
easier pedestrian crossing.
• 6 ft. planter strips typical (contiguous
sidewalks w/ tree wells in urban settings)
• 5 ft. sidewalks both sides typical.
• Generally more than 6 blocks long.
BUILDING & LAND USE
• Residential- many types
• Residences set back typically 20 ft. from back
of sidewalk.
• Consistent build-to line suggested.
• ADT generally greater than 1000.
• On-street parking is encouraged.
City of Santa Rosa1.2-8
Section 1.2 - Streets & Public Ways
B. TRANSITIONAL STREETS
Transitional streets connect residential neighborhoods to commercial centers and service commercial districts. Avenues and Main Streets are transitional roadways. In addition to providing access, they carry large and more diverse amounts of traffic. Avenues and main streets host deliveries and efficient emergency responses. They anchor neighborhood commerce, serve bicyclists and pedestrians, and improve transit operations.
Transitional streets must operate at low to moderate speeds, since many people live, work, shop, and play within these street environments. Parking is found on many, but not all, avenues and main streets.
The Transitional Street category includes the following Street Types:
• Avenues
• Main Streets
See the following pages for plates illustrating the transitional streets in graphics and text.
Fig. 1.2.6
Section 1.2 - Streets & Public Ways
Design Guidelines 1.2-9
AVENUE
City Std. 200B
DESCRIPTION
Avenues connect neighborhoods to town centers,
commercial centers, and other neighborhoods.
The paved portion of the roadway is from 17-24
feet per side (depending upon whether on-street
parking or bike lanes are provided). A raised
center median is preferred allowing for a triple
canopy of street trees. Avenues are richly
landscaped, since they are civic spaces that serve
as gateways to town centers. Since avenues serve
as the transitions between neighborhoods and
commercial districts, speeds should be kept low,
typically 35 mph. Avenues also serve as major
transit routes. Avenues may circulate around a
square or neighborhood park.
FEATURES
• Width: 24 ft. On both sides of median with
on-street parking. 17 ft. if no on-street parking,
curb & gutter.
• Median width: 12- 16 ft.
• Maximum two travel lanes. Actual number of
lanes shall be determined in concert with the
City Staff, based on the City’s General Plan
Transportation Element.
• Bike lanes: 5 ft.
• Right-of-way: 91-97 ft.
• Neck down at intersection permits easier
pedestrian crossing.
• 8 ft. planter strips typical.
• 5- 8 ft. sidewalks both sides typical.
• Maximum lengh approximately one mile long.
• Drainage: curb & gutter, median may have
swale for natural drainage & water retention.
• Contiguous sidewalk at bus stops/turnouts.
• Allow for two way left turn lane.
• Allow for delivery zone in commercial areas.
BUILDING & LAND USE
• All residential uses and mixed residential and
commercial uses.
• Buildings brought close to sidewalk.
• Consistent build-to line suggested.
• Place prominent public buildings and plazas
at end of vista (terminated vistas).
City of Santa Rosa1.2-10
Section 1.2 - Streets & Public Ways
MAIN STREET
City Std. 200B (needs clarification)
DESCRIPTION
Main streets provide access to neighborhood
commercial and mixed use buildings and
districts. The paved section is generally 36 feet
wide with a 60 foot right-of-way. On-street
parking is very desirable and recommended.
Low speeds (25-30 mph) are desirable to protect
pedestrians and enhance commercial activity. To
help pedestrians safely cross streets and to calm
traffic, bulbouts (wider sidewalks that extend
into the parking lane) or raised pavement should
be provided at intersections and if blocks are
long, at mid-block crossings.
FEATURES
• Travel lanes: 11 ft, with stripped parking.
• Maximum 4 travel lanes. Actual number of
lanes shall be determined in concert with the
City Staff, based on the City’s General Plan
Transportation Element.
• Landscaped median optional.
• Bike Lanes: Refer to the City’s Bicycle and
Pedestrian Master Plan for locations.
• Right-of-way: 61- 83 ft.
• Bulbouts at intersection and mid-block
crossings.
• Contiguous 8 ft.- 12 ft. sidewalks with
minimum 4 ft. sq. tree wells.
• Drainage: curb & gutter.
• Diagonal parking (similar to Fourth Street in
Railroad Square) is encouraged adjacent to
commercial and mixed uses.
• Allow for delivery zone.
BUILDING & LAND USE
• Commercial and mixed use.
• Buildings brought close to sidewalk.
• Consistent build-to line suggested.
• Place prominent public buildings and plazas
at end of vista (terminated vistas).
• Awnings, arcades, sidewalk dining, retail,
benches, and other pedestrian amenities
recommended.
Section 1.2 - Streets & Public Ways
Design Guidelines 1.2-11
C. REGIONAL STREETS
Boulevards and parkways connect town centers to the greater region. Boulevards and parkways are essential for combining motorized and non-motorized traffic in safe, efficient, welcoming environments. Since the success of commerce and traffic circulation depends on effective street design, much attention has to be paid to the orderly and balanced movement of all transportation modes on boulevards and parkways. On these streets, car traffic, delivery trucks, emergency responders, and transit must operate with high levels of efficiency.
Pedestrians and bicyclists must also be welcomed and are in greater need of support, due to higher vehicle speeds and amounts of traffic.
The Regional Street category includes the following Street Types:
• Boulevards
• Parkways
See the following pages for plates illustrating the Regional Streets in graphics and text.
Fig. 1.2.7
City of Santa Rosa1.2-12
Section 1.2 - Streets & Public Ways
BOULEVARD
City Std. 200L
DESCRIPTION
Boulevards provide multi-lane access to
commercial, residential and mixed-use buildings
and they carry regional traffic. For these reasons,
speeds on these streets are higher (30-40 mph).
Boulevards have medians, which are optional,
but preferred, bike lanes and parking to support
adjacent uses. When parking is provided the
paved section is typically 35 feet per side with a
raised median in the center.
FEATURES
• Travel lanes: 11- 12 ft, with stripped bike lanes-
striped parking optional.
• Maximum 4 travel lanes. Actual number of
lanes shall be determined in concert with the
City Staff, based on the City’s General Plan
Transportation Element.
• Median width: 12- 16 ft.
• Bike lanes: 5 ft.
• Right-of-way: 114-130 ft.
• Neckdowns at intersection.
• 8 - 12 ft. planter strips typical.
• 6- 10 ft. sidewalks both sides typical.
• Contiguous min. 10 ft. sidewalks with
minimum 4 ft. sq. tree wells at commercial
locations.
• Drainage: curb & gutter.
• Contiguous sidewalk at bus stops/turnouts.
BUILDING & LAND USE
• Commercial, residential and mixed use.
• Buildings brought close to sidewalk.
• Consistent build-to line suggested.
• Sidewalks and bike lanes both sides.
Section 1.2 - Streets & Public Ways
Design Guidelines 1.2-13
PARKWAY
City Std. 200C
DESCRIPTION
Parkways bring people into town, or they carry
traffic through natural areas. Parkways are not
designed to accommodate adjoining
development. Roadway speeds may be 35-45
mph or higher. When parkways enter town, they
become boulevards, and speeds are reduced to
30-40 mph. Bike lanes are typically included in
parkways, although they may be separated from
the Parkway. Since parking is not included, the
paved section in generally 29 feet per side with
a raised median. Rights-of-way can be from 78
to 116 feet.
FEATURES
• Travel lanes: 11- 12 ft.
• Maximum 4 travel lanes. Actual number of
lanes shall be determined in concert with the
City Staff, based on the City’s General Plan
Transportation Element.
• Median width: 14- 24 ft.
• Bike lanes: 5 ft. (also used as an emergency
pull-over lane).
• Right-of-way: 78-116 ft.
• 8-12 ft. planter strips typical.
• 6-8 ft. sidewalks typical, may be one side only.
• Drainage: curb & gutter or swales allowed.
• Verify if bus stop/turnout is needed. If so,
sidewalk is also needed for disabled access.
BUILDING & LAND USE
• No buildings directly adjacent to parkway.
• Parkways are designed to be on the edge of
towns, nature preserves or agricultural areas
with limited access.
• Multi-use trails maybe on either or both sides.
City of Santa Rosa1.2-14
Section 1.2 - Streets & Public Ways
III. DESIGN GUIDELINES
A. STREET SYSTEM DESIGN
Many development applications occur on existing streets and the scope of the project does not extend to the street system.
However, when projects are large and include public streets, they should follow the following guidelines.
1. Design the street layout to be well connected. Limit block lengths to approximately 600 feet.
2. In residential neighborhoods motorist speeds should
be kept between 10 and 25 mph.
3. Provide on-street parking as a general rule.
Exceptions include parkways and some boulevards.
On-street parking provides several important advantages.
In urban areas with contiguous sidewalks, the parked
vehicles act as a buffer between pedestrians and moving vehicles and also act as a traffic calming device. In
commercial areas, both Downtown and along Avenues
and Boulevards, on-street parking provides convenient
access for customers which is critical to merchants. In residential settings on-street parking provides visitor parking and acts as a safety valve for overflow parking.
4. In residential neighborhoods, intersections should
have relatively small turning radii that require low
speeds, yet allow access by infrequent street users
such as fire trucks, maintenance trucks, and delivery
vehicles.
5. Design streets with terminated vistas or prominent
features where they end, or at the apex of curves.
6. Provide neck downs at intersections (per the Street
Plates and page 1.2-19) to shorten crosswalks for
pedestrian safety, slow traffic and eliminate parking
at the intersection.
7. Provide planter strips with street trees to create a leafy canopy over the street, establish a vertical structure
which narrows the perceived width of the roadway
(slowing traffic) and separates pedestrians from
moving traffic.
Fig. 1.2.9 Vistas at the end of a street (or on a
curve) provide opportunities for important
buildings, man made or natural features. Placing
prominent buildings in these locations also helps
people to orient themselves within a
neighborhood.
Fig. 1.2.8 The City’s preference is for
interconnected street systems which permit
pedestrians and vehicles many choices in
navigating through their neighborhood.
Fig. 1.2.10 Neckdowns at intersection
Section 1.2 - Streets & Public Ways
Design Guidelines 1.2-15
8. Provide medians on avenues, boulevards and
parkways where it is proper to limit turning
movements and where adjoining land uses are
supported with limited access. Medians help to create
a pedestrian friendly streetscape.
B. SELECTING THE PROPER STREET
The network of urban streets provides the matrix of vehicular circulation and also constitutes the major part of the public realm available to pedestrians. As the shared setting for most buildings, streets provide the constant potential for community interaction. As such, streets must be carefully designed both for vehicular capacity and to enhance the pedestrian setting.
In addition to providing an attractive pedestrian setting, it is important to limit the speed of vehicular traffic. The velocity of vehicular movement is controlled by physical factors which create the perception of a maximum safe speed. The physical factors are principally the width of the street, inclusion of parking lanes, and street trees. Other factors are the centerline radius and the curb radius.
Conventional traffic design manuals prescribe lane width combinations that promote high traffic speeds. These
guidelines include a range of options appropriate to the range of urban conditions.
The general rule of thumb in selecting streets in Santa Rosa is to use the minimum width street that serves the purpose. The following Design Matrix and Street Selection Guideline should be utilized to select the proper street type.
Fig. 1.2.12 Transitional Street - Fourth Street.
Fig. 1.2.11 Local Street.
Fig. 1.2.13
City of Santa Rosa1.2-16
Section 1.2 - Streets & Public Ways
D ESIGN MAT RIX & ST REET SELECT ION GUID ELIN E
Desir ed Desir ed
St r eet Cit y Max Cor ner Cent er line
Type S ta nda rd W idth Ra dius Ra dius Curb Median
LOCAL S TREET CATEGORY
Trail (1) 8-14' n/a n/a no n/a
Alley 202* 12' n/a 50' no n/a
Lane 200E* 16-20' 15' 90' option no
Neighborhood Street 200F 20/26/30' 15' 90-120' yes no
200G*
Minor Street 200B 24/30/36 15' 120-150' yes no
TRANS ITIONAL S TRE E T CATE GORY
Avenue 200B varies 15-25' 250' yes option
Main Street 200B* varies 15-25' 600' yes option
REGION AL S TREET CATEGORY
Boulevard 200L varies 25' 500' yes yes
Parkway 200C varies 25' 1000'+ option yes
* = Needs clarification or modification
Note (1) Needs new standard (as of date of original adoption of Guidelines) (2) Average Daily Trips
(3) See City's "Bicycle & Pedestrian Master Plan" for bike lane locations (4) Consider separated bike path if room exists for extended distance Section 1.2 - Streets & Public Ways
Design Guidelines 1.2-17
Desired Vehicle S ide Bike 2-wa y Pa rking
St r eet Len gt h Vo l u me (2) Walk La nes Trees Tra ffic Requirement n/a n/a n/a n/a yes yes none
400' 200 no no optional yes optional
600' 200 both no yes yes 1 side only in bays
1400' 600 both no yes yes 2 sides
2000' both no yes yes 2 sides
City of Santa Rosa1.2-18
Section 1.2 - Streets & Public Ways
IV. TRAFFIC CALMING
The practice of using roadway geometry to improve traffic safety has come to be known as “Traffic Calming”. Traffic Calming slows vehicles on streets where drivers travel at higher speeds than is desirable. It is a way to reduce the negative effect of the automobile use, alter driver behavior and improve conditions for property owners, retailers, pedestrians and bicyclists. T o accomplish this, a combination of physical treatments are used such as: intersection neck downs, tree bulb outs at mid-block locations, raised intersections and crosswalks, roundabouts and mini-circles.
Traffic Calming is most often utilized to correct conditions on an existing street where the original design was inappropriate for, or no longer matches, the existing use. In some cases changes in land use and transportation patterns have changed traffic speeds and volumes. These guidelines do not address Traffic Calming in existing neighborhoods. Every existing condition is unique and requires specific analysis.
In 1996, the City of Santa Rosa’s Traffic Engineering Division prepared a report entitled “Traffic Management and Calming within Santa Rosa”. This document should be referred to for an overview as well as a more comprehensive and detailed
discussion of Traffic Calming. Residents can contact the Traffic Engineering Division (543-3814) to discuss particular situations, or locations where problems may exist.
These guidelines address new development. While Traffic Calming has predominantly been used in retrofit situation, it can also assist in slowing traffic to appropriate speeds in new
developments. Following are a brief description of some Traffic Calming “tools” that are appropriate on new streets. Designers should consider their use.
The City is in the process of developing an Emergency Response network which will designate certain streets as Emergency Response Routes. Traffic calming techniques along designated streets will be limited.
Fig. 1.2.16 Roundabout in Naples, Florida.
Fig. 1.2.15 Spring Street mini-circle.
Fig. 1.2.14 This 30 foot street with a neck down
located within Courtside Village in Southwest
Santa Rosa, slows traffic and shortens the crossing
distance.
Section 1.2 - Streets & Public Ways
Design Guidelines 1.2-19
A. NECKDOWNS (ALSO KNOWN AS
BULBOUTS AND CURB EXTENSIONS)
Neckdowns, Bulbouts or Curb Extensions are all names for extending the sidewalk or curb line into the street and reducing the street pavement width. This feature is included on typical street plates in section 1.2 (II). This tool calms traffic speeds and shortens the path at pedestrian crossings. Neckdowns improve visibility for motorists and pedestrians and
discourage vehicles from parking too close to the intersection.
Additionally, neckdowns lower speeds of vehicles moving through the intersection. Neckdowns can also be effectively used at mid block pedestrian crossings. They along with landscaping and a change in pavement give a clear signal to the motorist to watch for pedestrians.
B. GATEWAYS
A gateway is created usually with a combination of features such as landscaping, signage, a narrowing of the street, or a change in pavement. The purpose is to announce to motorists that they are leaving a higher speed environment and entering a slower speed environment. This is especially appropriate when leaving a commercial area and entering a residential neighborhood, or when coming into town on a limited access Parkway and entering a commercial area with an Avenue or Boulevard.
C. LANDSCAPING
Planter strips and street trees are addressed in other sections.
It is noted here to reiterate the effect they have on calming traffic. Street trees narrow the perceived width of the roadway causing motorists to unconsciously slow down. The street trees along with shrubs also provide a barrier between moving traffic and pedestrians.
D. MEDIANS
Medians perform several traffic calming functions. When planted with street trees, they narrow the perceived width of the roadway as noted above. Additionally, they provide the opportunity for a place of refuge at pedestrian cross walks.
On multi-lane streets, the ability for pedestrians to stop in Fig. 1.2.18 Gateway.
Fig. 1.2.19 Median
Fig. 1.2.17 Neckdown at intersection.
City of Santa Rosa1.2-20
Section 1.2 - Streets & Public Ways
the middle and wait for traffic is important. Medians also provide the opportunity to create a special landscaping statement on significant streets.
E. RAISED INTERSECTIONS AND
CROSSWALKS
A raised intersection or crosswalk elevates the entire
intersection or crosswalk 4-6" with a ramp on each leg. The raised section is generally a different paving material. This tool can be effective in a high profile location such as a town center where heavy pedestrian traffic is anticipated. It slows traffic passing through the intersection or across a mid-block crosswalk and makes a clear statement that this is an
important pedestrian environment
F . MINI-CIRCLES
Mini-circles are circular islands placed in the middle of intersections, typically in residential neighborhoods. Usually the circle contains landscaping. There are examples of mini- circles on Spring Street in Santa Rosa. Drivers making left turns drive in a counter clockwise direction exiting the circle with a right turn on the desired street. Statistics show that mini-circles can reduce accidents up to 90% and improve emergency response times by eliminating stop signs.
G. ROUNDABOUTS
A roundabout is a larger island than a mini-circle that includes deflector islands and a circular raised island in the middle.
As with circles, drivers enter into gaps in traffic and exit on the desired street with a right hand turn. Signals and stop signs are eliminated. Roundabouts are less expensive to install and maintain than signalized intersections, reduce traffic accidents, and can carry more traffic. Roundabouts can be designed to accommodate pedestrians and bicyclists.
Roundabouts, like circles and medians, offer the opportunity to create a special landscaping treatment.
H. CHICANES
A chicane is a device used to slow traffic by forcing vehicles to follow a sepentine route. The combination of reduced vision, narrowed street width and the curved path of travel, slows traffic and elicits a cautious response from motorists.
Fig. 1.2.20 Raised intersection
Fig. 1.2.21 Mini-circle
Fig. 1.2.22 Roundabout
Section 1.3 - Streetscapes
Design Guidelines 1.3-1
1.3 Streetscapes
There is more to the experience along our streets than just the street alone. This section includes guidelines for the other elements that create the public realm known as the streetscape.
Included are: sidewalks and planter strips, street trees, bikeways, streetlights and street furniture.
I. GO ALS
A. To create a pleasing environment that encourages
pedestrian activity along our streets.
B. To provide a buffer between pedestrian and
vehicular traffic (parked cars or planter strip with
trees).
C. To provide spatial definition along streets by
strategic building placement and planting an
D. To use the largest appropriate street trees possible within the constraints of the available planter area.
E. To develop a comprehensive pedestrian circulation system.
F. To develop a comprehensive bicycle circulation system.
G . To improve the visual quality of street furniture and enhance the pedestrian experience along the streetscape.
Fig. 1.3.2 Mature street trees in planter strip.
overarching, continuous canopy of street trees at the edges of our streets.
Fig. 1.3.3 This very wide street in Berkeley, CA, has been reconstructed by replacing travel lanes wih diagonal parking in front of commercial buildings to create a very successful streetscape.
Fig. 1.3.1 Austin Way, with it’s mature trees and
parkway landscaping encourages slower traffic
providing a safe setting for cyclists and pedestrians.
City of Santa Rosa1.3-2
Section 1.3 - Streetscapes
II. GUIDELINES
A. SIDEWALKS & PLANTER STRIPS
Attention to the pedestrian environment is a key to strengthening neighborhood interaction and livability. By designing pedestrian spaces to be walkable and pleasant, a project can contribute to encouraging alternate forms of transportation and lessen dependence on the automobile. T o this end, neighborhood design should begin with the layout of public spaces and the
development of convenient pedestrian routes between important locations within a neighborhood. Project designs should include provisions for pedestrian circulation that is convenient and, where applicable, integrated with the larger pedestrian network.
1. As a general rule, locate a planter strip with street trees between the sidewalk and the street. When a
planter strip dimension is called for, it shall be the
net dimension from back of curb to back of sidewalk
or curb.
Separation of pedestrians from vehicular traffic must
occur, except as approved by the Planning Commission.
2. Sidewalks contiguous with the street may be
appropriate in certain circumstances (such as in the
Core Area and adjacent to commercial establishments
when on-street parking is provided). When a
contiguous sidewalk is used, place the street trees
within a tree well (4' sq. min.) adjacent to the curb.
3. On flag lots, very short cul-de-sacs, rural streets, hillside locations, and existing streets without
sidewalks, placement of sidewalks on both sides of
the street may not be necessary. This determination
should be made on a case by case basis, as approved
by the Planning Commission. As a general rule, up
to five homes do not need a sidewalk, six to ten homes
need sidewalk on at least one side, and sidewalks
should be provided on both sides of the streets if
serving more than ten homes.
Fig. 1.3.4 Planter strips provide space for street
trees and furniture, driveway aprons, and separate
pedestrians from traffic.
Fig. 1.3.5 This sidewalk Downtown places the
street tress in tree wells with grates to protect the
trees and bollards to protect pedestrians from
vehicles.
Fig. 1.3.6 Sidewalks are generally not needed to
serve five or less homes.
Section 1.3 - Streetscapes
Design Guidelines 1.3-3
4. In Planned Unit Development projects with common
open space, provide pedestrian circulation through
common areas.
5. When sidewalks are placed contiguous to curbs, a
minimum pedestrian clearance of four feet around
tree wells, mailboxes, street light poles, hydrants and other street furniture are required by the Americans
with Disabilities Act (ADA).
B. STREET TREES
Street trees are the backbone of Santa Rosa’s urban landscape heritage. As an All-American Tree City Award recipient, the perpetuation of this heritage is a common responsibility.
Street trees are often the most visually dominant element of the streetscape. A canopy of large street trees paralleling streets can provide pleasant and protected pedestrian environments.
As the dominant component of the streetscape, street trees can also serve as an important unifying urban design element and strengthen the vertical element of the street “structure”. Street trees, as an urban design element, can provide important visual connections between diverse areas and help to distinguish particular districts or neighborhoods in the city. Streets are significant public open space corridors and should be landscaped in a manner to reinforce their continuity.
The use of street trees also serves to separate pedestrians from auto traffic and slows vehicular speed by narrowing the perceived width of the street.
1. Coordinate design of drainage, subsurface utilities, hydrant, electrical equipment, utility boxes and vaults, and ancillary facilities at the preliminary and final
design level with placement of street trees. Design
and locate utilities to work around preferred tree
locations where feasible.
T oo often street trees are located in spaces left over after street lights, fire hydrants, catch basins and other utility boxes are placed. As a result, the effect of the street tree canopy is significantly diminished.
Fig. 1.3.9 These large trees in planting islands and
a median create a dramatic canopy over the
street.
Fig. 1.3.8 A double row of trees creates a canopy
over the sidewalk on Northpoint Parkway in
Santa Rosa.
Fig. 1.3.7 Large mature trees along Wild Rose
Drive create a shaded canoy over the roadway.
City of Santa Rosa1.3-4
Section 1.3 - Streetscapes
2. Use street trees that create a bold and sustained effect on Regional and Transitional streets. On Local
streets, the street trees should provide summer shade,
vertical structure and pattern in the winter, and scale appropriate for the area. Adequate growing space
must be provided to accommodate both the above
and below grade characteristics of the specified tree.
3. Place street trees to provide a canopy (leaves
touching) at maturity. Actual tree spacing shall be
based on tree species, but in no case shall be spaced
more than 30 feet on center.
4. Select street trees from the City approved Street Tree Master Tree List which is available from the
Recreation and Parks Division office, Steele Lane
Community Center, 415 Steele Lane, Santa Rosa, CA
95403; (707) 543-3292. As a general rule, tree
selection should have a size relationship with the
street landscape, i.e., the wider the street, the larger the trees. Design consideration should be focused
on space requirements of the selected trees at all
phases of their life cycle. Scale, soils, underground
obstruction, overhead constraints, mature tree size,
and shadow patterns are examples of design
consideration.
5. Use a minimum 15-gallon container size for street
trees.
6. Utilize proper staking techniques and provide
appropriate soil conditioning to maximize the trees
long term health. Maintain trees for an adequate
period of time after planting (one year minimum) to
assure their healthy establishment. Planting standards are available at the Parks and Recreation Division
office.
7. Provide bubble or drip irrigation for street trees in all project types, with the exception of single family
residential.
In single family residential projects it is assumed the residents will care for the trees.
Fig. 1.3.10 Tree grate on Fourth Street in Santa
Rosa.
Section 1.3 - Streetscapes
Design Guidelines 1.3-5
8. Exceptions to street tree planting requirements may
be granted for hillside and rural areas or where
adequate natural or riparian growth exists.
9. Trees placed in tree wells in areas of high pedestrian traffic, such as Downtown, should be protected by
tree grates and guards.
C. BIKEWAYS
1. Design new projects to interconnect with the system
defined in the City’s Bicycle Master Plan.
Consideration of existing bikeways in the design of new projects is required when implementing the Santa Rosa
Bicycle Master Plan. Prospective developers are
encouraged to obtain and review the City’s Bicycle Master plan before preparation of project designs.
2. Separate bikeways and pedestrian paths.
An exception is a wide off-road paths as, for example,
the bike/pedestrian path in the old railroad right-of-way between Santa Rosa and Sebastopol. See Figure 1.3.11.
3. On local and some transitional streets, bicycles will share the drive/ ride lane with cars. This is called a
Class III bikeway.
4. On some transitional and regional streets, and where designated on the Bicycle Master Plan as bikeways,
the bicycle lane shall be adjacent to, and striped to
distinguish it from the vehicle travel lane. This is a
Class II bikeway.
5. When a part of the roadway is dedicated as a Class II bikeway as indicated in Guideline 4 above, the bike
lane shall be five feet wide whether it is adjacent to
the curb or a parking lane. Combined bike lane/
parking lane may be considered.
Fig. 1.3.11 The Joe Rodota Trail between Santa
Rosa and Sebastopol is a combination bicycle and
pedestrian path.
City of Santa Rosa1.3-6
Section 1.3 - Streetscapes
6. Review the Bicycle Master Plan for location of Class I bikeways on specific flood control channels.
D. STREET LIGHTS AND STREET FURNITURE
There are many elements that together constitute the urban streetscape and, treated in an uncoordinated way, can often contribute to a sense of visual clutter. These elements fall into two areas of design and installation; public and private.
The public elements include such things as: street lights, hydrants, utility poles, signs, bus shelters and benches, traffic signals, traffic control boxes, parking meters, water system vaults and pumping stations.
The private elements include such things as: mailboxes, bike racks, news stands, cable tv boxes & vaults, electrical transformers, telephone boxes and vaults.
Careful attention to these elements can greatly improve the pedestrian environment and the quality of a neighborhood.
Attention to coordination of design, color and location combined with appropriately placed street trees can enhance pedestrian scale and neighborhood livability. All of these elements, when coordinated, can add distinctiveness and identity to a project and to the public realm.
1. Private street furniture should be considered during the design phase and reviewed during the City
approval process.
2. The City’s preference is to place utility structures underground in vaults, when permitted or screening
when underground placement is not allowed.
Fib. 1.3.12 Backflow preventers are often
prominently placed at building entries. Consider
alternative placement and screening of devices.
Fig. 1.3.13 In downtown settings, meters are
commonly placed in vaults or boxes below grade.
Consideration should be given to this approach in
other locations.
Section 1.3 - Streetscapes
Design Guidelines 1.3-7
3. When placing utility structures, the overall visual
quality of the streetscape needs to be considered along with ease of maintenance.
4. Use street light standard 615 D in new residential
subdivisions and in the Core Area unless the project
is a smaller infill one surrounded by existing
“Cobraheads”.
The 615D street light standard provides superior lighting than the 610 or 612 standard for pedestrian security
and safety. This is due to a shorter light pole and more frequent spacing. The “cobrahead” fixture (Std. 610 -
612) which is taller and spread further apart provides
bright pools of light under the fixture but dark spots
between the fixtures. The cobrahead fixture is not
conducive to an attractive building environment and
renders pedestrian areas uninviting. See Figures 1.3.14 and 1.3.15.
5. Consider custom designed bus shelters.
Refer to Section 1.4- Transit for additional information on bus shelters.
6. Provide lighting for bus shelters that service bus
routes running at night
7. Mailboxes - up to a maximum of four residences:
Fig. 1.3.14 615D Standard
Fig. 1.3.16 Mailboxes on attractive support
structure.
Fig. 1.3.17 Cotati bus shelter
Fig. 1.3.15 610-612 “Cobrahead” Standard, with
crow
Fig. 1.3.14 615D Standard.
City of Santa Rosa1.3-8
Section 1.3 - Streetscapes
a. Locate mailboxes in a support structure behind
the curb.
b. Design the structure both for superior aesthetics
and long term durability.
c. Coordinate the location of mailboxes with the Post
Office. When mailbox locations are blocked by
parked vehicles, the Post Office will not deliver
mail.
8. Mailboxes - greater than four residences served:
a. Provide a manufactured gang mailbox unit
(GMU) shrouded in a structure that relates to the
architecture of the homes or apartments being
served.
b. Locate GMUs in a convenient and safe place.
Provide adequate site lighting for evening mail
pickup.
c. Coordinate the location of GMUs with the Post
Office.
9. Mailboxes are frequented by residents on a daily
basis. They provide the opportunity for neighborhood
interaction. Consideration should be given to locating mailboxes within common facilities in town centers
or under a sheltered area adjacent to common laundry
facilities in multi-family developments (See Figure
3.2.24). When concentrated in this manner, lighting
should be included for nighttime safety and security.
10. Hide or screen transformer and telephone terminal
boxes with fencing or landscaping.
11. Follow the City’s Public Works Department standards for street signing. Consideration should be given to
coordinating signing where possible. Streets heavily
cluttered with an unordered array of street/traffic
signs of various sizes, shapes, heights and locations
result in visual confusion rather than clearly conveyed information.
Section 1.4 - Transit
Design Guidelines 1.4-1
1.4 T ransit
The policies and guidelines in this section bring attention to the role of public transit and convenient access by the public to that transit, in the development process. It is understood that implementation of these guidelines may vary depending on location and site specific circumstances. The Department of Transit and Parking
(707) 543-3325 is available to deal with particular problems that require further consideration.
I. GO ALS
A. To increase use of the City’s transit systems.
B. To encourage designers to consider transit
patrons when planning new development.
C. To make transit use as convenient as possible.
D. To consider ways that new development can
support transit.
E. To accommodate the needs of transit vehicles in
new projects.
Fig. 1.4.3 Transit mall sign in Downtown Santa
Rosa.
Fig. 1.4.1 City bus sign.
Fig. 1.4.2 City bus.
City of Santa Rosa1.4-2
Section 1.4 - Transit
II. GUIDELINES
A. SITE DESIGN/ ACCESS TO TRANSIT
In general, the vast majority of public transit users walk less than a quarter mile to the bus stop. Beyond this five-minute walking distance, most people will not consider public transit. It is therefore critical that pedestrian circulation minimizes the distance between transit patrons and bus stops.
1. Provide adequate pedestrian access and circulation
paths between all new development and the public
transit stops.
2. Design residential developments to enhance
pedestrian use with walkable distances to bus stops.
This can be accomplished by providing
interconnecting streets and pedestrian paths.
3. Subdivision walls and cul-de-sacs may restrict
resident access to bus stops. Interconnected street
systems provide better pedestrian access and should
be used unless special circumstances exist. When a
wall or cul-de-sac is unavoidable in the vicinity of a
bus stop, it is especially important to provide a
pedestrian path between the cul-de-sac and the public
street to provide easy access to the bus.
4. Although sound walls are discouraged, subdivisions,
on occasion, may include them. In these situations,
pedestrian walkways should penetrate the wall. The
passage should be open and adequately illuminated
for safe night-time use. Walkways should not be
narrow, dark, and have blind corners. Where possible,
subdivision lots should be oriented so that walkways
are placed at the front of homes. Walkways placed
between residential side or back yards should be
avoided
5. Site planning for new office development or other
places of employment should consider designs that
orient structures closer to the public street,
particularly when a bus stop is located in front of the site. When parking lots and landscaping are placed
Fig. 1.4.4 This bus stop, adjacent to a residential
subdivision, does not serve the homes in a
convienent manner. If the subdivision had located
a public street adjacent to the stop and provided
a pedestrian path through an opening in the wall,
the neighborhood would have been better served.
Section 1.4 - Transit
Design Guidelines 1.4-3
between the buildings and a bus stop, provide a
pedestrian path through the lot and/or landscaped
areas to the bus stop.
The site planning of buildings in relation to public transit stops is an important factor. The use of parking lots, landscaped berms, and other improvements which
function to buffer the building from the street can also impede pedestrian access to nearby bus stops.
6. Lay out street systems to facilitate efficient transit operations. Generally speaking, transit service is
provided on regional and transitional streets only. To
the extent practical, regional and transitional streets should be free of steep grades (three percent or less)
or sharp curves.
For example, the Fountaingrove area is difficult to serve by transit due to the steep grades.
B. BUS STOPS
A bus stop is a curbside area specially designated for passenger loading and unloading. As a general rule, bus stops are located approximately one-quarter mile apart in order to provide adequate pedestrian access.
1. The preferred location for bus stops is on the far side (the exit side) of an intersection.
2. Locate bus stops on a road shoulder or in a parking
lane. Do not locate a bus stop in the travel lane.
3. Avoid planter strips or other “barriers” between the curb and sidewalk at bus stops. Locate sidewalks
immediately adjacent to the curb where bus stops are
located to enhance access for those walking to the
bus. This is particularly important for the elderly and disabled population. Provide a minimum eight foot
wide sidewalk at bus stops (measured from the face
of curb).
4. Place trees so that they will not interfere with access to buses.
Fig. 1.4.5 This bus stop at the Finley Center
features an “ Art” bench. These benches with
custom artwork are featured throughout the City.
Fig. 1.4.6 Bus stop.
City of Santa Rosa1.4-4
Section 1.4 - Transit
5. Consider bus stops when planning streets with
sidewalks on one side only. The American with
Disabilities Act (ADA) requires access to all bus
stops.
C. BUS TURN-OUTS
A bus turn-out is a specially constructed area out of the travel lane. Turn-outs provide an area for passenger loading and unloading that does not interfere with traffic flows on the street.
In addition, buses can decelerate and accelerate on pavement areas separate from the through travel lanes. Bus turn-outs are utilized where on-street parking does not exist. Where on-street parking exists, the bus stop can be in a length of pavement outside the travel lane contiguous with on-street parking, where cars are prohibited from parking.
1. Provide bus turn-outs along all streets with public
transit service where a road shoulder or on-street
parking is non-existent. If public transit is currently not provided on the street, the applicant should check
with the Department of Transit and Parking to
determine if any new routes are planned for that area.
2. The design of a turn-out is a function of various
factors such as traffic volumes, available space,
grades and operating speed of the roadway. (Refer to
City Stds. No. 220-222).
3. The use of a Class II bike lane for part of the width of the turn-out is permissible only under special
circumstances where there is insufficient right-of-way
for a standard 10 foot wide turn-out.
4. Avoid locating bus turn-outs where utility laterals, water service and meters, or fire hydrants are located.
Fig. 1.4.7 Bus Turn-Out.
Section 1.4 - Transit
Design Guidelines 1.4-5
D. BUS SHELTERS and BENCHES
Bus shelters are covered, semi-enclosed waiting areas with seating.
Shelters offer protection from inclement weather, provide for passenger comfort, and establish a transit presence within an area. Bus benches are a convenience provided for passenger comfort.
1. Provide shelters and benches at stops when 50
passengers or more, per day, are expected.
2. Provide at least benches at stops when 30 passengers or more, per day, are expected.
3. Examples of developments that advantageously
should provide for bus shelters and/or benches
include: shopping centers, office buildings, hospitals, schools, major residential subdivisions, and large
apartment projects.
4. A major residential subdivision is defined as 200 or more dwelling units, or contains 100 acres or more
of land (California Subdivision Map Act, Article 3,
Section 66475.2). The provisions of Section 66475.2
do not apply to condominium projects.
5. If a development meets the above criteria for inclusion of a bench and/or shelter, it is the applicant’s
responsibility to purchase, install, and maintain these passenger amenities.
6. Maintenance of bus shelters adjacent to residential
development not meeting the criterial noted in D(4)
is the responsibility of the City.
7. A bus shelter typically is 5 feet wide by 9 feet long.
Larger shelters may be necessary at major activity
centers such as regional shopping centers. A concrete
pad somewhat longer than the shelter (i.e., 6 feet by
10 feet for a 5 foot by 9 foot shelter) should be
provided. A concrete bench typically is 2 feet by 6
feet. To provide adequate pedestrian clearance,
maintain a minimum sidewalk clearance of 5 feet,
Fig. 1.4.8 Typical bus shelter.
City of Santa Rosa1.4-6
Section 1.4 - Transit
measured from the back of curb to the shelter or
bench.
8. Applicants may, if desired, request modifications to the typical specifications and other requirements
discussed above. However, it should be kept in mind
that all new bus shelters must be accessible to the
disabled as called for by the Americans with
Disabilities Act (ADA) regulations.
9. The Department of Transit and Parking has available
a list of shelter suppliers and additional information
on shelter and bench requirements.
10. Custom designs for bus shelters are encouraged. If
an applicant is interested in providing a unique design, early consultation with the Department of Transit and
Parking is recommended.
Fig. 1.4.9 Designers are encouraged to incorporate
custom designs into their projects. An example of such
a design is this shelter in Cotati, California.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010 2.1.1
Introduction
DOWNTOWN AREA
The City of Santa Rosa wishes to thank the City of Austin Texas, De- sign Commission, and particularly Michael Knox, Development Ser- vices Process Coordinator, for allowing us to model our Downtown Area Guidelines after theirs. We appreciate the many hours that these dedicated members and staff spent crafting their document. As a re- sult, the time we spent creating the following Downtown Guidelines was significantly shortened. Thank you City of Austin!
With the establishment of the voter approved 20 year Urban Growth Boundary in 1996, Santa Rosa began to consider ways in which growth could advantageously be encouraged in the Downtown area.
Since its beginnings, the Downtown area has been the focus of cul- tural, commercial, financial and administrative activity for Santa Rosa as well as for the greater Sonoma County region.
Santa Rosa’s Downtown area presently benefits from a diverse central business district, including County and State administrative services, combining to form a rich downtown nucleus bounded by Santa Rosa Creek, historic residential and commercial districts and interwoven with a pattern of parks. Refer to Section 4.7-Historic Districts, for more detail on the historic districts Cherry Street, Olive Park, Railroad Square, St. Rose and the West End districts within and adjacent to the Downtown Area.
With appropriate guidance, the development of uses and activities can be encouraged and made to grow into an energized environment.
Similarly, residential densities can be developed and will help to cre- ate variety and vitality in Santa Rosa’s downtown thereby enhancing safety by reducing unpopulated and unused areas.
Additionally, it can result in a walkable, bicycle friendly downtown where our reliance on cars is reduced and where we can live, work and shop in town without getting on a freeway. For those who don’t live downtown, a dense core can produce the kind of pressure necessary to support mass transit, further reducing Santa Rosa’s reliance on cars.
Downtown Area Boundaries:
The Downtown Area is bound by College Avenue to the north, Brook- wood Avenue/South E Street to the east, Santa Rosa Creek and So- noma Avenue to the south, and the Sonoma Marin Area Rail Transit (SMART) Road tracks on the west.
Many Thanks
Austin, Texas
Santa Rosa
Downtown
Figure 2.1.1
Santa Rosa circa. 1885
Courtesy of Burger and Evans
Lithograph
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010 2.1.2
Intr
oduction
STATION AREA
The Downtown Station Area Specific Plan (Specific Plan) was the result of a community based vision for the downtown area of Santa Rosa. Centered on a proposed Sonoma Marin Area Rail Transit (SMART) station site, the Specific Plan defines the framework for future development in the Plan Area.
The Specific Plan area (Station Area) encompasses approximately 1,560 parcels, totaling 650 acres, and contains a diverse mix of land uses, development intensities, building heights and circulation pat- terns. To preserve the character of these diverse neighborhoods while guiding appropriate development, the Station Area is divided into seven distinct sub-areas, which include Courthouse Square, Railroad Square, Railroad Corridor, Park and Gardens, Imwalle Gar- dens, Residential and Historic Residential sub-areas.
The citizens of Santa Rosa have a vision of the downtown area that includes bicyclists, pedestrians, transit riders and drivers sharing an attractive network of streets; it includes a mix of housing, shopping, entertainment and jobs in a compact area; and it includes preserving the history, character, and natural benefits of the existing environ- ment while allowing for change. The Specific Plan was a result and an extension of that vision and it provides the regulatory framework for future development of Santa Rosa’s downtown area.
The purpose of the Specific Plan is to intensify land uses, improve connectivity and circulation, and create safe, attractive walkable en- vironments. Implementation of the Specific Plan will provide op- portunities for new development that respect the existing character of the area, improves connections for pedestrian, bicycle and transit riders, and celebrates the natural and historic amenities existing there. A primary objective of the Specific Plan is to increase the number of residents and employees within walking distance of the proposed SMART site through the intensification of land uses in the Station Area.
Design related policies from the Specific Plan have been incorpo- rated into this Core Area section of the Design Guidelines. In addi- tion, minor amendments have been made to the Core Section goals and guidelines, bringing this section into conformance with the Spe- cific Plan.
Station Area Boundaries:
The Station Area is bound by College Avenue to the north, E Street to the east, Sebastopol Road and Highway 12 to the south, and Dut- ton Avenue and Imwalle Gardens to the west.
Figure 2.1.2
Downtown Station Area Specific Plan Sub-Area
Map
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010 2.1.3
Introduction
The overarching goal of these Guidelines is to encourage diverse uses which mutually reinforce each other and create a twenty-four hour, pedestrian friendly city center that exhibits “Superior Design.” Santa Rosa is committed to ensuring that all new development and redevelopment is designed in such a way as to revitalize the Down- town Area and Station Area. New buildings should contribute to the richness of our community and interconnect with surrounding struc- tures and breathe life into the city center environment.
Figure 2.1.3 – Downtown Market
The following Guidelines apply to all proposed buildings in the Downtown Area and Station Area.
In the process of developing these guidelines, the Community Devel- opment staff and the Design Review Board consulted numerous city documents and other published literature. Many of the city documents involved extensive public input and many public workshops. The most useful and heavily referenced documents follow:
“Here’s why I don’t like segre-
gation into night things and day
things: You don’t get the addi-
tional things that the workers
and the people living there sup-
port jointly.”
Jane Jacobs – 1998
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010
Introduction
2.1.4 Figure 2.1.4 Map of the Downtown Area and Station Area City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010 2.1.5
Intr
oduction
Docum
ents from Santa Rosa:
R/UDAT and R/UDAT Follow-up, Santa Rosa, 1998
Downtown Linkages,Santa Rosa, CA
Courthouse Square Reunification Study, April 2004
Santa Rosa 2020: General Plan, June 18, 2002
Downtown Station Area Specific Plan, October 9, 2007
Others:
Downtown Austin Design Guidelines, Austin, TX May 2000
Commercial Design Guidelines, Burlingame, CA - 2001
Our Vision of Downtown San Rafael and Our
Implementation Strategy - San Rafael Downtown Community Plan, San Rafael, CA - 1993
Locust Street Extension, Walnut Creek, CA -August 1999
East Mt. Diablo Boulevard Specific Plan, Walnut Creek, CA -August 1996
Ralf Konietzko, Bill Mastick and Fred Flynn, City of Santa Rosa Design Review Board
Scott Bartley and Shaun Faber, City of Santa Rosa Planning Commission
Paul Eelkema and Stan Henrikson, City of Santa Rosa Cultural Heritage Board
Kevin Kellogg and Associates, Architecture and Urban Design Maureen Rich, City of Santa Rosa Department of Community Devel- opment
Supporting Documents
Credits
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010
Introduction
2.1.6 This page intentionally left blank.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010
2.1.7 Density
Encourage dense development in the downtown area
and station area, redirecting the focus of current
growth away from the periphery and concentrating
uses in an area with existing infrastructure and ser-
vices.
A. Allow buildings up to 10 stories within th e downtown consistent with the Zoning Map of the City of Santa Rosa.
Goal 2.1.1
Guidelines
Figure 2.1.5
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010
2.1.8 A. Provide a variety of uses within proposed developments, including residential land uses.
Low occupancy uses such as warehouses, storage and parking should not be counted as contributing to mixed-use development.
Goal 2.1.2 Encourage buildings that accommodate mixed uses in the downtown to promote synergy between uses and
pedestrian activity that extends beyond the typical 9 to 5 workday and decrease the need for commuting.
Guidelines
Mixed Use
Figure 2.1.6
Example of housing situated over a commercial use.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010
2.1.9 Buffering
A. Projects should be planned to minimize increased use of neighborhood streets. Where possible, parking, loading and other vehicular access should occur at mid-block or alley.
B. Commercial property with frontage on a neighborhood street should limit public access from that street, and limit business associated parking on that street, so as to avoid signifi- cant alterations of the residential character and scale of the existing street.
Goal 2.1.3 Consider existing residential neighborhoods when de- signing and planning adjacent commercial develop-
ment.
Guidelines
Figure 2.1.7
Residential uses in an urban context.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010
2.1.10 A. Encourage developers of new projects to in corporate artists into the design team from the inception of planning in order to integrate works of art into their projects.
B. Civic art should:
Be incorporated into public infrastructure projects such as bridges, transit systems, highways and roadways;
Express local history and identity through functional and ornamental design ele- ments and works of civic art;
Mark significant intersections;
Create a system of Historical/Cultural/Information points that could mark unique places in the urban context (plaques, walking maps, etc.).
Guidelines
Art
Goal 2.1.4 Encourage the inclusion of civic art to help define pub- lic spaces, provide detail and include the rich expres- sions of our Santa Rosa heritage.
Figure 2.1.8
Kinetic artwork by Ned Kahn.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010
2.1.11 Historic Compatibility
A. Additions, renovations and new buildings shoul d be designed in such a way that they don’t appear to have built significantly earlier than they were. This does not preclude the use of materials, scale or massing found in older buildings.
B. Buildings date the historical development of the City. It is important that any mimicry of past architectural styles not be exercised in such a way that the historical records become confused.
Goal 2.1.5 Honor the authenticity and maintain the value of old buildings by directing additions, renovations and new
construction to reflect the era in which they are con-
structed.
Guidelines
Figure 2.1.9
New residential that respects the integrity of existing residential.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010
2.1.12 A. Development in the Downtown should respond to adjacent historically zoned buildings and avoid creating awkward or incompatible design solutions.
B. Compatible design need not be created through historic replication, but should reflect a consideration of the materials, scale and massing of the adjacent historic buildings.
Adjacency and Context
Goal 2.1.6 Encourage appropriate interfaces between old and new structures, thoughtfully considering scale, build-
ing articulation and mass.
Guidelines
Figure 2.1.10
Demonstrates the compatibility of existing and new vertical and horizontal elements.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010
2.1.13 A. Roofs should be designed and constructed in such a way that they acknowledge their visi- bility from other buildings in the downtown and from the street. Mechanical equipment should be screened when visible from the street or from potential or existing buildings nearby.
B. Unused equipment should be removed from vi ew. Screen rooftop equipment from visibil- ity. The point of view for determining visibility shall be 5 feet above grade at a distance of 200 feet. When the roof top is visible from adjacent buildings, screen equipment to the height of the equipment, at a minimum. Screening material should be compatible with the building architecture.
C. Integrate attached structure and equipment such as solar collector panels, antennas, satel- lite dishes, and so on, into the project architecture or screen from view.
Rooftops
Goal 2.1.7 Enhance the experience of elevated views through the protection of important views of the surrounding hill-
sides and screening of undesirable views.
Guidelines
Figure 2.1.11
Rooftop view devoid of excessive mechanical equipment.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010
2.1.14 A. When on site parking is required, locate it to the rear or side of the site.
B. Do not place on-site park ing in front of the building.
C. Locate building entrance at street si dewalk and not adjacent to parking lot.
D. Parking lots are not as interesting to pedestrians as buildings and store fronts.
E. If parking is located behind the sidewalk, sc reen vehicles with low walls and/or landscap- ing. (See Figure 4.2.8 in Section 4.2)
F. Provide on-street park ing whenever possible.
G. Refer to Section 4.2 (Off Street Park ing), for additional parking guidelines.
H. For properties that are zoned with the Stat ion Area Street Combining District, ground floor parking is not permitted within 20 feet of the street frontage or back of sidewalk, which- ever is greater.
On-Site Parking
Goal 2.1.8 Control on-site surface parking.
Guidelines
Figure 2.1.12
Parking location diagrams.
Example:
Side Parking
Example:
Station Area Streets Com-
bining District Parking
20’
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010
A. Development facing the public square should receive special architectural consideration.
B. Buildings facing the public square should offe r fairly consistent building heights and make efforts to establish the civic significance through unique architectural treatment.
C. Primary building entrances should face the public square.
D. Loading docks, utilities, a nd service areas should not face the public square unless other- wise required to be on the public square side of the building.
E. Activate the ground floor of surrounding Courthou se Square with pedestrian scaled ameni- ties and outdoor dining areas.
Goal 2.1.9 Treat Courthouse Square with special consideration.
Guidelines
Figure 2.1.13
Pedestrian and vehicular enhancements are critical to the success of a reunified Courthouse Square.
2.1.15 Courthouse Square
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010
2.1.16 A. Projects on visually prominent sites should cl early respond to the street and to the adjacent architecture.
B. Projects located on gateway sites should incorporate pedestrian amenities such as plazas or benches.
C. If the gateway site is located on a corner lo t, the project should have a clear relationship with the projects on the opposite corners so that each building supports perception as a pair of buildings.
D. Projects on gateway sites s hould not be seen as opportunities for advertising. Buildings should not be designed as billboards for their particular tenants.
E. Signage on gateway sites should incorporat e more subdued signage since the building al- ready has a distinct advantage over other buildings in the area.
Gateways and Terminated Vistas
Goal 2.1.10 Provide special treatment to gateway sites and termi- nated vistas.
Guidelines
Figure 2.1.14
Sites in need of special consideration.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010
A. Buildings should reflect a strong sense of human scale within the pedestrian realm.
B. The intimate pedestrian-oriented character along Fourth and Mendocino (as illustrated) should be retained in the design of the ground floor, reflecting small scale, development at the street level.
C. Architectural step backs a bove the third floor are encouraged along the street frontage.
Consideration should be given to surrounding buildings and the step backs provided on those buildings. A “cookie-cutter” design, with numerous buildings along one frontage stepping back at exactly the same point should be avoided.
Goal 2.1.11 Protect the intima te quality of Mendocino Avenue (between Seventh Street and Transit Mall) and Fourth
Street (between B and E Streets).
Guidelines
Figure 2.1.15
Map illustrating Mendocino Avenue and 4th Street area.
2.1.17 Fourth Street and Mendocino Avenue
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.1 Downtown Area / Station Area
August 2010
2.1.18 A. The Courthouse Square Sub-Area is the City’s urban center and is envisioned to be a vi- brant mixed use area with new housing added to the existing office and retail uses.
B. The Railroad Square Sub-Area is the historic transportation center of Santa Rosa and is envisioned to be a mixed use area with residential, hotel, office and retail uses.
C. The Railroad Corridor Sub-Area is the area hi storically influenced by commercial railway operations, but is envisioned to be a diverse mix of multi-family housing, live-work hous- ing and mixed use residential with neighborhood serving retail.
D. The Park and Gardens Sub-Area is currently characterized as a commercial strip, but is envisioned to be a mixed use area with housing and retail uses throughout and where new development provides a shared identity for the Julliard Park and Burbank Garden neighborhoods.
E. The Imwalle Gardens Sub-Area, once farmed by the Imwalle family, is envisioned to be a residential community with direct pedestrian and bicycle access to the downtown rail sta- tion via the Prince Memorial Greenway.
F. The Residential and Historic Residential Sub-Areas include eight distinct residential neighborhoods envisioned to maintain and enhance their existing residential characters.
Station Area Sub-Areas
Goal 2.1.12 Preserve the distin ct character of each Sub-Area within the Station Area by designing new development
with the unique characteristics and vision for the
seven diverse neighborhoods.
Guidelines
Figure 2.1.16
Photographs illustrating four of the seven Station Area Sub-Areas.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.2 Public Streets
August 2010
2.2.1 Character
To maintain and enhance the character of existing
streets in the Downtown Area.
A. Provide street furniture in the public right-of-way for pedestrian use, with the highest pri- ority given to streets in the central business district and Railroad Square. Street furniture may include benches, trash receptacles, telephones, water fountains, and clocks where appropriate.
Street furniture may be fixed to the sidewalk if adequate clear passage for pedestrians and emergency access is provided.
B. Café tables may occupy a portion of the publ ic right-of-way as long as adequate passage for pedestrians and emergency access is provided.
C. The design of street furnishings should unify areas with distinct character.
D. The use of local artisans and artists to create street furniture is encouraged.
E. A neighborhood retail hub and pedestrian cro ssing at the intersection of Sebastopol Ave- nue, Santa Rosa Avenue and Mill Street should be created. This will enable interaction between the Juilliard Park neighborhood and the Burbank Gardens Neighborhood.
F. A more unified design for the Second Street Transit Mall, where it intersects with Santa Rosa Avenue and B Street, should be created.
Goal 2.2.1
Guidelines
Figure 2.2.1
Example of out door dining in the public right-of-way.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.2 Public Streets
August 2010
2.2.2 Character
A. The lower two floors of perimeter walls should be primarily windows.
B. Provide transparency at th e front elevation of the ground floor of buildings as provided below. Transparency should be obtained and maintained with storefront windows and glass entry doors. Where privacy is desired, blinds or shades should be utilized. Tinted glass or mirrored glass is not allowed at the pedestrian level. Minimum of 80% transparency along the following streets:
Fourth Street – Highway 101 to E Street
Mendocino Avenue – College Avenue to Fourth Street
Sixth / A / Seventh Street Corridor – Highway 101 to Humboldt Street Fourth Street – Railroad X-ing to Highway 101
Sixth Street – Playhouse to Highway 101
Sonoma Marin Area Rapid Transit Street – West Third Street to West Sixth Street Wilson Street – Ninth Street to Third Street
Santa Rosa Avenue – Pine Street to Wheeler Street
Minimum of 50% transparency along the following streets:
Third Street – Highway 101 to E Street
B Street – Seventh Street to First Street
Santa Rosa Avenue – Sonoma Avenue to Third Street
First Street – B Street to Santa Rosa Avenue
Minimum of 25% transparency along the following streets:
Sebastopol Road – Dutton Avenue to Olive Street
Dutton Avenue – College Avenue to Sebastopol Road
Santa Rosa Avenue – Highway 12 to Pine Street
Santa Rosa Avenue – Wheeler Street to Sonoma Avenue
West Third Street – Imwalle Gardens to Highway 101
B Street – Healdsburg Avenue to Seventh Street
Healdsburg Avenue – College Avenue to B Street
Railroad Street – Third Street to Santa Rosa Creek
Cleveland Avenue – College Avenue to Ninth Street
West Ninth Street – Dutton Avenue to Wilson Street
Goal 2.2.2 Provide generous street-level windows.
Guidelines Figure 2.2.2
Example of a minimum of 80% transparency.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.2 Public Streets
August 2010
2.2.3 Character
Incorporate appropriately designed utility and me-
chanical equipment.
A. Utility connections and support should be lo cated to avoid conflict with pedestrian move- ment in the right-of-way.
B. Utility lines (wires) should be pla ced underground in the public right-of-way.
C. Mechanical and utility equipment should be screened in an appropriate way from the pub- lic view and located away from the street edge while remaining accessible for meter read- ing and maintenance by City personnel.
D. Ensure the design of fencing, sound walls, tr ash and recycling enclosures, service areas and similar accessory site elements are compatible with the architecture of the main build- ings.
E. Screen from view all exterior trash and recycling containers, storage utility boxes, wood service poles, electric and gas meters, fire sprinkler valves and backflow preventers and transformers etc., wherever possible.
F. Utilities should be planned so they do not dictate or preclude tree placement.
Goal 2.2.3
Guidelines
Figure 2.2.3
Example of an unacceptable solution.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.2 Public Streets
August 2010
Character
2.2.4 A. Buildings materials at street level should be pedestrian friendly. They should be authentic, rich in detail and visual interest, pleasing to the touch and durable.
B. Embellish the entrances to buildings at th e ground level by creating a minimum zone (25% of the sidewalk) that is paved with brick, granite, exposed aggregate, or pre-cast concrete pavers.
C. To accommodate utility routings, paving desi gns should be articulated in a manner that allows for service or repair access to utilities with a minimum disturbance to the paving.
For leak detection purposes, City standards prohibit the use of reinforced concrete over water facilities.
Goal 2.2.4 Install pedestrian friendly materials at street level.
Guidelines
Figure 2.2.4
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.2 Public Streets
August 2010
2.2.5 Pedestrians
Reinforce pedestrian activity.
A. Sidewalks should be wide enough to accommodate pedestrians, street furniture, street trees and outdoor activities such as cafes. Increasing building setbacks on street frontages should be considered when insufficient width is available within the right-of-way to ac- commodate these provisions.
B. Sidewalks should abut the street curb.
C. In order to facilitate pedestrian movements, “way findings tools” such as signs and graph- ics should be provided.
D. The City should consider a specialty street sign program which unites the downtown.
E. Since food attracts pedestrian activity, en courage sidewalk cafes and street vendors.
F. Creation of a pedestrian-o riented environment along Santa Rosa Avenue is encouraged, with two to three-story mixed use buildings, improved street furnishings and other pedes- trian amenities.
G. New development and/or major renovations s hould be designed to reinforce and enhance the pedestrian-oriented character of Fourth Street (from Santa Rosa Creek to E Street) and Mendocino Avenue (between Second and Seventh Streets).
Goal 2.2.5
Guidelines
Figure 2.2.5
Example of vibrant pedestrian space.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.2 Public Streets
August 2010
Pedestrians
2.2.6 A. Barriers to protect the pedestrian from m oving vehicles should be provided between the curb and sidewalk.
This protection may be in the form of legitimately parked cars, trees, benches or bol- lards.
B. Curbside parking is encouraged along all busy downtown streets.
Goal 2.2.6 Provide protection from moving vehicles and promote curbside parking.
Guidelines
Figure 2.2.6
Example of pedestrian safety zone.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.2 Public Streets
August 2010
2.2.7 Pedestrians
Protect the pedestrian where the building meets the
street.
A. Provide a continuous overhead cover that o ffers protection from the elements (over head cover may provide continuous protection without being connected). The cover may take the form of either a projection from the building, an arcade, or a combination. Arcades should be open to the street.
Columns should not interfere with pedestrian traffic. The cover should be positioned between eight and one half and ten feet above the level of the sidewalk and not taller than the ceiling of the first floor. The cover should not project closer than three feet to the curb. Covers should be designed with the understanding that deciduous street trees will be in close proximity to the cover, and that leaf drop is an issue in need of design attention.
B. Owners of existing buildings are encouraged to provide overhead coverage per these Guidelines.
C. To allow arcades where they will enhance pedestrian environment of the street through location and proportions that will facilitate pedestrian movement, access and visibility to ground floor uses.
Goal 2.2.7
Guidelines Figure 2.2.7
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.2 Public Streets
August 2010
2.2.8 A. Pedestrian-scaled fixtures emitting warm light should illuminate the pedestrian realm as opposed to the street realm.
B. Lighting may be provided through the use of pedestrian-scaled pole fixtures, or fixtures may be attached to the face of the buildings. The type and size of fixture should be as consistent as possible along a single block.
C. Lighting should be considerat e to adjacent residential users.
D. Pole fixtures should not shine into wi ndows of upper story residences and others.
E. Pedestrian fixtures should have cut-off shields to adjacent residences.
F. Uplighting should be avoided.
Goal 2.2.8 Provide pedestrian-scaled lighting.
Guidelines
Lighting
Figure 2.2.8
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.2 Public Streets
August 2010
2.2.9 Lighting and Public Art
Provide enhanced lighting and public art at under-
passes.
A. The lighting and public art along the section of Third Street that passes under the Santa Rosa Plaza should be upgraded and maintained.
B. The point at which Sixth Street crosses under Highway 101 should include special lighting and artwork.
C. The point at which Roberts Avenue cro sses under the Highway 12 overpass should include special signage or artwork and enhanced lighting to create a gateway element.
D. Enhanced lighting and public art should be included in the Ninth Street underpass of High- way 101.
Goal 2.2.9
Guidelines
Figure 2.2.9
Upgraded lighting and public art along the Third Street and Santa Rosa Plaza underpass would en- hance the pedestrian experience.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.2 Public Streets
August 2010
2.2.10 Trees
Promote the continued planting of street trees. The
City recognizes that street trees are the most significant contributor to, and unifier of, the downtown identity.
A. Trees should be provided along major pedestrian corridors at regular spacing and with spe- cial consideration to placement.
B. Protect trees with tree grates and guards when heavy pedestrian traffic exists or is ex- pected.
C. Consider the use of conti nuous street tree trenches to provide the maximum soil area for root spread and penetration of water and air.
D. Irrigation systems should be installed in order to establish and maintain trees.
E. Provide drainage to storm drains or install dry wells.
F. Street tree locations should take precedence over utility routings.
G. Additional street trees an d landscaping elements should be planted along visible parking lots to visually screen them from the street and promote a sense of enclosure along the right-of-way.
H. Canopy trees should be included in landscape strips along the Santa Rosa Creek corridor.
Goal 2.2.10
Guidelines
Figure 2.2.10
Santa Rosa’s Courthouse Square with the Rosenberg building in the background.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.3 Buildings
August 2010 2.3.1
Vision
The value of a building should not be based solely on its own merits, but also on the contribution it makes in creating mean- ingful places for the public and particularly pedestrians.
Buildings in the Downtown Area and Station Area should feature high quality, durable materials. New buildings do not need to repli- cate specific historical styles or detailing, however they should relate well to the character of the surrounding buildings.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.3 Buildings
August 2010
2.3.2 Guidelines
Context
A. Building elevations should reflect th e uses occurring within the building.
B. As a general rule, align infill buildings w ith existing buildings along the street frontage.
C. Encourage the inclusion of colonna des, public spaces and outdoor dining.
D. A zero-foot setback is gene rally preferred in the downtown. This creates a continuous street façade.
E. Façades on in-fill buildings should be comp atible with the existing building frontage.
Goal 2.3.1 Surrounding buildings establish the context for the de- sign of new buildings. Whether new buildings are de-
tailed in a historical, contemporary or eclectic manner, incorporating similar rhythm and proportions found
in adjacent buildings improves the compatibility be-
tween new and old.
Figure 2.3.1
A good example of contemporary in-fill.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.3 Buildings
August 2010
2.3.3 Spatial Rhythm
Encourage continuous building frontages with mini-
mum gaps so as not to undermine the spatial rhythm of
the street corridor.
A. To the greatest extent feasible, downtown buildings should be built to the property line, when the property line is adjacent to the street. However, new development on the exist- ing City Hall site may be set back from the property line at the discretion of the Design Review and Preservation Board.
B. Divide buildings into increments or bays along the street frontage of about 50 feet. Wider buildings should be subdivided along the street elevation with columns, pilasters, change in material, varying parapet heights, or the like, to create a rhythm that breaks up the wall plane. The most common lot in core area Santa Rosa is 50 feet wide. Historically, the most common building width is also around 50 feet wide. By repeating this increment in new construction, a rhythm is created that relates to the historic pattern.
C. Incorporate special treatment which emphasizes the corner of buildings that occupy the corner of a block. While the general rule is for the building front to be placed at the back of the sidewalk, a cutaway or diagonal entry may be an effective approach.
D. Commercial buildings are encouraged to exhibit an urban character and compliment the mixed use and residential character of adjacent areas. The objective is for building design to reinforce active streets with visual interest for pedestrians and to avoid dull, scale less, inarticulate buildings that deaden the streetscape.
Goal 2.3.2
Guidelines
Figure 2.3.2
Example of a building that breaks the spatial rhythm of the street.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.3 Buildings
August 2010
Land Use
2.3.4 A. Buildings should provide stre et-level, pedestrian-oriented uses on all street fronts.
B. Buildings design should encourage multi-tena nt occupancy at the lower two floors.
C. Design buildings specifically for their sites. Repetitive or corporate building “trademark” designs used in other communities or other locations than Santa Rosa should not be used.
Goal 2.3.3 Provide multi-tenant, pedestrian-oriented develop- ment at the street level.
Guidelines
Figure 2.3.3
Example of a well designed multi-tenant, pedestrian-oriented development
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.3 Buildings
August 2010
2.3.5 Guidelines
Entrances
Accentuate the primary entrances of buildings.
A. Large buildings which front multiple streets should provide multiple entrances. Building entrances which connect to a central lobby should be distributed on different street facing facades.
B. Clearly identify entries to upper office or resi dential floors. Visitors will often park on- street or in a structure and approach the building from the street. Access should be readily apparent.
C. Primary building entrances should be accentuated. These entrances should be designed so that they are not easily confused with entrances into ground level businesses.
D. Provide entry doorways to ground floor establishments at least every 50 feet.
E. Design main entries to be prominent and easy to identify and distinguishable from the storefront. Recessed entries are encouraged.
F. Civic art and artistic crafti ng of building materials can help distinguish building entrances.
Goal 2.3.4
Guidelines
Figure 2.3.4
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.3 Buildings
August 2010
2.3.6 Guidelines
Local Character
A. The use of quality local materials is encour aged local character should be included in the design.
B. Care should be taken to a void nostalgic reproductions and use the materials in a meaning- ful manner.
Goal 2.3.5 Encourage the inclusion of local character.
Figure 2.3.5
Hotel La Rose using locally quarried stone.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.3 Buildings
August 2010
2.3.7 Guidelines
On-Site Parking
Control on-site structure parking.
A. Parking should occur at interior courts or above or below grade. As much as possible, parking should be avoided at grade.
B. Where above ground structured parking is lo cated at the perimeter of a building, this should be screened in such a way that cars are not visible from adjacent buildings or the street.
C. Above ground parking should be designed in such a way that neighboring buildings are not adversely affected by headlights.
D. For properties that are zoned with the Stat ion Area Street Combining District, ground floor parking is not permitted within 20 feet of the street frontage or back of sidewalk, which- ever is greater.
Goal 2.3.6
Figure 2.3.6
Example of structure parking above ground floor retail uses.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.3 Buildings
August 2010
2.3.8 Guidelines
Design
A. While supporting architectural diversity, extreme stylistic statements may not be appropri- ate unless there is an underlying thread of neighborhood compatibility. The desire to make your building different for the sake of difference is not enough. A building should be dis- tinct in order to add richness to the neighborhood fabric. However, it should not simply scream at the neighboring buildings for attention.
B. Buildings should be built as high-quality, long-term components to the urban fabric.
C. Use high quality, durable and low maintenan ce materials in downtown buildings. This is particularly true of the first floor, where heavy use can damage materials and finishes.
Preferred materials include: tile, brick, split faced concrete block, concrete cementitious horizontal siding, masonry veneer, and powder coated aluminum or traditional wood store- fronts. Discouraged materials include: EIFS (exterior insulation and finish system) and vinyl siding.
D. Residential grade material(s ) such as plywood or composite panel siding or composite sid- ing need regular repainting and do not stand up well to the sun in our climate. When ne- glected, these materials become shabby. Additionally, their residential character is not consistent with the urban character of the Downtown.
E. Materials should be presented in horizontal bands. Building materials should be graduated with the heavier materials closer to the ground.
Goal 2.3.7 Encourage superior design with well-crafted and de- tailed building facades, particularly at the street level.
Figure 2.3.7
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.3 Buildings
August 2010
2.3.9 Guidelines
Scale
Create buildings that provide human scale.
A. Include features that articulate the upper floor wall plane, such as windows, balconies, awnings, etc. Recessed windows are encouraged as they create a sense of wall depth and add a shadow accent. When an upper floor(s) has a residential use, balconies or “continental” balconies add a valuable element to the streetscape as well as extending the volume of the unit to the outside.
B. Design buildings to contribute to an interesting streetscape. Interest can be created by in- cluding “human scale” elements which give one a sense of his or her relationship to a structure, details such as: balconies, awnings, canopies, arcades, wall insets, reveals, etc.
C. Buildings should be designed with a variety of scales, creating a scale and level of detail at the street level appropriate to the pedestrian.
D. Clearly articulating different uses at lower building levels will aid in creating a sense of human scale in mid-rise buildings. Addressing human scale may further be achieved through architectural detailing and variation in the three dimensional character of the building mass as it rises skyward. Monolithic, vertical extrusions of a maximum building footprint are strongly discouraged.
E. Individual storefronts within the rhythm of the building are encouraged.
F. Where existing adjacent buildings have a c onsistent massing, this should be reinforced.
Goal 2.3.8
Guidelines
Figure 2.3.8
Example of well proportioned building with weather protection.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.3 Buildings
August 2010
2.3.10 Guidelines
Style
A. Do not stylize or add ornament to buildings in a garish, conspicuous manner in order to call attention to the building without regard for the context of the surrounding neighbor- hood.
B. It is important in the downtown to encour age pedestrians with interesting storefronts and activities that can be seen through glass. Blank walls discourage pedestrian activity.
Goal 2.3.9 Encourage buildings wi th active and open facades that interest those walking by and create an active pedes-
trian oriented streetscape.
Figure 2.3.9
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.3 Buildings
August 2010
2.3.11 Adaptive Reuse
A. A building is at the end of its lifespan wh en factors including operation or maintenance costs, repair or reconstruction costs, pressure for more flexible spaces, among other things, outweigh the cost of building a similar building.
B. Buildings should have built-i n flexibility to their design and recognize that buildings fre- quently undergo alterations to conform to uses not considered in the original design.
C. Consideration should be give n to floor-to-floor heights and structural grids as they may impact possible future uses.
D. Preservation and adaptive reuse of significant historic buildings is more desirable than re- placement.
E. Buildings date the historical development of the city. It is important that any mimicry of past architectural styles not be exercised in such a way that the historical records become confused.
Guidelines
Goal 2.3.10 To encourage buildings that will accommodate a vari- ety of uses over time to permit the natural evolution
that takes place in a city center.
Figure 2.3.10
Example of a building originally designed for office uses which has since been con- verted to senior housing.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.3 Buildings
August 2010
2.3.12 Guidelines
Energy
A. Integrate attached structures and equipment such as solar heat collector panels, antennas, large satellite dishes, and so on, into the project architecture or screen from view.
B. Building elevations should re spond to their solar orientation.
C. Shading devices should be architecturally integrated to block unwanted sun (seasonally and at daily times of peak solar gain).
D. Facades should not necessarily be fenest rated or shaded the same on all elevations.
E. Light shelves and transom wi ndows can provide shading as well as bring daylight deeper into building interiors.
F. Better daylighting reduces HVAC loads.
Goal 2.3.11 Encourage buildings that minimize energy consump- tion.
Figure 2.3.11
Solar tube collectors as an architectural element.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.3 Buildings
August 2010
2.3.13 Green Building Design
A. Site and building design that improves energy efficiency is encouraged. Incorporate natu- ral cooling and passive solar heating. This may include extended eaves, window over- hangs, awnings and tree placement for natural cooling, and building and window orienta- tion to take advantage of passive solar heating.
B. Use of green or sustainable building materi als, including recycled content materials that are consistent with the underlying architectural style and character of the building are en- couraged.
C. Green site design is encouraged. Utilize na tive trees and plants where possible, incorpo- rating permeable paving and designing resource-efficient landscapes and gardens.
Guidelines
Goal 2.3.12 Incorporate sustainable building principles into all new development.
Figure 2.3.12
Example of a project that utilized native trees and extended eaves for natural cooling.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.3 Buildings
August 2010
2.3.14 Guidelines
Building Stepbacks
A. New development should provide a minimum of a six-foot building step back to ensure a visual break in multi-story structures along key streets within the Station Area. Features such as open balconies can project into the step back while still providing the visual break.
Consideration should be given to surrounding buildings and the step backs provided on those buildings. A “cookie-cutter” design, with numerous buildings along one frontage stepping back at exactly the same point should be avoided. Step backs should be provided on buildings that have frontage on the following streets:
Step back above the third floor:
Fourth Street – Highway 101 to E Street
Mendocino Avenue – College Avenue to Fourth Street
Sixth / A / Seventh Street Corridor – Highway 101 to Humboldt Street Fourth Street – Railroad X-ing to Highway 101
Sixth Street – Playhouse to Highway 101
Wilson Street – Ninth Street to Third Street
B Street – Healdsburg Avenue to Seventh Street
Healdsburg Avenue – College Avenue to B Street
Railroad Street – Third Street to Santa Rosa Creek
Cleveland Avenue – College Avenue to Ninth Street
West Ninth Street – Dutton Avenue to Wilson Street
Sebastopol Road – Dutton Avenue to Olive Street
Dutton Avenue – College Avenue to Sebastopol Road
West Third Street – Imwalle Gardens to Highway 101
Step back above the fifth floor:
Third Street – Highway 101 to E Street
B Street – Seventh Street to First Street
Santa Rosa Avenue – Sonoma Avenue to Third Street
First Street – B Street to Santa Rosa Avenue
Goal 2.3.13 Reduce the appearance of a building’s scale and streetscape presence, help control wind at the ground
floor and create a continuous street wall edge.
Figure 2.3.13
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.4 Historic Districts within the Downtown Area and Station Area August 2010
2.4.1 Guidelines
A. A particular architectural style or design is not specified; however, the scale, mass and size of the building are often more important than the decorative details which are applied.
B. Setbacks should be carefully considered in relationship to adjacent structures.
C. Designs should be compatible with the historic building in terms of mass, materials, color, proportion, and spacing of windows and doors. Refer also to Section 4.7 (Historic Dis- tricts).
Goal 2.4.1 Design buildings to be sensitive to the neighborhood with regard to scale, architectural style, use or materi- als, bulk and historic context. This is especially im- portant in designated historic districts.
Figure 2.4.1
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.4 Historic Districts within the Downtown Area and Station Area August 2010
2.4.2 Guidelines
Historic
A. New development in the Davis and Ripley areas of the West End neighborhood should be designed with special attention to compatibility with existing single-family residences.
B. New development adjacent to the St. Rose and West End historic neighborhoods should be compatible in height and scale with existing structures.
C. Development along the West Sixth Street frontage of the Sonoma Marin Area Rail Transit (SMART) property, just west of the railroad tracks, and at the northern end of the SMART site should be designed to be compatible in terms of scale, massing and materials with ex- isting development in the West End neighborhood.
D. New development and/or major renovations with in Railroad Square should be designed to respect, retain and enhance the historic qualities of the area.
E. Development of properties along Fourth Street and West Fourth Street in Railroad Square should be designed to maintain views of the historic water tower from the Fourth Street Corridor.
F. Infill development in the Residential and Hi storic Residential Sub-Areas of the Station Area should incorporate and reflect character defining elements of the area and follow the design guidelines outlined in the City’s Processing Review Procedures for Historic Proper- ties.
Goal 2.4.2 Design new development in and adjacent to historic preservation districts to be compatible with existing
structures.
Figure 2.4.2
Existing residences in the West End Preservation District.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.5 Plazas and Open Spaces
August 2010
2.5.1 Open Space
Create public open space for pedestrians to enjoy in the Downtown and Station Area.
A. Pedestrian paths, plazas and public open spaces should be well lighted with pedestrian scaled fixtures with warm lighting.
B. Plazas and public open spaces should provide pedestrians with adequate furnishings to promote use of the space.
C. Public open spaces and plazas should be desi gned with particular attention to security, a sense of containment, solar exposure, and relationship to neighboring uses and circulation patterns.
D. Wherever possible, orient paths, pla zas and public open spaces to food services.
E. New development within the Railroad Squa re Sub-Area of the Station Area should be de- signed to create opportunities for interaction with adjacent development or public spaces.
Internalization or isolation of active uses or spaces is discouraged.
F. The connection point where Fourth Street inte rsects the creek should be celebrated with a memorable public space.
Goal 2.5.1
Figure 2.5.1
Prince Greenway Park, which provides paths leading to the Prince Memorial Greenway, is well lit with benches, a water fountain and public art.
Guidelines
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.5 Plazas and Open Spaces
August 2010
2.5.2 Guidelines
Santa Rosa Creek
A. New commercial projects shoul d be encouraged to orient to Santa Rosa Creek with en- trances, windows, patios, outdoor seating and other amenities located on the creek side of such projects. See also the City of Santa Rosa Citywide Creek Master Plan.
B. Thoughtfully consider the pot ential linkages between existing and proposed public open space, plazas and pedestrian paths.
Goal 2.5.2 Encourage development to orient toward Santa Rosa Creek environs and the Prince Memorial Greenway.
Figure 2.5.2
Creekside oriented development - the Hyatt Vineyard Creek Hotel adjacent to Santa Rosa Creek.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.5 Plazas and Open Spaces
August 2010
2.5.3 Santa Rosa Creek
Maximize visual and physical connections for Santa
Rosa Creek.
A. A parallel frontage street should be provide d along the Santa Rosa Creek corridor in the Imwalle Gardens Sub-Area of the Station Area Plan to maximize visual and physical con- nections with the creek.
B. The point at which Santa Ro sa Avenue crosses over Santa Rosa Creek should include spe- cial signage or artwork to create an entry element and to announce the presence of the creek. Artwork should signify the importance of a future gateway park and proposed per- forming arts center nearby.
C. The point at which West Th ird Street crosses Santa Rosa Creek should include special signage or artwork to announce the presence of the creek.
D. The Prince Memorial Greenway standard light fixtures with banner brackets should be placed regularly along the corridor.
E. The Prince Memorial Greenway standard furn iture should be included at intersection ac- cess points and within parks and open spaces adjacent to the Santa Rosa Creek corridor.
F. An entry point to the creek should be provide d where the B Street alignment intersects the creek at First Street.
G. New development should accommodate develo pment of pedestrian and bicycle connec- tions between Santa Rosa Creek and Fourth Street, Santa Rosa Creek and Pierson / West Sixth Street, and West Third Street and the Joe Rodota Trail.
Goal 2.5.3
Guidelines
Figure 2.5.3
Santa Rosa Creek.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.5 Plazas and Open Spaces
August 2010 2.5.4
This page intentionally left blank.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.6 Street Furnishings Palette
September 2010 2.6.1
Overview
The Downtown Station Area Specific Plan (Specific Plan) includes Street- scape Guidelines that apply to key streets within the Specific Plan area.
These streets are identified as playing a larger roll in the daily functioning and traffic patterns of the area. One of the Streetscape Guidelines calls for development of a Street Furnishings Palette. The Specific Plan defines a “palette” as a group of predetermined specifications that will be applied along individual corridors or in individual sub-areas within the Specific Plan area. The Street Furnishings Palette will provide guidance for street furni- ture purchases in association with new development and capital improvement projects, and for purchases made by both the public and private sectors.
The Specific Plan includes seven unique sub-areas within approximately 1/2 mile of the Sonoma Marin Area Rail Transit (SMART) station site in Rail- road Square. This section of the Design Guidelines will address two of the seven sub-areas: Railroad Square and Courthouse Square. It should be noted that the boundaries of the Street Furnishing Palette extend beyond the Specific Plan boundaries, down 4th Street, east, to Brookwood Avenue (see map on page 2.6.2).
The City of Santa Rosa is intent on maintaining and reinforcing the unique character of each sub-area within the Specific Plan boundaries. Providing an appropriate variety of attractive and complementary street furniture within each sub-area is considered necessary to achieving this goal. The Railroad Square and Courthouse Square sub-areas are the primary downtown com- mercial areas and share many characteristics, although each has its own dis- tinct character that should be reflected in and celebrated by its respective street furnishings. The Street Furnishings Palette is responsive to the exist- ing context of street furniture, public artwork, and landscaping in the Court- house Square and Railroad Square sub-areas.
The Palette includes standards for seating, including a variety of benches, moveable chairs and “leaning rails”; transportation furnishings, such as bike racks and bus stop shelters; bollards; directional signage; plant and tree fur- nishings, such as planter boxes, tree grates and tree guards; lighting, includ- ing light poles and decorative string lights; and trash and recycling recepta- cles.
In addition to the traditional goals and guidelines, this section of the Design Guidelines also includes specific street furnishings that may be selected, which were identified through a public review process. The manufacturer specifications for each of the street furnishings, as well as detailed informa- tion, including specific opportunities that provide suggestions for removal of existing furnishings and installation of new furnishings, are located in the Street Furnishings Palette Plan, dated September 30, 2010.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.6 Street Furnishings Palette
September 2010
Figure 2.6.1
Map illustrating the boundaries of the Street Furnishings Palette (boundaries in dashed, green line).
2.6.2 Overview
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.6 Street Furnishings Palette
September 2010
A. Enhance the pedestrian experience.
B. Create a unifying aesthetic while maintaining unique character of individual sub-areas.
C. Provide flexibility, variety, and visual interest in applications.
D. Support long term maintenance program with durable furnishings.
E. Install street furnishings as identified in the Street Furnishings Palette Plan.
F. Identify areas of opportunity for new street furnishing location.
G. Help create safe and appealing places that contribute to a livable urban environment.
Goal 2.6.1 Support and encourage increased pedestrian activity downtown, and within walking distance of SMART
station site.
Guidelines
Figure 2.6.2 Downtown Santa Rosa.
Streetscape
2.6.3 City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.6 Street Furnishings Palette
September 2010
A. The design, materials and colors of all out door dining furnishings should compliment the associated restaurant/café.
B. Consider providing trash receptacles, with a lid, for outdoor spaces with mobile vending carts. Trash receptacles should not exceed 36-inches high by 18-inches wide.
C. If umbrellas are used, vinyl or plastic ma terials should be avoided. Umbrellas stands should be cast aluminum, wrought iron, fabricated steel or wood.
D. Table layout is encouraged to be in rows, parallel to the building. Suggested table top dimensions: Square: 24 to 36-inches, Rectangular: 24 to 42-inches, and Round: 24 to 36-inches.
E. The following table and chair materials are encouraged: Wrought iron, fabricated steel, cast aluminum, cane, hardwood or teak for table framework and chairs. Stone, faux stone, wrought iron, embossed aluminum, teak or hardwood, tempered glass, or metal mesh for table tops. Plastic, resin and plain metal are discouraged.
F. Any under umbrella or table top lighting, such as candles or other low level light sources, should not create glare or illuminate an area off the site.
G. Any fencing or walls should be decorative in nature, and should not be solid or opaque.
Materials such as wrought iron, other metals or wood are encouraged, except that wood pickets are discouraged. Planter boxes or pots may be used. Solid masonry walls that are outside of the public right-of-way may also be used. The maximum height for fences/walls should not exceed 42-inches. Planter boxes and associated plant heights should not exceed 48-inches in height. Pots should be a minimum of 18-inches high and no wider than 24-inches wide at the base.
Goal 2.6.2 Provide attractive and functional outdoor dining spaces.
Guidelines
Figure 2.6.3 Example of an effective outdoor dining space in Courthouse Square.
2.6.4 Outdoor Dining
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.6 Street Furnishings Palette
September 2010
Guidelines
A. Identify specific areas of opportunity for enhancement and amenity.
B. Add pedestrian function while reducing unnecessary clutter.
C. Improve overall streetscapes and enha nce individual street characteristics.
D. Create place making intersections th at foster the use of outdoor rooms.
E. Support a vibrant and comfortabl e downtown living environment.
F. See Street Furnishings Palette Plan for locations and specific opportunities to enhance the pedestrian experience with street furnishings.
Specific Opportunities
Install street furniture to provide lighting, places to sit, and other functional elements that support a vibrant
downtown street life.
Figure 2.6.4 Existing street furniture in the Downtown.
Goal 2.6.3
2.6.5 City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.6 Street Furnishings Palette
September 2010
2.6.6 Placement
Enhance the pedestrian path of travel with careful
placement of furnishings.
A. All pedestrian paths of travel should be clear and uncluttered.
B. New street furnishings should be placed such that the public right-of-way remains un- cluttered and safe for pedestrian access.
C. A clear separation between vehicles and pedestrians should be provided.
D. Benches and planters should be placed ag ainst a building wall in order to promote easy pedestrian movement along the sidewalk. Where there are wider sidewalks, benches and planters may to be located away from the building.
E. Social arrangements of benches (facing, on co rners, etc.) are encouraged to help create livable “outdoor rooms”. Consider social bench placements and moveable furnishings to enhance areas where people tend to meet and congregate.
F. Where sufficient space is present, furnishing s may be added along the edge of the street so long as the minimum clearances are kept clear between objects and/or face of build- ing.
G. Mid-block bulk-outs should support free pede strian movements, and not be filled with unnecessary furnishings.
H. Consider ease of entry and exit when placi ng bike racks or other furnishings with the potential for pedestrian/bicycle conflict.
I. Refer to “Street Furnishings Pa lette” for specific placement details.
Goal 2.6.11
Guidelines
Figure 2.6.5
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.6 Street Furnishings Palette
September 2010
2.6.7 A. Art start benches (identified in Figure 2.6.3 with an asterisk) should only be placed in limited locations - one bench per block each side.
B. Groupings of benches should be of the same style rather than differing styles adjacent to each other.
Goal 2.6.4 Provide public seating tha t is attractive, easy to main- tain and enhance the identity of the neighborhood that
they are located within.
Guidelines
Seating
RAILROAD SQUARE SUB-AREA:
Figure 2.6.6
Seating selections for the Railroad Square and Courthouse Square Sub-Areas. * COURTHOUSE SQUARE SUB-AREA:
Leaning Rail
Leaning Rail
* See manufacturer specificati ons located in the Street Furnishing Palette Plan dated Sep- tember 30, 2010.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.6 Street Furnishings Palette
September 2010
2.6.8 Transportation Furnishings
* See manufacturer specificati ons located in the Street Furnishing Palette Plan dated Sep- tember 30, 2010.
Goal 2.6.5 Provide bicycle, bus and vehicular furnishings that are discreet, functional, and easy to use and maintain.
Guidelines
Figure 2.6.7
Transportation furnishings for both the Railroad Square and Courthouse Square Sub- Areas. *
Hoop rack / Round pole attachment
Wheel Stops
Bus Shelter
RAILROAD SQUARE AND COURTHOUSE SQUARE SUB-AREAS:
A. Bus shelters should be painted “traffic bl ue” in the Courthouse Square Sub-Area and black in the Railroad Square Sub-Area.
B. The hoop bicycle rack is gene rally preferred; however, the circular attachment to exist- ing parking meters is also encouraged.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.6 Street Furnishings Palette
September 2010
2.6.9 A. The thinner profile bollard (identified in Figure 2.6.5 with an asterisk) is a possible sec- ondary bollard for Railroad Square. The preferred bollard is the larger profile.
B. Bollards should be used to provide a barri er between vehicles and pedestrians. Care should be taken in the number of bollards placed adjacent to sidewalks, especially along narrow sidewalks. Only the total number bollards needed to provide safety for pedestri- ans should be used.
Guidelines
Bollards
Goal 2.6.6 Provide bollards that ar e attractive, functional, easy to maintain and enhance the identity of the neighbor-
hood that they are located within.
Figure 2.6.8
Bollard selections for the Railroad Square and Courthouse Square Sub-Areas. *
COURTHOUSE SQUARE SUB-AREA:
RAILROAD SQUARE SUB-AREA:
*
* See manufacturer specificati ons located in the Street Furnishing Palette Plan dated Sep- tember 30, 2010.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.6 Street Furnishings Palette
September 2010
2.6.10 Directional Signage
* See manufacturer specificati ons located in the Street Furnishing Palette Plan dated Sep- tember 30, 2010.
Goal 2.6.7 Provide directional signage that is attractive and en- hances the character of the neighborhood.
Guidelines
Figure 2.6.9
Merchant Kiosk for the Railroad Square and Courthouse
Square Sub-Areas. *
A. Individual signs, with a consistent size, mounted to existing light posts are encouraged.
B. Sign kiosks should be limited to a maximum of one per street block.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.6 Street Furnishings Palette
September 2010
2.6.11 * See manufacturer specificati ons located in the Street Furnishing Palette Plan dated Sep- tember 30 , 2010.
Plant and Tree Furnishings
Goal 2.6.8 Provide plant and tree furnishings that are attractive, easy to maintain and enhance the identity of the
neighborhood that they are located within.
Guidelines
COURTHOUSE SQUARE SUB-AREA:
Figure 2.6.10
Planter and tree grate/guard selections for the Railroad Square and Courthouse Square Sub-Areas. * Planter
Tree Grate
Tree Guard
Tree Guard
Planter
Tree Grates
Planter Fence
RAILROAD SQUARE SUB-AREA:
A. Two slightly different styles of tree grat es are provided for the Courthouse Square Sub- Area. The use of both styles of grates on one block is discouraged; one type of grate should be used for each street block.
B. Planters are encouraged along the edges of sidewalks wherever possible to provide greenery between vehicles and the pedestrian space.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.6 Street Furnishings Palette
September 2010
2.6.12 A. LED string lighting should be considered for specialty lighting along alley ways, Jeju Way off of 4th Street in the Courthouse Square Sub-Area, and along 4th Street in both the Railroad Square and Courthouse Square Sub-Areas.
B. Globe lights should be considered for the Co mstock Mall area, off of 3rd Street in the Courthouse Square Sub-Area.
C. Consider installing cobra light standards at street intersections only; approval by the City of Santa Rosa’s Public Works Department is required.
Lighting
Goal 2.6.9 Provide lighting for the public right-of-way that is at- tractive, easy to maintain and enhances the identity of the neighborhood that it is located within.
Guidelines
Figure 2.6.11
Lighting selections for the Railroad Square and Courthouse Square Sub-Areas. * COURTHOUSE SQUARE SUB-AREA:
RAILROAD SQUARE SUB-AREA:
* See City of Santa Rosa Standards for street light details.
City of Santa Rosa Design Guidelines
Section 2 – Core Area
2.6 Street Furnishings Palette
September 2010
2.6.13 * See manufacturer specificati ons located in the Street Furnishing Palette Plan dated Sep- tember 30, 2010.
Trash and Recycling Receptacles
Goal 2.6.10 Provide trash and recycling receptacles that are dis- creet, functional, and easy to maintain.
Guidelines
Figure 2.6.12
Trash and recycling selection for the Railroad Square and Courthouse Square Sub-Areas. *
A. Consider reducing the size of th e signs on recycling receptacles.
Section 3.1 - Single-Family Residential
Design Guidelines 3.1-1
3.1 Single-Family Residential
I. GOALS
A. To promote single-family projects that support
the neighborhood concepts discussed in Section
1.1 - Neighborhood Design.
B. To encourage new single-family projects to take
advantage of existing natural features and blend
in with existing development.
C. To promote single family projects that feature a
variety of: lot types, home sizes, housing types,
designs and building materials.
D. To encourage single-family projects that include
housing for diverse income ranges and which
include some rental units, whether second
dwelling units, duplexes or triplexes.
E. To encourage single-family projects which are
safe, contribute to safer neighborhoods, and
support Police and Fire Department efforts to
promote public safety.
F. To promote single-family projects that include
pedestrian oriented streetscapes that are not
dominated by garages and street systems that are
designed for pedestrians and bicyclists as well as
for automobile use.
Fig. 3.1.1 The Fairway Estates development
worked around many existing Oak trees as in this
case.
Fig. 3.1.2
City of Santa Rosa3.1-2
Section 3.1 - Single-Family Residential
G. To encourage single-family developments that
incorporate interconnected, short blocks that
diffuse traffic and provide easy, direct routes for
pedestrians, bicyclists and drivers around the
neighborhood.
H. To encourage single-family projects that promote
water efficient landscapes.
I. To encourage single-family developments that
conserve energy.
Fig. 3.1.3 This new subdivision off Peterson Lane
preserved many mature trees.
Section 3.1 - Single-Family Residential
Design Guidelines 3.1-3
II. SITE DEVELOPMENT GUIDE-
LINES
A. EXISTING CONDITIONS/ SITE
CONSTRAINTS
1. Incorporate existing natural features such as trees, topography, creeks and riparian vegetation into the
site plan. Every effort should be made to preserve
dominant elements, such as mature trees, for example.
When trees must be removed mitigation may be
required. See the Appendix for Chapter 17-24 of the
City Code which governs tree removal and
replacement issues.
2. Integrate new development carefully into existing
neighborhoods.
3. For purposes of noise attenuation, early acoustical
site planning is encouraged. State law and the General
Plan regulate acceptable noise levels for both interior and outdoor environments. Mitigate noise to
stipulated levels. Use the structure of the home to
shelter the private yards from noise. Use the building
skin to reduce noise within homes to acceptable
levels. The use of frontage roads and side-on treatment are all preferable to back-on treatment with walls or
fences used to block noise. Sound walls should be
considered only after all other options have been
exhausted.
4. When sound walls are found to be necessary along a
street, locate them a minimum 25 feet from the edge
of the road and provide a significant landscaped
buffer. Earth berms are encouraged to minimize the
perceived height of the wall. Extend walls between
buildings to create pockets of protected common
space, or protect individual backyards, avoiding long,
continuous walls for the entire length of a project site.
Fig. 3.1.4 This heritage oak was preserved with a
large island.
Fig. 3.1.5 Back-on treatment with sound walls
should be avoided. They create inhospitable
pedestrian environments and encourage traffic to
increase speeds.
Fig. 3.1.6 Front-on or side-on treatment is
preferred to back-on. This side-on treatment
permits pedestrian and bike access and creates a
more pleasing streetscape.
City of Santa Rosa3.1-4
Section 3.1 - Single-Family Residential
B. BLOCK AND STREET PATTERN
Refer to Section 1.1 - Neighborhood Design for general guidelines relating to overall neighborhood concerns. The General Plan incorporates the concept of neighborhoods centered around mixed use “Neighborhood Shopping Center”, particularly in Southwest and Southeast Santa Rosa. These areas, where the majority of residential growth will occur in Santa Rosa over the next 20 years, is the location where most larger single family projects will be developed. These big projects will be expected to largely incorporate the concepts described in Section 1.1 - Neighborhood Design. Smaller projects and infill projects will be expected to strengthen the neighborhood pattern contained within Section 1.1, to the extent permitted by the General Plan.
1. Refer to Section 1.1- Neighborhood Design, for more
general neighborhood related guidelines.
2. Refer to subsection 1.1(II)B for Block and Street
Pattern guidelines.
3. Design single-family projects such that homes orient the front door toward new and existing streets. When
circumstances prohibit “front-on” orientation, “side-
on” treatment is preferable to homes locating
backyards and privacy fences adjacent to the street,
with a fence and “back-on” landscaping.
“Back-on” treatment creates an unpleasant streetscape.
See Figures 3.1.5 and 3.1.6.
C. PARKS AND COMMON OPEN SPACE
Each major subdivision must provide for its share of public parks to serve Santa Rosa’s population. This requirement will be met in most cases by payment of fees. This will allow the City to assemble land and develop local park facilities. Alternatively, park lands may be dedicated within a subdivision as provided for within the Subdivision Map Act or the Quimby Act. Smaller subdivisions, less than 50 lots are required to pay an in lieu fee rather than dedicate land as a simple method for contributing to Santa Rosa’s recreational needs. The City takes the lead in the design of parks, these guidelines address park placement and integration within single family developments.
Fig. 3.1.7 These homes which are served by an
alley create a streetscape without garages.
Figure 3.1.8 This pocket park in the Courtside
Village neighborhood of Santa Rosa is one of
several that provide a small area for passive use. It
is maintained by a Homeowners Association.
Section 3.1 - Single-Family Residential
Design Guidelines 3.1-5
1. Locate parks and common open space where they
are adjacent to streets, and neighborhood or
community facilities. Design parks to provide an open
quality. Front neighborhood parks within residential
neighborhoods on at least two streets.
Visibility and exposure are critical elements which diminish the likelihood that illicit activities will take place in a neighborhood park. When portions of the park are not
observable by neighboring residents the possibility for such activities is greater.
2. Locate and design parks such that they are centrally located in a neighborhood within comfortable walking
distance for the majority of local residents and are
easily accessible by strongly integrating with streets, pedestrian and bicycle circulation systems.
3. In larger developments, consider incorporating small, pocket parks within a short walk of homes to permit
neighbors to interact. Developers need to explore
options for ownership and maintenance such as
Homeowner Associations, Landscape and lighting
districts, or the City. See Figure 3.1.8
D. PRIVATE OPEN SPACE
1. Provide each home with a private yard.
2. Design the home and private yard to work together
with easy access between the interior and exterior
space.
E. LOT TYPE VARIETY
1. Provide a variety of lot types and/or sizes on blocks with more than five lots. Lot sizes should vary enough
to create a perceptible difference.
2. Consider using corner lots to provide different lot
types.
Fig. 3.1.9 This park, located mid-block, would
suffer from poor visibility. In addition, conflicts can occur when residential back yards are adjacent to
parks This type of design is discouraged.
Fig. 3.1.11 A variety of lot widths will allow for a
greater diversity of homes.
Fig. 3.1.10 This park, with public street frontage
on all sides, is very open and will be monitored by
all of the surrounding homes. This layout is
preferred to Figure 3.1.9.
City of Santa Rosa3.1-6
Section 3.1 - Single-Family Residential
F . GARAGES
As garages and the parking apron in front of them can have the single most important impact on the appearance of the
neighborhood, lot plans and building designs which minimize the impact of garages and parking aprons on the streetscape are strongly encouraged. T o that end and to provide variety, a mixture of garage placements should be provided.
1. Provide no more than one half of the lot widths with a standard 18 foot curb cut with a 16 foot wide
driveway and a 20 foot deep parking apron behind
the sidewalk. Note that the garage should be set back
from the front of the home or porch a minimum of 6
feet.
2. Provide the remainder of the lots with either:
a) a rear yard garage either accessed by a side yard
driveway or an alley. The garage may be attached
or detached;
b) a semi-recessed front yard parking apron. The
maximum curb cut is 14' wide with a 12'
driveway. There should be a landscaped planting
area with a minimum depth of 4' of before the
12' driveway flares to the 16' width; or
c) a side entry garage.
4. Consider the use of tandem car garages, which reduce the number of garage doors.
5. Consider the use of “Hollywood” driveways with a
center strip of permeable paving materials such as
turfstone or cobbles. See Figure 2.4.6.
6. Refer to section III F below for additional information on the design of garages.
Fig. 3.1.12 Garage Placement
Fig. 3.1.13 This project on Old Redwood Highway
in Windsor incorporates several features to
minimize the impact of the garage: It features a
side entry which takes the garage door off the
streetscape and allows for windows along the
street side; decorative garage doors are used with
glass lites to add interest; a studio with balcony is
added above the garage; and a low wall is
features to create a semi-private parking court.
Section 3.1 - Single-Family Residential
Design Guidelines 3.1-7
G. PRIVACY
1. Give consideration to placement of the house on the
lot and locations of windows in terms of maximizing
privacy between adjacent homes.
2. Offset windows in adjacent homes to maximize
privacy.
H. LANDSCAPING
1. Typically provide a five foot wide planter with ground cover and street trees. See section 1.2 and 1.3 for
additional information on streets and sidewalk
configuration.
2. Locate street trees typically at 30 feet on center.
Refer to section 1.3(111)B for street trees.
3. Refer to Section 4.1 and Appendix B - Landscaping
for general information and information on the City’s
water efficient landscaping requirements.
I. LIGHTING
Lighting levels should be such to provide adequate illumination for visibility at night as well as safety and security.
1. The pedestrian scaled street light, Standard 615D,
should be installed as part of all new residential
developments. The height should not exceed 17 feet.
Refer to Section 1.3(II)D.4.
2. When alleys are used, provide illumination at night
with either pole mounted fixtures or with garage
mounted fixtures that are controlled by photocell, not
manually operated.
Fig. 3.1.14 Offset windows across side property
lines can minimize privacy concerns.
Fig. 3.1.15 City street light Standard 615D.
City of Santa Rosa3.1-8
Section 3.1 - Single-Family Residential
III. BUILDING DESIGN GUIDELINES
A. ORIENTATION TO STREETS AND PUBLIC
SPACES TO CREATE SAFE
NEIGHBORHOODS
1. Orient the elements of the house which provide
outward signs of habitation, such as the front door,
windows, porches and balconies, towards the street.
This allows homeowners to watch over the street as well as signal visitors or people passing through that the
neighborhood is being watched over by residents.
2. When homes are adjacent to a public space such as a
park, plaza or creek corridor, orient the front of the
home toward the public space. Avoid back-on
treatment. Provide a single loaded frontage road
between the houses and the public space so that the
fronts of the homes can be oriented towards and
“watch over” the public space.
Fig. 3.1.19 This home “backs on” to the creek. This is discouraged.
Figure 3.1.16 A garage which extends closer to
the street than the front of the house as
illustrated here is discouraged by the City. It moves
the living portion of the home to the rear and
provides little sign of habitation along the street.
See Section II.F and III.G for additional
information.
Fig. 3.1.17 Locating living spaces on the front of
the home is preferred.
Fig. 3.1.18 These homes “front on” the De Turk Round Barn Park. This is preferred.
Section 3.1 - Single-Family Residential
Design Guidelines 3.1-9
B. VARIETY
While traditional neighborhoods generally had many builders with different home styles creating a varied streetscape, the homes in subdivisions today are typically created by a single designer and constructed by a single builder. Additionally, there has been a tendency within the building industry to produce a relatively narrow range of home sizes/ prices along a given block.
Coupled with smaller lots due to high land costs, and larger homes due to higher sales prices, many recent projects exhibit repetitive streetscapes, dominated by large two story homes on small lots. While the extent of variety that exists in our older neighborhoods may be a thing of the past, the City would like to see greater variety along our new streetscapes.
1. Provide one story homes or very strong one story
elements along each block.
2. Vary roof forms and pitches when a project includes
five or more homes. Incorporate home designs that
rotate ridge lines both parallel and perpendicular to
the street and utilize a variety of hips and gables.
Other elements which add variety and break up the
roof, such as dormers and turrets are encouraged
3. Include single story elements such as porches,
covered entries, and second stories that are set back
from the first floor on two story homes. These
elements should be varied along the streetscape.
4. See section II-F above for variety of garage
placement.
5. Provide a second primary siding material on
developments of more than five homes. Primary
materials for homes should be: horizontal siding,
stucco, board and batten style (battens over panel
siding) vertical wood siding, and wood shingles.
6. Vary the roofing colors on developments of more than five homes.
Fig. 3.1.20 Developments which feature repetitive
“cookie cutter” homes are discouraged.
Fig. 3.1.21 This small lot subdivision in
Healdsburg has variety both in the forms of the
homes as well as use of materials. These three
homes feature wood shingles, horizontal siding,
and stucco. Additionally, the single story porch and
steep pitched roof with dormers creates a two
story home, but with the look of a single story.
Variety of this type is encouraged.
Fig. 3.1.22 This subdivision has several problems.
The garage doors are too dominant. The front door
and the living spaces are too far from the street.
Although there was some effort made to vary the
roof forms, the homes are too repetitive. Designs
such as this are discouraged.
City of Santa Rosa3.1-10
Section 3.1 - Single-Family Residential
C. MATERIALS
1. Primary materials for homes should be: horizontal
siding, stucco, board and batten style (battens over
panel siding), vertical wood siding, and wood
shingles. Accent materials should include real or
cultured masonry materials (such as stone, brick and
block), horizontal siding and wood shingles.
2. Use of plain panel siding (i.e., T1-11) is discouraged as a primary siding material. When panel siding is
used, battens should be used for a board and batt
appearance.
3. Design all four sides of homes. Wrap the siding
material from the front on all sides. The common
practice of an upgraded material on the front of the
home such as horizontal siding with panel siding on
the sides and rear is discouraged. Provide consistent
window and door trim.
4. Provide door and window trim or stucco surrounds
on all sides of the home.
5. 2x wood trim is preferred over 1x wood trim as it
stands up to the sun in our climate better. Of particular concern is 1x trim that is wider than 6 inches as it
tends to cup over time.
D. ENTRANCES
The main entrance to a home should be part of a clear entry sequence extending from the public sidewalk to the front door.
Orient the main entrance to the public street in order to promote an active street. Porches and covered entries improve the neighborhood streetscape by breaking down the scale and mass of the home. Porches also provide a transition zone from the public space to the private space and provide for informal socializing with neighbors without entering the home.
Fig. 3.1.23 False front materials that end at the
front corner are discouraged.
Fig. 3.1.24 Siding material should be wrapped on
all four sides.
Fig. 3.1.25 This home on Spring Street provides a
strong sense of entry with a trellised gateway and
generous front porch.
Section 3.1 - Single-Family Residential
Design Guidelines 3.1-11
1. Consider including a front porch. Front porches
should be a minimum of 6 feet deep in order to be
functional. This depth will accommodate outdoor
seating.
2. If a porch is not included provide a covered entry
where one can wait at the front door out of the weather.
Additionally, this covered entry should provide a
strong visual signal to visitors as to the location of
the front door.
3. Consider the use of a low hedge, fence or curb at the back of sidewalk to define the division between the
public and semi-private front yard.
4. Include lighting at the front porch or entry for
nighttime safety and security.
E. DOORS AND WINDOWS
1. Locate doors and windows on the wall facing the
public street. See Guideline III.A.(1) above.
2. Make an effort to select window types and locate
doors and windows such that they present a pleasing
arrangement to the public.
Often, small adjustments in window types, heights and
locations can greatly improve the exterior appearance
without compromising the interior function of rooms.
Fig. 3.1.27 This home on Proctor Avenue featuers
a recessed covered entry.
Fig. 3.1.26 Porch on 14th Street.
Fig. 3.1.28 The homes in this subdivision on Old Redwood Highway in Windsor has well organized doors and windows.
Fig. 3.1.29 These windows are poorly arranged.
City of Santa Rosa3.1-12
Section 3.1 - Single-Family Residential
F . MASSING / ARTICULATION
1. Incorporate a variety of features such as overhangs, dormers, bay windows, cantilevers, porches, entries,
accent materials, etc. to provide articulation and
interest.
2. Provide wood trim or stucco surrounds at window
and door openings. Windows set in stucco without
any trim or surround are strongly discouraged unless
the windows are recessed.
Fig. 3.1.31 Windows set in stucco with no trim or detail are discouraged.
This is not superior design.
Fig. 3.1.32 Detail, such as this, adds character
and interest to homes, and is encouraged.
Fig. 3.1.30 These homes on Petersen Lane are
well articulated.
Section 3.1 - Single-Family Residential
Design Guidelines 3.1-13
G. GARAGES
1. Place the face of the garage a minimum of six feet
behind the front of the house or porch. Refer to
Section II.F above for additional information on
garages.
When garages dominate the streetscape they displace
the “living” spaces within the home and disconnect the
residents from the streetscape and their neighbors.
2. Design homes so that garages compromise no more
than 50% of the width of the lot along the street.
3. Incorporate second dwelling units or studios above
the garage along alleys in order to provide rental
housing in the neighborhood as well as provide a
presence along the alley.
4. Use of two single car garage doors versus a single
two car garage door is one method to mitigate the
impact of the garage.
5. Windows and panels are encouraged to add visual
interest to the garage door.
6. Tandem car garages or one car garages are
encouraged as they reduce the visual impact of the
garage by utilizing a one car garage door.
Fig. 3.1.33 Garage forward homes are
discouraged.
Fig. 3.1.36 Garages that are set back from the
front of the home create a more neighborly
streetscape.
Fig. 3.1.35 Second dwelling units above garages in
rear yards are encouraged.
Fig. 3.1.34 Garages that are setback from the
front of the homne create a more neighborly
streetscape.
City of Santa Rosa3.1-14
Section 3.1 - Single-Family Residential
Section 3.2 - Multiple-Family Residential
Design Guidelines 3.2-1
3.2 Multiple-Family Residential
Note: This section primarily addresses the Medium Low, Medium and Medium High density (8-30 dwelling units per acre) land use designations as identified in the General Plan. Some provisions may not be appropriate for densities above 30 dwelling units per acre.
Section 2.5 - High Density Housing (not completed as of the initial publication of these Design Guidelines) will address issues specific to the Core Area High Density residential.
I. GOALS
A. To develop multiple-family housing that is
Fig. 3.2.1 This affordable housing development
demonstrates “superior design” which is expected
in all multiple-family developments.
compatible with existing surrounding homes and other structures and provides “superior design” just as in the case of single family homes already discussed.
B. To provide a quality living environment.
C. To develop multiple-family housing that encourages residents to take pride and a sense of ownership in their neighborhood.
D. To encourage multiple-family projects which are safe, contribute to safer neighborhoods, and support Police and Fire Department efforts to promote public safety.
E. To provide developments with logical layouts that people can navigate through without confusion.
F. To enhance the public realm with attractive buildings and landscaping treatment along the City’s streetscape.
G . To encourage energy efficient design.
Fig. 3.2.2 These attached townhomes in Orenco Station, OR, incorporates rear parking with individual entries creating an attractive streetscape.
City of Santa Rosa3.2-2
Section 3.2 - Multiple-Family Residential
II. SITE DEVELOPMENT
GUIDELINES
A. EXISTING CONDITIONS/ SITE
CONSTRAINTS
1. Incorporate existing natural features such as trees, topography, creeks and riparian vegetation into the
site plan. These and similar natural elements should
be considered when developing a site plan. Every
effort should be made to preserve dominant elements,
such as mature trees, for example. When trees must
be removed mitigation may be required. See the
Appendix for Chapter 17-24 of the City Code which
governs tree removal and replacement issues.
2. Integrate new development carefully into existing
neighborhoods. Refer to Section 4.3 for specific
guidelines relating to infill development.
3. For purposes of noise attenuation, early acoustical
site planning is encouraged. State law and the General
Plan regulate acceptable noise levels for both indoor
and outdoor environments. Mitigate noise to
stipulated levels. Use the structure of the home to
shelter the private yards from noise. Use the building
skin to reduce noise within homes to acceptable
levels. The use of frontage roads with structures
facing Transitional Streets and side-on treatment are
all preferable to back-on treatment with walls or
fences to block noise. Sound walls should be
considered only after all other options have been
exhausted.
4. When sound walls are found to be necessary along a
street, locate them a minimum of 25 feet from the
edge of the road and provide a significant landscaped
buffer. Earth berms are encouraged to minimize the
perceived height of the wall. Extend walls between
buildings to create pockets of protected common
space avoiding long continuous walls for the entire
length of a project site.
Fig. 3.2.3 This 90 unit housing project in
Healdsburg, California was redesigned from two
stories to three in order to reduce the site
coverage to better protect an existing creek with
associated native Oak trees.
Fig. 3.2.4 This townhouse project, with a series of
garage doors, lots of asphalt and parking along
the streetscape would not integrate well within a
traditional single family neighborhood.
Fig. 3.2.5 Multi-family units that front-on to the
public street are preferred to back-on treatment.
Section 3.2 - Multiple-Family Residential
Design Guidelines 3.2-3
5. When existing public amenities such as parks or
school playgrounds are in the immediate vicinity,
provide pedestrian access to take advantage of these
features.
B. NEIGHBORHOOD AND STREET PATTERN
1. Refer to Section 1.1- Neighborhood Design for more
general neighborhood related guidelines.
2. Locate multiple-family units close to the center of a neighborhood in order to place larger numbers of
residents close to open space, commercial uses and
potential transit stops.
3. Integrate multiple-family projects with pedestrian and bicycle circulation systems that extends to
neighborhood centers, along creek corridors and to
adjacent neighborhoods and shopping districts.
4. Integrate multiple-family developments with
surrounding neighborhood as opposed to isolating this
housing. Include vehicular connections between new
projects and adjacent neighborhoods in an indirect
pattern. When vehicular connection is not possible
to an adjacent street, provide pedestrian and bicycle
connections where legally permissible.
If connections are not provided local traffic will be forced on to Transitional and Regional Streets, increasing
congestion. Indirect circulation will minimize “shortcut” traffic.
5. When duplexes, triplexes, or fourplexes are
developed within a single family neighborhood,
design the buildings to resemble a single family home.
Provide individual front doors to each unit and interior stairs. Take design cues from existing single family
homes in the neighborhood.
Fig. 3.2.6 This stacked flat with exterior stair on
Sebastopol Avenue is out of character with the
surrounding single-family homes.
Fig. 3.2.7 This fourplex in the Portland, OR area is
designed to resemble a large single family home.
This approach is encouraged when small multi-
family buildings are added to single family
neighborhoods.
City of Santa Rosa3.2-4
Section 3.2 - Multiple-Family Residential
6. If a multiple-family project is located across the street from a single family neighborhood, orient the
buildings to the street with individual entries, patio
areas and landscaping facing the single family homes.
Parking lot areas, and carports should not be located
along these street frontages.
7. Orient buildings so that the entries to units face on Local or Transitional Streets; it may not be desirable
to face entries on Regional Streets.
C. SPACE HIERARCHY
It is important to clearly delineate public space (streets), communal space (common open space, play areas, laundries, etc.) and private space (dwelling and private yards). Residents feel uncomfortable when the public violates the communal space or when other residents intrude on the private spaces.
1. Make the distinction between public streets and
project common open space clear enough so that
residents and non- residents alike can see the
distinction.
2. Locate common facilities such as laundries and play
areas so they are clearly intended for the residents
and are not public amenities.
3. Provide a visual buffer in the form of landscaping,
privacy walls or semi-private patios between the
interior of dwellings and sidewalks and common open
spaces.
4. Provide a series of gateways between the public space and the private space.
Residents prefer that visitors or strangers pass through a series of zones from public to semi-public to semi-private prior to entering their private domain.
Fig. 3.2.8 This gateway into the common open
area gives a signal to the outsiders that this area
is not public space.
Fig. 3.2.9 This low patio wall provides a buffer
between the communal area and the private area
within the unit.
Section 3.2 - Multiple-Family Residential
Design Guidelines 3.2-5
D. ORIENTATION
1. Multiple-family developments should be easy to
navigate through in a logical, common sense manner.
Give thought to how a visitor will enter the site, park the car, if any, and find a particular unit.
2. Provide orientation maps when a development does
not follow an easy to comprehend street pattern.
3. Clearly identify each building and dwelling unit to
assist visitors and emergency respondents. Note-
illuminated addressees are required by the Zoning
Code.
E. SECURITY THROUGH DESIGN
“Formal surveillance is undertaken by police, caretakers and security guards. Equally important is informal surveillance, which involves the casual observation of neighbors, children, and visitors by residents as they go about their daily lives. It can be facilitated by the positioning of windows and gardens, the location and design of pathways and play areas, the quality of lighting and landscaping, and the avoidance both of large, ambiguous spaces and of small, secluded ones. The feeling that others will see if help is necessary reassures residents that they are not alone and this encourages use of communal areas. This, in turn, improves security because intruders will rarely trespass if they think they are being observed.”
1 1. Orient dwellings and windows of frequently used
rooms (living and dining rooms) to overlook common
open space and child play areas.
2. Locate parking areas such that the walk from parking to the dwellings is short and direct.
3. Ensure that the entry to each dwelling is visible from at least one other dwelling.
1 Housing As If People Mattered
Fig. 3.2.10 Maps of developments that include
multiple buildings help visitors find residents.
Fig. 3.2.11 This play area is within the view of
many residents.
City of Santa Rosa3.2-6
Section 3.2 - Multiple-Family Residential
4. Limit the height of solid fencing between private
yards and common open spaces to 4.5 feet in height.
If a six foot fence is desired, the top 18 inches should allow for vision in and out of the yard.
5. Provide semi-private spaces at the entries to units in the form a small sitting area with a low fence, a porch or a balcony.
Such spaces provide a transition from public to private space, which encourages residents to take “ownership”
of the fronts of their units and to engage in casual
socialization and interaction with neighbors. The more
time residents spend in the public realm, the greater the number of “eyes on the street” and the smaller the
likelihood of crime in the area.
6. Locate common open spaces within easy view of
relatively close-by housing units so the residents can
watch over this space. See Figures 3.2.11 and 3.2.15.
7. Design the site so that “shortcut” pedestrian access through the site is discouraged.
This will enhance the sense of community and security.
8. Avoid outdoor areas that are between or behind
buildings, that have little or no surveillance. These
spaces with ambiguous “ownership” should be placed
within the control of individual units.
Areas which are a ‘no-man’s land’ often become degraded and become locations for illicit activities because they are not controlled or observed by the residents.
Figure 3.2.12 This fence with a lattice top
provides a sense of privacy when sitting within the
yard but also allows residents to observe beyond
the yard and monitor activity when standing.
Fig. 3.2.13 Semi-private sitting area at entry to a
unit. The ability to personalize this space with
flower pots and a chair gives residents a strong
sense of place.
Section 3.2 - Multiple-Family Residential
Design Guidelines 3.2-7
F . COMMON OPEN SPACE
1. Incorporate common open spaces into a site plan as
a primary design feature.
The open spaces should not be remnant spaces or space
left over after the buildings are placed on the site.
2. Provide common useable open space for all multiple-
family projects with more than 10 units.
3. Provide between 70%-80% of the common open
space as a landscaped green area or garden, with the
remaining area in hardscape.
Common open space should contain landscaped areas
as well as hardscape areas that encourage social
interaction.
4. Utilize all weather surfacing within the hardscape area such as concrete or pavers and include features to
encourage social interaction such as: benches, low
walls for sitting, shade structures, a structure for gang mailboxes, a laundry facility.
5. Create a sense of enclosure for the common open
space, for example with the dwellings the space serves
and/or with low walls or fences, and/or with
landscaping such as hedges or trees. The common
space should have a parking area bordering no more
than one side of the space. A common space should
be visible by as many of the dwellings it serves as
possible.
Residents are more likely to respect and protect a
common space when their perception is that it “belongs” to them.
6. Use landscaping, building placement and fencing to
create gateways to a common open space. This creates
a distinction between the public realm and the semi-
private nature of the open space.
Fig. 3.2.15 This plan started by placing the
common open space in the center and orienting
the units around the open space. This is the
preferred approach.
Fig. 3.2.14 This plan locates the common open
space in a corner, after the units have been
placed. It is inconvenient and not easily observed
by the residents. This approach is discouraged.
Fig. 3.2.16 This open space has a nice
combination of both hardscape as well as
greenscape.
City of Santa Rosa3.2-8
Section 3.2 - Multiple-Family Residential
7. When a multiple-family project exceeds 20, two (or
more) bedroom units (unless it is a restricted Senior
project), accommodation should be made for a
minimum of two common open space areas, one for
adults and one for a child play area. Each area should be furnished appropriately for its user group.
8. When a multiple-family project exceeds 100 units,
(unless it is a restricted senior project)
accommodation should be made for a minimum of
three common open spaces areas, one for adults, one
for teenagers, and one for younger children. Each area
should be furnished appropriately.
9. Include play equipment for children under the age of five in child play areas. The play area should be
visible to as many units as possible to provide casual
surveillance. Separate the play area from traffic.
Provide benches or picnic tables for adults that are
accompanying younger children.
10. Include a paved area with basketball hoop and
benches in teenager play areas. As a group, teenagers
can be noisy. To minimize conflicts avoid locating
the teen play area directly adjacent to units, the child play area, or adult open space.
T eenagers also need a little privacy.
G. SEMI-PRIVATE OPEN SPACE
1. Provide each unit with a minimum of 40 square feet
of semi-private open space directly adjacent to the
unit. It is not intended for the space to have a privacy (6 foot) wall. The intent is to provide a balcony on
units above the ground level and a small patio area
on the ground level. See Figures 3.2.13, 3.2.19,
3.2.28, 3.2.31, 3.2.33 and 3.2.34.
2. These semi-private spaces should feature an open rail, low wall, or hedge or other element that defines the
space but permits the resident to have a presence on
the street or open space.
Fig. 3.2.17 T ot lot for young children.
Fig. 3.2.18 In larger projects a basketball court
for teens is recommended.
Fig. 3.2.19 Patio areas and balconies provide a
small but important outdoor space for residents.
Section 3.2 - Multiple-Family Residential
Design Guidelines 3.2-9
3. These semi-private spaces shall not require noise
protection.
H. PEDESTRIAN CIRCULATION
1. Locate sidewalks so that they do not violate the
privacy of dwellings. When proximity is
unavoidable, provide a landscaped buffer.
2. Provide sidewalks from dwellings to all common
facilities such as; laundry, play areas, trash dumpsters, parking, etc.
3. Locate sidewalks so that adults will walk through
common open spaces on the way to common facilities
such as laundries.
This provides adult supervision of children playing and a greater sense of ownership is developed when residents
regularly pass through a space.
I. LANDSCAPING AND SITE FURNITURE
1. Water all common areas using an automatic irrigation system.
2. Plant street trees no more than 30 feet on center. Refer to section 1.3 (II) B for more information about street trees.
3. Avoid the use of ivy as a ground cover as it creates a habitat attractive to rats.
4. Use landscaping to provide privacy screening.
5. Along public street frontage provide a planter
between the curb and sidewalk that is planted with
ground cover and street trees. In mixed use and urban
settings a contiguous sidewalk with tree wells may
be used when on-street parking is adjacent to the
sidewalk.
Fig. 3.2.20 Provide sidewalks through open space.
City of Santa Rosa3.2-10
Section 3.2 - Multiple-Family Residential
6. Provide a strip of landscaping at least five feet wide at the perimeter of parking areas. Provide shade trees throughout the parking area with at least one tree for
each six parking spaces.
7. Consider the use of low masonry walls to contain
planting areas at common open spaces. These walls
also may find use as informal seating areas.
8. Provide outdoor seating at the following locations:
common open spaces, child play areas, teenage play
areas, laundry rooms and along heavily used
sidewalks.
9. Consider providing some picnic tables both for
outdoor eating and writing.
10. Fencing
a. If perimeter project fencing is utilized along public streets, use decorative iron, pre-painted welded
steel, or wood picket fencing.
b. The use of barbed wire or razor wire at the tops of
fences is discouraged.
c. Fencing that encloses semi-private patio areas
should be consistent with the architecture of the
buildings.
11. Refer to Section 4.1 - Landscaping for general
information relating to this topic.
J. PARKING
1. Provide for parking in small lots reasonably close to the dwellings they serve and within sight of some of
the dwellings. Provide required parking on-site.
2. Choose shrubs and trees for parking lots and locate
them such that the landscaping does not provide
hiding places.
Fig. 3.2.21 Low walls are used as informal seating
areas.
Fig. 3.2.22 Decorative iron fencing should be
used along public streets to retain visibility.
Additionally, it cannot be “tagged” with graffiti like
solid wood fencing. Chain link fencing has a
commercial or industrial feel and should be
avoided.
Section 3.2 - Multiple-Family Residential
Design Guidelines 3.2-11
3. Clearly identify which spaces are for visitors. Locate these spaces close to the entry of the parking lot so
that visitors are not forced to search for spaces.
4. Carports and parking areas should be located and/or
screened so that headlights do not shine into living
areas.
5. Refer to Section 4.2 - Off -Street Parking, for
additional information.
K. LIGHTING
1. Provide lighting for safety and security at all common areas that have regular night time use.
2. Light should be even, without glare and dark spots.
3. Provide pedestrian scaled light standards for on-site streets, parking areas and common areas that do not
exceed 14 feet in height.
L. COMMON FACILITIES & AMENITIES
1. Mailboxes
a. Consider mail delivery early in the design process.
b. In multiple-family developments provide Gang
Mailbox Units (GMUs).
c. Locate GMUs in sheltered a location with night
time lighting to permit mail pickup in inclement
weather and at night. Locate GMUs in a location
that is centralized and easy to get to for the
residents. Consider coordinating with other
common facilities such as laundry rooms.
Fig. 3.2.23 A pedestrian scaled light fixture.
Fig. 3.2.24 Mailboxes integrated with a common
building.
City of Santa Rosa3.2-12
Section 3.2 - Multiple-Family Residential
2. Laundry Rooms
A laundry room should:
a. be in a centralized location within view of at least one dwelling;
b. include a table for folding laundry, seating and
trash receptacles; and
c. include two separated entries into the laundry
facility.
Residents, particularly women, may be reluctant to
use a laundry facility at night without a second means
of egress.
3. Common Buildings.
In larger projects (of more than 100 units) a common
building that provides space for meetings is
encouraged.
Other uses may be combined in this structure, such as
laundry, rental management offices, and mailboxes.
4. Refuse Containers
a. Four units or less may be served by individual
garbage containers.
b. When individual garbage cans are used, they must
either fit in the garage or into a special enclosure.
c. When there are five units or more, provide
dumpsters for garbage collection within a special
enclosure.
d. When dumpsters are to be used, designers should
coordinate with the refuse pickup provider to
determine the size and number of dumpsters
required. A rule of thumb is to allow for between
30 and 90 gallons per unit per week, depending
on size of the unit. Pick up is generally once per
week.
e. Shield all dumpsters within an enclosure a
minimum of six feet tall. Allow adequate size to
accommodate the needed dumpsters and recycling
Fig. 3.2.27 An attractive dumpster enclosure of
concrete block, steel gate and wood trellis.
Fig. 3.2.25 Common Building at Lavell Village
between Santa Rosa and Windsor.
Fig. 3.2.26 An attractive dumpster enclosure
made of concrete block, with a steel gate, a wood
trelliis and vines growing over the top.
Section 3.2 - Multiple-Family Residential
Design Guidelines 3.2-13
containers. All enclosures and gates should be
detailed to withstand heavy use. Provide wheel
stops or curbs to prevent dumpsters from banging
into walls of enclosure.
f. Make allowances within the enclosure for stacking
recycling crates (in small projects) and recycling
dumpsters (in large projects)
g. Locate dumpsters sufficiently far from units to
reduce to a minimum problems with offensive
odors.
h. Provide an opening so that pedestrians can access
the dumpsters without opening the large gates.
i. Provide lighting at trash enclosures for night time
security and use.
j. Locate dumpster enclosures so that no dwelling is
more than 100 feet from a dumpster.
5. Storage. Provide outdoor storage units for such items as barbecues, bicycles, big wheels, etc. which
otherwise would tend to accumulate on balconies and
patio areas. 60 cubic feet of storage volume per
dwelling unit should be provided for as a minimum.
Storage units should be covered and capable of being
locked. They should be constructed of materials
similar to that used for the units.
Prefabricated steel storage units such as those sold at the local home center are not appropriate.
6. Outdoor meters, transformers, vents and flues.
a. Make allowance for electrical transformer
locations. Provide adequate room for the
transformers and provide landscaping for screening
the transformers.
b. Make allowance for gas and electric meters and
water heaters. Consider enclosures or rooms for
these items to screen them from public view.
Fig. 3.2.29 The architect of this project
incorporated a cupola to gather vents, eliminating
much of the visual clutter on the roof.
Fig. 3.2.28 Storage units are used here to screen
the balconies from each other. The balcony
provides a private outdoor area for second floor
residents.
Fig. 3.2.30 Due to multiple units and the
requirement for plumbing, water heater and
furnance vents, apartment rooftops often are
visually chaotic
City of Santa Rosa3.2-14
Section 3.2 - Multiple-Family Residential
c. Combine plumbing vents and water heater/ furnace
flues to minimize the visual blight frequently seen
on rooftops. See Figures 3.2.29 and 3.2.30.
7. General. All site features including; trash enclosures, fencing, light fixtures, mailboxes, laundry and
facilities utility screens, should be architecturally
compatible with the main structures.
III. BUILDING DESIGN GUIDELINES
A. FORM AND MATERIALS
1. Break up the mass of larger structures with
articulation of the form, use of color and the use of
multiple materials, including: horizontal wood,
cement fiber and composite siding, vertical wood
siding, stucco, wood shingles, real and cultured
masonry.
2. When panel siding is used, provide 5/8" thick
minimum and the use of battens are encouraged for a
board and batt appearance.
3/8” and 1/2” panel siding often does not stay flat.
3. When wood trim is used, provide nominal 2x
material.
1x wood trim does not stand up well to sun exposure in
our climate.
4. Avoid dressing up fronts of building with higher
quality materials and switching to less expensive
siding material on the sides and back. Design all four
sides of buildings.
5. Within mixed income developments, provide the
same level of detailing and materials on the affordable units as on the market rate units.
Fig. 3.2.31 This apartment complex on Petaluma
Hill Road and Kawana Springs Road in Santa
Rosa creates interest with extensive articulation of
the form and use of color.
Fig. 3.2.32 The use of different materials,
contrasting colors, and metal awnings create a
visually interesting entry.
Section 3.2 - Multiple-Family Residential
Design Guidelines 3.2-15
B. ENTRANCES
1. Orient the main entrance of each unit, or the building to the street or to a common open area.
2. Entries to the units should be clearly identified,
protected from the weather and provided with lighting
for night time safety and security.
C. MASSING/ ARTICULATION
1. Incorporate features such as balconies, cantilevers, dormers, bay windows, patios, entries, accent
materials, etc. to provide articulation and interest.
2. Avoid buildings with a massive appearance. Divide
buildings into segments that break down the scale.
3. Provide wood trim or stucco surrounds at window
and door openings. Windows set in stucco without
any trim or surround are discouraged.
D. PERSONALIZATION
1. Provide opportunities for residents to add their own touches to the exterior of their units. For example by
using planter boxes or hooks for hanging plants and
by providing space for a chair and/or bench and potted
plants.
This allows residents to express themselves and
personalize their units which helps to create a greater sense of community.
Fig. 3.2.34 The main entries to these townhouse
apartments at Lavell Village, north of Santa Rosa
feature a porch area oriented to a large common
open space.
Fig. 3.2.33 Individual entries from the exterior
create a greater sense of identity to residents,
compared to an anonymous doorway off a
common corridor. In this case, the resident has
personalized the entry with a hanging plant and
chair.
City of Santa Rosa3.2-16
Section 3.2 - Multiple-Family Residential
E. GARAGES/ CARPORTS
1. Design garages or carports with an architectural
treatment that derives from the main buildings in
terms of materials, detailing, roof materials and
colors.
2. Locate garages or carports so as to minimize their
impact from the public street. The main buildings
should be the dominant visual statement along the
public streetscape.
Fig. 3.2.35 The use of a hip roof form and
matching concrete roof tiles visually connect the
carport to the main structures.
Design Gu
3.3 R
C
I. GO
A. To en
and n
B. To en
comm
neigh
from
noise
C. To en
withi
they
pede
parki
D. To en
exist
E. To p
desig
temp
F. To p
pede
cente
G. To p
und
e
minim
unob
acces
uidelines
Retail C
Comm
OALS
ncourage “s
new buildin
nsure that r
mercial dist
hborhood w
m negative e
e, traffic an
nsure that w
in commerc
are compat
strian and v
ing, site ligh
ncourage re
ting site fea
romote buil
gn, specific
plate or prot
rovide vehi
strian and b
ers and to n
rovide site
erstandable
mizing con
bstructed, pe
ss.
Center
mercial
superior de
ngs in our c
retail center
tricts integr
while protec
nvironment
d overspill
when reside
cial districts
tible in term
vehicular ci
hting, and o
etail centers
tures.
ldings that
for the site
totype.
icular as we
bicycle acce
neighboring
entries that
to custome
nfusion and
edestrian, b
rs &
Distric
sign” in ret
ommercial
rs of all type
rate with the
cting the nei
tal impacts
of lighting.
ences are in
s or develop
ms of addres
irculation, n
other design
s to take adv
are of an or
e, and not re
ell as a direc
ess and with
uses.
t are clear a
rs and emp
facilitating
bicycle and
Se
cts
tail centers
districts.
es and
eir
ighborhood
such as
.
corporated
pments,
ssing
noise odors,
n issues.
vantage of
riginal
epeated as a
ct and safe
hin retail
and
loyees,
easy and
vehicular
ection 3.3 – R
d
,
a
Figure 3.3
such as m
site plan.
Figure 3.3
attractive
Retail Centers
3.1 Take advan
mature trees by i
3.2 Seat walls w
and informal ar
s & Commer
3. 3
ntage of existing
incorporating th
within retail cent
reas for pedestr
rcial Districts
3-1
g site features
hem into the
ters create
rians.
Section 3.3 – Retail Centers & Commercial Districts
D e s i g n G u i d e l i n e s 3 . 3 - 2
H. To create pleasing pedestrian environments in
and around retail centers that encourage walking
to and within the center.
I. To promote public art in retail centers.
J. To promote energy efficient design.
K. To encourage retail and commercial centers
which are safe, and contribute to a safer
surrounding area and support Police and Fire
Department efforts to promote public safety.
Figures 3.3.3a and 3.3.3b Public art creates vibrancy
such as in the plaza tiles in front of Whole Foods at
the Coddingtown Mall and the abstract sculpture
adjacent this mixed use center.
Section 3.3 – Retail Centers & Commercial Districts
D e s i g n G u i d e l i n e s 3 . 3 - 3
II. SITE DEVELOPMENT
GUIDELINES
A. EXISTING CONDITIONS/ SITE
CONSTRAINTS
1. Incorporate existing natural features such as trees, topography, creeks, and riparian vegetation into the
site plan. These and similar natural elements should
be considered when developing a site plan. Every
effort shall be made to preserve dominant elements
such as significant trees, for example. When trees
must be removed mitigation will be required. See the
Appendix for Chapter 17-24 of the City code which
governs tree removal and replacement issues.
2. Integrate new development carefully into existing
neighborhoods and future planned neighborhoods.
3. Mitigate noise through early site planning and
placement of buildings and sound barriers as needed,
particularly when adjacent to residential
neighborhoods. Refer to Chapter 17-16 –Noise
Chapter of the City Code for noise limits.
4. Mitigate the noise of: refrigeration equipment,
delivery trucks and trash compactors, trash dumpster
and handling, store public address system, and other
noise producing equipment or activities when they
interface with residential uses.
Figure 3.3.4 An example of incorporating riparian
vegetation and a swale into a site plan along Range
Avenue.
Figure 3.3.5 Preserved oak trees are a dominant
feature in the design of the Fountaingrove Village retail center at Stagecoach Road.
Figure 3.3.6 This new plaza and kiosk at Stony Point
and Sebastopol Roads integrates well with the existing
restaurant use next door.
Section 3.3 – Retail Centers & Commercial Districts
D e s i g n G u i d e l i n e s 3 . 3 - 4
B. NEIGHBORHOOD AND STREET
PATTERN
1. When retail centers are located adjacent to a
residential neighborhood, consider providing both
retail stores and other facilities, such as:
neighborhood serving services, offices, residential
units, and possibly municipal facilities.
This type of project will better integrate with a residential area, will tend to serve as a focal point for the
neighborhood and provide more ‘around the clock’
activity, enhancing safety.
2. When retail centers are located adjacent to public
spaces, such as parks, orient the development to the
public space.
Orienting the back of a retail development with a wall
along public spaces is discouraged.
3. A commercial center should be easily accessible to
residents and employees in the area. Pedestrian
access should be as direct as possible and should be
located and designed to provide a pleasing and safe
pedestrian environment, and should be designed to
avoid negative impacts to residents and businesses.
4. Provide attractive and inviting pedestrian scale
features, spaces and amenities. Configure entrances
and parking lots to be functional and inviting with
walkways, conveniently tied to logical destinations.
Consider bus stops and drop-off /pick-up points as
integral parts of the configuration.
Anchor pedestrian walkways with special design
features such as arcades, porticos, pedestrian light
fixtures, bollards, decorative paving, planters, water
features, public art, and other architectural elements
that define circulation corridors and outdoor spaces.
Examples of outdoor spaces are plazas, patios,
courtyards, and window shopping areas. These
features and spaces are to enhance the building and
the center as integral parts of the community.
Figure 3.3.7 The Skyhawk Village Center serves as a
focal point to an adjacent residential neighborhood.
Figure 3.3.8 This is an example of direct pedestrian
access that offers cover and is nicely landscaped.
Section 3.3 – Retail Centers & Commercial Districts
D e s i g n G u i d e l i n e s 3 . 3 - 5
5. Provide continuous internal pedestrian walkways
from the public sidewalk or right-of-way to the
customer entrances of all buildings on the site.
Also provide pedestrian sidewalks between customer
entrances within the project and provide direct
connections between stores and focal points such as
transit stops and street crossings. Locate walkways
to promote walking between stores rather than
driving.
Generally, internal sidewalks are to be a minimum of
eight (8) feet in width, and landscaped with trees,
shrubs and ground cover and shall include benches
and other pedestrian amenities.
Walking is a social activity and walkways need to be
wide enough to accommodate people walking
together. Sidewalks also need to be wide enough to
allow pedestrians to pass each other without being
forced into a street or driveway. Narrower walkways
may be considered for short distances or portions of
the project where minimal pedestrian activity
expected.
6. Walkways that cross streets, internal driveways, and parking areas, shall be constructed of an alternate
material to emphasize the location of the walkway.
7. Building materials adjacent to pedestrian walkways
are to be pedestrian friendly, authentic, rich in detail with visual interest, and durable.
8. Embellish the entrances to the buildings at the ground level by creating a minimum zone that is paved with
brick, granite, and concrete with exposed aggregate
or precast pavers, or approved alternative.
9. Provide barriers to protect the pedestrian from
moving vehicles between walkways, driveways and
streets. Examples of barriers include planters,
bollards and half walls.
Figure 3.3.9 Internal sidewalks should be a minimum
eight (8) feet wide and landscaped with trees.
Figure 3.3.10 Entries at the ground level should be
embellished with attractive materials and details.
Figure 3.3.11 Use landscaped barriers to protect
pedestrians from vehicular traffic.
Des
10. 11.
12 .
13. sign Guideline
. When neigh
located adja
provide dir
neighborho
encourage s
centers and
should be d
through res
access perm
without for
Streets.
. When retai
neighborho
service veh
neighborho
. When resid
center, con
between the
existing and
Generally re
compatible t
residences.
. In a develo
clearly dem
Where ther
sufficient n
traffic bottl
provide an
have a neg
a
traffic.
es
hborhood an
acent to resi
ect vehicula
ood. Avoid c
shortcuts thr
d stores whic
designed to d
sidential neig
mits resident
rcing traffic o
l centers are
oods, locate s
hicle traffic t
ood.
dential units
sider placing
e retail activ
d future resi
esidences faci
than retail bu
pment with
marcate entra
re is a high tr
number of en
lenecks, but
excessive nu
ative impact
nd communit
dential neigh
ar connection
circulation th
rough parkin
ch included a
discourage sh
ghborhoods.
ts access from
on to Transi
e adjacent to
service entri
hrough the r
are included
g the units to
vity and the s
dences.
ing residences
uildings or pa
a large off-s
ance to the p
raffic density
ntrances and
at the same
umber of ent
on pedestria
ty retail cent
hborhoods,
ns to the
hat would
ng lots. Reta
a regional dr
hort cutting
Direct vehi
m local stree
tional or Reg
residential
ies to minim
residential
d in the retail
o act as a buf
surrounding
s will be more
arking lots fac
street parking
arking area.
y, provide
exits to avo
time do not
trances whic
ans and bicy
Section 3
ters are
ail
raw
icular
ets
gional
ize
l
ffer
e
cing
g area,
id
ch may
ycle
Fig
ad
dis
Fig
ce
ne
3.3 – Retail C
gure 3.3.12 De
djacent residenti
scourage short c
gure 3.3.13 Res
nter can act as
eighborhood.
Centers & Co
esign retail cente
ial neighborhood
cuts or truck tra
sidential units in
a buffer to the
ommercial Dis
3.3-6
er vehicular entr
ds such that the
affic.
ncluded in a sho
surrounding
stricts
ries
ey
opping
Section 3.3 – Retail Centers & Commercial Districts
D e s i g n G u i d e l i n e s 3 . 3 - 7
14. Enhance the public streetscape by creating retail
centers that fit into their context. Create an inviting pedestrian experience along the sidewalk facing shop
entrances towards the street.
Shop entrances should be located as near to the street
as possible to reinforce the pedestrian experience,
reinforce the streetscape, and screen large parking
areas. All shop entrances approved with the project
are to remain open to the public during business
hours and are not to be blocked off.
Along major arterials it may be appropriate,
depending on the context, to set the building back
behind no more than two rows of parking. The larger
setback allows for more useable pedestrian amenities
such as plazas and outdoor dining areas that are
buffered from the negative impacts of a major street.
Locating the back of buildings to a street does not
enhance the streetscape or pedestrian experience and
should be avoided.
Figure 3.3.14 This inviting pedestrian seating area was successfully created between the shop entries and the
street at the corner of Mendocino Avenue and
Chanate Road.
Figure 3.3.15 Larger setbacks along arterials can
make room for wider sidewalks and outdoor dining
areas.
Section 3.3 – Retail Centers & Commercial Districts
D e s i g n G u i d e l i n e s 3 . 3 - 8
C. GENERAL SITE CONSIDERATIONS
While retail centers and commercial centers may
primarily be served by automobiles, pedestrians, cyclists and transit riders must be considered.
1. Cluster buildings to create a pedestrian friendly urban village and consider including retail spaces which
include a variety of stores sizes. The presence of
small retail stores gives a center a “friendlier” and
diversified appearance by creating variety, breaking
up large expanses, and expanding the range of the
site’s activities.
2. Provide sidewalks and planter areas to serve as
buffers between pedestrian and vehicles. Provide
trees for shade as well as lower plantings to soften
roadways and parking lots.
3. Where transit stops exist or are proposed next to a
retail center, provide a direct walkway from the
transit stop to all of the uses within the center
Transit riders should not have to walk through
landscaping, and between parked vehicles, to get to and from shops.
4. Provide a shaded area in which customers can sit
while waiting to be picked up, or rest while shopping.
Design this area to be consistent with the rest of the
center or district.
5. Provide at least one pedest rian path that bisects the parking lot in community and regional shopping
centers. Include a strong vertical element to identify the location of the path.
Figure 3.3.16 Clustering of small shop fronts create
“friendliness” and variety within a larger retail center such as at the Safeway center on Mendocino Avenue.
Figure 3.3.17 A sidewalk with trees provides
attractive separation between cars and pedestrians.
Figure 3.3.18 Provide shaded areas for waiting or
resting that are designed consistent with the center.
Section 3.3 – Retail Centers & Commercial Districts
D e s i g n G u i d e l i n e s 3 . 3 - 9
6. Provide convenient bicycle parking to support those
who bike to work as well as customers that bike to
shop. Consider providing bike lockers for
employees.
7. Safety is a major concern in the design of the retail center parking lots. To that end, provide the
following:
a. Vehicular entries and exits that provide safe
passage to and from the street. Provide adequate
sight lines and stacking distances.
b. In larger centers (Community and Regional
Shopping Centers) do not locate parking spaces
directly in front of the anchor stores.
c. Do not locate parking spaces along the driveway
entrances and exits to parking lots for a minimum
of 15 from back of sidewalk or 25 feet from back of
curb if there is no sidewalk planned.
8. When adjacent parcels ar e developed with retail
business, consider consolidated entries to serve the
vehicular and pedestrian traffic for both parcels.
9. Design major internal driveways to appear more as
streets rather than driveways within a parking lot,
with major internal driveways to include sidewalks
and street trees with large canopies.
10. Distribute parking areas to shorten the distance
between buildings and to shorten the distance to the
public sidewalks, and to reduce the scale of the paved
surface area.
Figure 3.3.19 Bicycle parking should be located
adjacent the store entry, have good visibility, and offer the convenience and security of the inverted “U” or
similar rack design.
Figure 3.3.20 This metal canopy provides for a
vibrant and well defined pedestrian pathway through a
Wal-Mart parking lot in Sacramento.
Des
11. 12.
13. sign Guideline
. Large retail
entrances.
distance fro
bicycle acc
When more
project shou
enhanceme
access from
to the neare
walkway su
direct custo
. If a state m
be part of a
early stages
screening, t
structures i
for.
As is also th
simply to att
. Refer to Se
guidelines.
es
l stores are t
Multiple sto
om cars, and
cess from pub
e than one en
uld include a
ents to provid
m adjacent pa
est portion o
uch as an arc
omers along
mandated recy
a retail cente
s so that issu
the use of m
n the center,
e case with o
tempt to add
ection 4.2 fo
to include mu
ore entrances
d facilitate pe
blic sidewalk
ntrance is no
additional pe
de clear and
arking areas
f the buildin
cade should
the building
ycling center
r, incorporat
ues such as c
materials cons
, and so on, c
other facilities
d it later in so
or Off-Street
ultiple custo
s reduce wal
edestrian and
ks and street
ot possible, t
edestrian
direct pedes
, shops, and
ng, and a cov
be provided
g to the entra
r is required
te its design
circulation,
sistent with o
can be provi
s, it is undesir
ome leftover s
t Parking
Section 3
omer
lking
d
ts.
the
strian
streets
vered
d to
ance.
d, or to
in the
other
ided
rable
space.
Fig
de
Fig
su
Sa
to
fro
3.3 – Retail C
gure 3.3.21 Ma
esigned as street
gure 3.3.22 Avo
ch as this one a
anta Rosa Avenu
the closest side
onts.
Centers & Co
ajor internal driv
ts with street tre
oid large centra
at the Santa Ros
ue. It increases t
ewalk and the d
ommercial Dis
3.3-10
veways should b
ees and sidewal
alized parking lo
sa Town Center
the walking dist
distance between
stricts
be
lks.
ots
r on
tance
n store
Section 3.3 – Retail Centers & Commercial Districts
Design Guidelines 3.3-11
D. MIXED USES
1. Housing may be included in the development.
The General Plan allows residential use within
Commercial Designations, and may be required.
Office or institutional uses may also be included as
allowed by the General Plan. The General Plan does
require residential uses to be incorporated into the
overall design of designated Community Shopping
Centers.
2. When residential uses are combined with commercial
uses care should be taken to ensure adjacent uses will
be compatible.
For example, apartments over professional offices or low volume retail generally are compatible mixed uses
because the relatively low activity levels of the
commercial uses will generally not have an adverse
impact on apartment dwellers. Apartments over a high
volume commercial use, like a fast food restaurant,
generally is not a compatible mixed use because the
customer traffic, noise, and odors over extended periods of the day and night may interfere with the peaceful
occupancy of the residences.
3. Consider the principle of “like to like” in the design of mixed use projects.
When mixed use developments feature uses in separate
buildings (horizontal mixed use vs. vertical mixed use) the backs of the buildings are often a good location to make a transition from one use to another. By locating
commercial across the street from commercial, and
residential across from residential, conflicts associated with mixed uses do not occur along the street. Conflicts associated with different uses, such as differing
schedules, noises, odors, and so on, are less problematic when they occur along a secondary alley access.
Figure 3.3.23 Successful mixed use can be vertical or
horizontal but care must be taken to ensure
compatibility in design and orientation.
Section 3.3 – Retail Centers & Commercial Districts
Design Guidelines 3.3-12
4. Noise generating equipment, such as air conditioners, exhaust fans, refrigeration, should be located and, if
appropriate, housed in such a way to reduce the level
of the noise reaching residents and others nearby. Be
aware that the Zoning Code and State Law mandate
maximum allowable noise levels for residences.
A Noise study may be required as part of a project
review. Consult with the Department of Community
Development staff regarding project specific
requirements.
5. When combining residential with commercial uses,
take advantage of shared parking, as permitted by the
City’s Zoning Code. In some high density mixed use
projects, it may be appropriate to request a reduction
in the number of required covered parking spaces.
E. LANDSCAPING
1. “Orchard Parking” is the City’s preference for large parking lots. Refer to Section 4.2.
2. Provide a five foot wide planter planted with ground cover and street trees along a typical frontage street.
When on-street parking is provided along the
frontage street, a contiguous sidewalk with tree wells
should be used. See Sections 1.2 & 1.3 for additional
information on streets and sidewalk configuration.
3. Design on-site street furniture, accessories, and
lighting to be consistent in its design.
4. In addition to planting materials, provide public art in retail centers consistent with the City’s Public Art in Private Development Ordinance.
5. Refer to Section 4.1-Landscaping, for general
Information.
6. Wall design at perimeter of projects should
compliment the architecture of the building.
Figure 3.3.24 One of the benefits of mixed use is the
ability to share parking.
Figure 3.3.25 Along the street frontage provide a five (5) foot wide landscape planter with trees and ground
cover, where on-street parking is provided, use a
contiguous sidewalk with tree wells.
Figure 3.3.26 Playful sculptures like this concrete bear in Montgomery Village meet Public Art requirements
and can accent the landscaping, furniture, or
pedestrian areas.
Section 3.3 – Retail Centers & Commercial Districts
Design Guidelines 3.3-13
F. LIGHTING
1. Provide a uniform lighting level which assures safety and security at night.
2. Provide light standards or poles that are no taller than 16 feet in parking lot.
3. Care should be taken in the placement of special use areas, such as ATM’s, vending areas, etc., to ensure
that higher lighting levels there do not adversely
impact adjacent neighbors.
4. Light spill-over onto neighboring properties should
be insignificant. To ensure this, provide light fixtures with shielded light sources and cutoff optics.
5. Illuminate pedestrian pathways with a light source
that is closer to the ground than parking lot lighting.
This light source should not exceed 12 feet in height.
Coordinate the placement of light fixtures with tree
placement to provide a regular spacing of light
standards for uniform lighting and to minimize tree
foliage blocking light from reaching the pedestrian
path.
6. Use of subtle illumination to enhance the
architectural form of a building is encouraged.
However, illuminating a building as a form of
advertising is discouraged, especially with overly
bright lighting.
As well as being an inappropriate form of advertising,
excessively bright lights are hazardous to nighttime
drivers.
Figure 3.3.27 Light standards should not
exceed 12 feet in height along pedestrian
paths and not exceed 16 feet in parking lots.
Figure 3.3.28 Subtle illumination such as used in this
example, can effectively enhance the architectural
form of a building and is encouraged.
Des
III
A.
1. 2.
3. 4.
5. sign Guideline
I. BUIL D
GUID
Retail Cen
should exh
building m
structures,
sensitivity
GENERA
Design buil
intended to
Santa Rosa
Santa Rosa
Repetitive b
other locatio
Design buil
of the surro
materials, f
stylized or
manner. Th
districts.
Discreet us
compatible
within the s
Design buil
articulate fa
uniform im
Interest can
including “
sense of his
such as: ba
entries, arc
For facades
significant
reduce the m
types of pro
es
DING D
ELINES
nters and buil
hibit “superio
materials, well
, generous pe
to the surrou
L
ldings specif
o occupy. De
a. Reuse of s
a.
uilding design
ons within San
ldings to fit
ounding area
form, and so
ornamental
his is particu
se of color an
with the sur
specific site
ldings to pro
acades to red
mpersonal app
n be created
“human scale
s or her relat
alconies, awn
ades, wall in
s greater than
wall plane p
massive and
ojects.
ESIGN
S
ldings in com
or design” in t
l planned and
edestrian ame
unding neighb
fically for th
esigns should
stock plans i
ns used in oth
nta Rosa sho
into the char
a in terms of
on. Buildin
in a garish a
ularly import
nd corporate
rrounding ne
is acceptabl
ovide visual
duce the mas
pearance of
and scale re
e” elements w
tionship to a
nings, canop
nsets, and rev
n 50 feet in l
projections o
d uniform loo
mercial distri
terms of high
d proportione
enities and
borhood.
he sites they
d be unique t
is discourage
her communit
ould not be us
racter and co
f scale, style,
ngs should n
and conspicu
tant in histor
e features tha
eighborhood
e.
interest and
ssive scale a
large buildin
duced by
which give o
a structure, d
pies, recesse
veals.
length incorp
or recesses to
ok typical of
Section 3
icts
h quality
ed
are
to
ed in
ties or
sed.
ontext
, use of
not be
uous
rical
at are
d
and
ngs.
one a
details
d
porate
o
f these
Fig
dis
Fig
Fo
co
Fig
wit
3.3 – Retail C
gure 3.3.29 Sto
scouraged in Sa
gure 3.3.30 Th
ountaingrove Vill
lor and texture,
gure 3.3.31 Bre
th significant wa
Centers & Co
ock designs used
anta Rosa.
e anchor retail
lage offers visua
and at a huma
eak up facades
all plan projectio
ommercial Dis
3.3-14
d repeatedly are
building at
al interest, articu
an scale.
of 50 feet or m
ons and/or rece
stricts
e
ulation,
more
sses.
Design Gu
6. Buil d
intere
pedes
withi
publi
inclu
awnin
no les
of the
remai
7. Divi
d
like, t
8. Inco
r
corne
street
that o
9. Desi
g
ident
store
f
10. Clea
r
reside
11. Incl
u
such
12. Whe
n
not to
and b
panel
uidelines
dings are to i
est those wal
strian oriente
in the project
ic streets and
de arcades, d
ngs, or other
ss than 60%
e ground floo
in unobstruc
de buildings
to create a rh
rporate speci
er of building
ts and corner
occur within
gn main entr
ify and that
front.
rly identify e
ential floors
ude features t
as windows
n parapets ar
o be used sim
bulk of the bu
ls.
include activ
lking by and
ed streetscap
t. Ground le
d internal str
display wind
r such featur
transparenc
or. Transpa
cted.
into increme
hythm that b
ial treatment
gs that occup
rs of private
the project.
ries to be pro
are distingui
entries to upp
.
that articulat
, balconies,
re used on fl
mply to incre
uilding, or c
ve and open
d create an ac
pe at the pub
vel facades t
reets and driv
dows, entry a
res along the
cy at the entr
rent window
ents with co
breaks up the
t which emp
py the corne
streets and
ominent and
ishable from
per office, re
te upper floo
and awnings
lat roofs, the
ease the over
create artifici
Se
facades that
ctive
blic street an
that face
veways shall
areas,
e façade with
ry elevation
ws shall
lumns or the
e wall plane.
hasizes the
er of public
driveways
easy to
m the
etail or
or wall plane
s.
e parapet is
rall height
ial “sign”
ection 3.3 – R
t
d
l
h
e
.
e,
Figure 3.3
with shelv
Non-trans
obstruct tr
Figure 3.3
dividing a
Figure 3.3
be an acti
panel.
Retail Centers
3.32 Do not blo
ves or merchand
sparent screens
ransparent wind
3.33 Create a v
building into sm
3.34 Parapets o
ive, interesting s
s & Commer
3. 3
ock windows into
dise such as in th
or signs that sim
dows shall be av
vibrant shop fron
maller increment
on flat roof build
space and not u
rcial Districts
3-15
o the store
his example.
milarly
voided.
nt rhythm by
ts.
dings should
used as a sign
Des
13. 14
.
15 .
16 .
17. sign Guideline
. Use variatio
reduce the m
lines are to
buildings a
. Each phase
visual comp
should be p
permanent
. Develop a s
elevations n
. Design buil
consistent c
architectura
center.
This does n
in an identi
style is used
compatible
. Buildings a
consumptio
shading, lan
comply wit
energy/gree
es
ons in roof l
massive scal
complemen
nd neighbor
e of a phased
pleteness. T
painted and t
construction
sense of arch
need not be
ldings in com
concept. Fre
ally compati
not mean all
ical manner,
d. However,
e.
are to be des
on through th
ndscaping an
th applicable
en building r
lines to add i
le of large bu
nt the charact
rhoods.
d developme
Temporary b
trimmed to in
n.
hitectural co
identical.
mmercial cen
eestanding b
ible with oth
buildings sh
, or that only
the building
igned to min
he use of sky
nd other tech
e City of San
requirements
interest to, a
uildings. Ro
ter of adjoin
nt should att
arriers/walls
ntegrate with
ontinuity, but
nters to exhi
buildings sho
her buildings
hould be deta
y one archite
gs need to be
nimize energ
ylights, wind
hnologies an
nta Rosa
s.
Section 3
nd
oof
ning
tain a
s
h the
t all
ibit a
ould be
s in the
ailed
ectural
e
gy
dow
nd
Fig
ad
sh
Fig
an
au
3.3 – Retail C
gure 3.3.35 Va
djoining buildings
opping center r
gure 3.3.36 Sky
nd can be incorp
uthentic architec
Centers & Co
ry the roof lines
s such as demo
remodel on Clev
ylights naturally
porated into the
ctural feature.
ommercial Dis
3.3-16
s to compliment
nstrated in this
veland Avenue.
y enliven interior
e building as an
stricts
t
r space
Section 3.3 – Retail Centers & Commercial Districts
Design Guidelines 3.3-17
B. COLOR & MATERIALS
1. Use high quality, durable and low maintenance
materials. This is particularly true of the first story, where heavy commercial use can damage materials
and finishes. Preferred materials include: split faced concrete block, brick, metal siding with quality
factory finishes (such as 40 yr. Kynar paint), powder
coated aluminum storefront, or stucco. Residential
quality materials such as plywood or composite panel
siding and composite siding that require field
painting need regular maintenance due to heavy
commercial use and do not stand up well to the sun in
our climate. When neglected, these materials become
shabby.
2. Select building colors to establish continuity and
compatibility with the neighborhood. Colors should
enhance the visual character of the environment of
the proposed building (s). Building colors should not
compete for attention. Building colors should not
become “signing” of the building or site. Integral
coloring (where the color is mixed into the material
vs. applied as paint) of concrete, stucco, and similar
materials is encouraged. Use color to articulate and
reduce the scale of large buildings.
3. Use complimentary buildings materials, colors, and
textures within a retail center. Individual storefronts may vary to reflect the character of individual
businesses or to develop variety, while respecting the
concept of the center.
Figure 3.3.37 Plywood siding, when not kept up, has
a shabby appearance.
Figure 3.3.38 Use complimentary colors, materials
and textures throughout the retail center. Use
durable and low maintenance materials.
Section 3.3 – Retail Centers & Commercial Districts
Design Guidelines 3.3-18
4. The use of highly reflective materials is discouraged.
These materials may be considered as secondary or
accent materials but their use is discouraged as
primary or base finish material of a building.
C. ENTRIES / DOORS / WINDOWS
1. Use building entries to protect patrons from the
elements and create a “sense of entry” or focal point
for the building.
2. Utilize doors and windows in an organized pattern to articulate wall surfaces.
D. ACCESSORY ELEMENTS, LOADING
AREAS, OUTDOOR STORAGE, FENCING
& ROOFTOPS
1. Areas for outdoor storage, truck parking, trash
collection or compaction, and loading, shall be
screened from customers, abutting streets, and
adjacent uses.
2. Areas for outdoor storage, trash collection or
compaction, and loading are not to be located within
20 feet of any public street, public sidewalk, or
internal pedestrian way.
3. Incorporate loading docks, truck parking, outdoor
storage, utility meters, backflow devices, HVAC
equipment, trash collection, trash compaction, and
other service functions into the overall design of the
building and the landscaping so that the visual and
acoustic impacts of these functions are fully
contained and out of view from adjacent properties
and public streets. Furthermore, avoid attracting
attention to these functions by the use of screening
materials that are different from or inferior to the
principal materials of the building and landscape.
Figure 3.3.39 Use of windows can effectively activate
and articulate wall surfaces.
Figure 3.3.40 Screen outdoor storage, trash collector
or compaction areas and loading docks from view and
incorporate screen design into the retail center.
Design Gu
4. Non-
seaso
scree
the de
cover
mater
5. Prov
i
parki
autom
the de
6. Scree
of vie
above
struct
equip
visibl
at lea
7. Integ
such
dishe
view.
8. Scree
boxes
fire s
transf
Wher
to mi
9. Desi
g
enclo
build
eleme
main
10. The
p
transf
vault
be sc
prom
uidelines
enclosed are
onal inventor
ened with wa
esign of scre
r thereof sha
rials and col
ide shopping
ing areas. In
matic teller m
esign of the
en roof top e
ew for determ
e grade at a
ture does no
pment screen
le from adja
ast the height
grate or hide
as solar coll
es, and so on
.
en all exterio
s, wood serv
prinkler valv
formers, etc
re screening
itigate the vi
gn fencing, s
osures, shopp
ding, service
ents to be co
buildings an
preferred loc
formers, spli
s. If placed a
reened from
minent and hi
eas for the st
ry are to be p
alls and/or fe
eening walls
all be compat
lors of the bu
g cart corrals
ncorporate ve
machines, an
center.
equipment fr
mining visib
distance of 2
ot provide thi
n in the desig
cent building
t of the equip
attached stru
lector panels
n, into the str
or trash, recy
vice poles, el
ves and back
. from view
is not possib
sual impact.
soundwalls,
ping cart cor
areas, and s
ompatible wi
nd include ap
cation for uti
ice boxes, et
aboveground
m view and sh
ighly visible
torage and sa
permanently
ences. Mater
s, and/or fenc
tible to the p
uilding.
s to organize
ending mach
nd other equi
om visibility
bility shall be
200 feet. If t
is screening
gn. When th
gs, screen eq
pment.
uctures and e
s, antennas, l
ructure or scr
ycling, and s
lectric and g
kflow preven
wherever po
ble, design t
.
trash and rec
rrals adjacen
imilar acces
ith the archit
ppropriate la
ility equipme
tc. is in unde
d, large equi
hould not to
locations.
Se
ale of
y defined and
rials, colors,
ces or the
predominant
e carts in the
hines,
ipment into
y. The point
e 5 feet
the roof
include an
he roof top is
quipment to
equipment
large satellit
reen from
torage utility
gas meters,
nters and
ossible.
the landscape
cycling
nt to the
sory site
tecture of
andscaping.
ent, such as
erground
ipment shall
be placed in
ection 3.3 – R
d
,
t
t
s
e
y
e
n
Figure 3.3
coordinate
main struc
Figure 3.3
enclosure
nicely land
Retail Centers
3.41 This shelte
ed with the arch
ctures.
3.42 The wall fo
uses durable sp
dscaped planter
s & Commer
3. 3
er for pay phone
hitectural detaili
for this covered t
plit face block a
r with ivy to scre
rcial Districts
3-19
es is
ing of the
trash
nd has a
een the wall.
Section 3.3 – Retail Centers & Commercial Districts
Design Guidelines 3.3-20
E. REDEVELOPMENT AND REMODEL OF
EXISTING CENTERS
In order to respond to changes in retailing trends and
to ensure the viability of existing retail centers;
redevelopment, remodel and the transformation of
existing retail centers is expected. In some cases,
portions of, or an entire retail center may be
demolished and redeveloped. In other cases, no
demolition is proposed and the entire proposal
consists of façade and/or parking lot upgrades.
Typically, design guidelines are written to apply to
new construction and it is often unclear to what
extent redevelopment and remodels are expected to
comply with design guidelines. In addition,
redevelopment and remodel projects often are
proposed in a piecemeal fashion, as it is not unusual
for a retail center to be located on multiple properties with multiple property owners.
In general, it is the community’s desire for older
suburban-type centers to be redeveloped to comply
with current goals and policies calling for more
urban-type centers geared to pedestrians, bicyclists,
and those using public transit. However, this desire,
often conflicts with the desire of the developer to
minimize costs by using as much of the existing
infrastructure as possible. Often it is not practical to redevelop a retail center all at once, as multiple
property owners may not work together to achieve a
united goal.
The purpose of this section is to acknowledge that
redevelopment projects and remodels are reviewed
case-by-case to determine to what extent the proposal
is to comply with these Design Guidelines, and that it
may not be practical for a partial redevelopment or
remodel to comply with these guidelines to the same
extent that a new project would need to comply.
It is the applicant’s responsibility to demonstrate that the redevelopment/remodel has been designed in
compliance with these guidelines to the maximum
extent feasible and practical based upon the overall
scope of the proposal and the project’s location and
relationship to adjacent properties.
Figure 3.3.43 The St. Francis Center at Calistoga
Road is an excellent example of a shopping center
remodel. The remodel took into account pedestrian
access, shading, and façade coordination across the
center.
Figure 3.3.44 Whole Foods Market at the
Coddingtown Mall successfully integrated into the rest
of the existing center by creating a vibrant pedestrian connection rich with landscaping, colors and textures.
Section 3.4 - Business & Light Industrial Parks and Buildings Design Guidelines 3.4-1
3.4 Business & Light Industrial
Parks and Buildings
I. GOALS
A. To encourage “superior design” in business and
light industrial parks.
B. To encourage business and light industrial parks
to respect the existing natural features of a site.
C. To ensure that business and light industrial parks
mitigate impacts that would negatively affect
adjacent residential areas.
D. To encourage business and light industrial parks
to provide amenities for employees including:
outdoor areas, pedestrian circulation for
exercising and covered sitting areas.
E. To provide pedestrian connections with public
transit.
F. To accommodate bicyclists.
G . To encourage public art in large developments.
H. To promote energy efficient design.
I. To encourage Business & Light Industrial Parks
and Buildings which are safe, contribute to a safe
district, and support Police and Fire Department
efforts to promote public safety.
Fig. 3.4.1 This building in the Santa Rosa Business
Parks displays a strong sence of entry.
Fig. 3.4.2 The Lakes Business Park on Sebastopol
Road incorporates a beautifully landscaped center
court with pathways around a water feature.
Fig. 3.4.3 This sculpture at a business park along
Stony Point Road enlivens the setting.
City of Santa Rosa3.4-2
Section 3.4 - Business & Light Industrial Parks and Buildings II. SITE DEVELOPMENT
GUIDELINES
A. EXISTING CONDITIONS/ SITE
CONSTRAINTS
1. Incorporate existing natural features such as trees, topography, creeks and riparian vegetation into the
site plan. These and similar natural elements should
be considered when developing a site plan. Every
effort should be made to preserve dominant elements,
such as mature trees, for example. When trees must
be removed mitigation may be required. See the
Appendix for Chapter 17-24 of the City Code which
governs tree removal and replacement issues.
2. Integrate new development carefully into existing
neighborhoods.
3. Mitigate noise through placement of buildings and
sound barriers as needed, particularly when adjacent
to residential neighborhoods. Refer to Chapter “17-
16 Noise” of the City Code for noise limits.
4. Mitigate the noise of: compressors, delivery trucks, trash compactors, trash dumpsters handling, and other
noise producing equipment or activities.
B. NEIGHBORHOOD & STREET PATTERN
1. When business & light industrial parks are located
adjacent to a residential neighborhood they should
include other uses beyond employment, such as:
restaurants, other retail and neighborhood serving
services, and when appropriate, residential.
When other uses are included close to employment, auto
trips are reduced as lunchtime errands can often be
accommodated on foot. Additionally, by including
residential uses, some employees of the business park
may be able to walk to work. Mixed uses create more
‘around the clock’ activity, improving the safety of areas.
Fig. 3.4.4 This office complex on the corner of
Cleveland Avenue and Jennings, incoroporated the
existing oak tree as a focal point of the design.
Section 3.4 - Business & Light Industrial Parks and Buildings Design Guidelines 3.4-3
2. Provide direct walkways, where legally permissible
between business & light industrial parks and adjacent
residential areas to reduce the need for automobile
usage.
3. When business & light industrial parks are adjacent
to residential areas, locate vehicular entries so as to minimize auto and service vehicle traffic through the
residential neighborhood.
4. Provide a major entry to the off-street parking and
truck access areas.
5. Design the buildings and landscaping to enhance the
streetscape and create an inviting pedestrian
experience along the sidewalk fronting the project.
6. Locate some buildings in buildings and light
industrial parks near the street perimeter to reinforce the streetscape and screen parking.
C. GENERAL SITE CONSIDERATIONS
While business & light industrial parks may primarily be served by automobiles, pedestrians, bicyclists and transit riders must be considered.
1. Provide sidewalks and planter areas to serve as buffers between pedestrians and vehicles. Provide trees for
shade as well as lower plantings to soften roadways
and parking lots.
2. Create a well defined pedestrian circulation system
throughout business and light industrial parks.
Many workers take the opportunity to walk at break
times. Consideration should be given to walkway routes or loops that will support this activity.
3. Where transit stops exist in front of business & light industrial parks, provide a walkway from the stop to
building entries.
Transit riders should not have to walk through landscaping, vehicles and parking spaces to access the buildings.
Fig. 3.4.5 Restaurant within a business park.
Fig. 3.4.6 Building placed along street screens
parking.
City of Santa Rosa3.4-4
Section 3.4 - Business & Light Industrial Parks and Buildings
4. Provide the following in parking lots:
a. Entries and exits that provide safe passage to and
from the street. Provide adequate sight lines and
stacking distances.
b. Do not locate parking spaces along driveway
entrances and exits to parking lots for a minimum
of 15 feet from the back of sidewalk or 25 feet
from the back of curb if there is no sidewalk
planned. See Figure 4.2.4
5. When adjacent parcels are developed with business
& light industrial parks, consider consolidated entries.
6. Provide bicycle parking to support those that bike to work.
7. Refer to Section 4.2 for Off-Street Parking guidelines.
D. LANDSCAPING
1. Provide an 8 foot planter between the curb and the
sidewalk with ground cover and street trees along
typical frontage streets. See section 1.2 and 1.3 for
additional information on streets and sidewalk
configuration.
2. Integrate new landscape design with surrounding
landscaping.
3. Design on-site street furniture, accessories, and
lighting to be consistent and uniform in its design.
4. Landscape and irrigate side yards.
5. Refer to Section 4.1 - Landscaping, for general
requirements.
Fig. 3.4.8 Redwoods in planter strip at Santa
Rosa Business Park on T esconi Circle.
Fig. 3.4.7 This pedestrian path in Fountaingrove
Facilitates employees who walk for exercise during
break times. Walking circuits should be
incorporated in business park.
Section 3.4 - Business & Light Industrial Parks and Buildings Design Guidelines 3.4-5
E. LIGHTING
1. Provide a uniform lighting level which assures safety and security at night.
2. Provide light standards or poles that are no taller than 16 feet.
3. Light spill-over onto neighboring properties should
be insignificant. To ensure this, provide light fixtures with shielded light sources and cutoff optics. S
4. Avoid excessive illumination of a site.
As well as being an inappropriate form of advertising,
excessively bright lights are hazardous to nighttime drivers as the intense light dilates the drivers eyes and once past the illuminated area, vision is hampered.
Fig. 3.4.9 A typical shielded light fixture.
City of Santa Rosa3.4-6
Section 3.4 - Business & Light Industrial Parks and Buildings III. BUILDING DESIGN GUIDELINES
A. GENERAL
1. Design buildings specifically for the sites they are intended to occupy. Designs should be unique to
Santa Rosa.
Repetitive building designs used in other communities or other locations within Santa Rosa should not be reused.
2. Design buildings to fit in to the character and context of the surrounding area. Buildings should not be
stylized or ornamented in a garish and conspicuous
manner.
3. Design pre-manufactured metal buildings to avoid a
generic, off the shelf appearance such as shown in
Figure 3.4.10. The use of typical utilitarian design
with exposed low pitch (1/2:12) roof, no overhang,
single color, flat walls and unorganized window
openings is discouraged. If metal buildings are to be
used, one of the following design approaches should
be employed:
a. The low pitch roofs should be hidden behind a
parapet, or;
b. The roof pitch should be increased to a minimum
of 3:12 and the overhangs should be increased
commensurate with the scale of the building (+/-
3-4' overhangs), and;
c. Include features such as offsets in the wall planes, recessed entry areas, metal canopies, several
colors, accent color bands, high clerestory
windows, multiple siding profiles.
Fig. 3.4.11 Features of this building such as: roof
overhang, steeper roof pitch, use of accent panels,
and a sense of entry, contribute to an acceptable
metal building.
Fig. 3.4.10 Utilitarian pre-manufactured buildings
such as this are discouraged.
Section 3.4 - Business & Light Industrial Parks and Buildings Design Guidelines 3.4-7
4. Occasionally business & light industrial parks will
be located adjacent to residential uses. In these
settings the buildings adjacent to the residences must
respect zoning code setbacks and height limits.
Additionally, care should be taken to design in a
sensitive matter at the edge conditions. Issues to
consider include: mass and scale relative to
residences, residential privacy, providing buildings
that are designed, detailed and articulated on all four sides (long blank back or side walls are discouraged),
blockage of neighbors’ views to significant vistas or
important view corridors, and blocking sunlight from
reaching adjacent yards
5. Design buildings to achieve a human scale and
interest. This can be achieved by including elements
which give persons a sense of their relationship to
the structure, such as balconies, wall insets and
reveals, etc.
6. Design buildings within business or light industrial parks to exhibit a consistent design theme or character.
Freestanding buildings should be architecturally
compatible with other buildings in the park.
This does not mean all buildings should be detailed in an identical manner, or that only one architectural style is used. However, the buildings need to be compatible.
7. Each phase of a phased development should attain a
visual completeness. Temporary barriers/walls should
be painted and trimmed to integrate with the
permanent construction.
City of Santa Rosa3.4-8
Section 3.4 - Business & Light Industrial Parks and Buildings B. COLORS & MATERIALS
1. Select building colors to establish continuity and
compatibility within the park. Colors should enhance
the visual character of the environment of the
proposed buildings. Building colors should not
compete for attention. Building colors should not
become “signing” of the building or site. Integral
coloring (where the color is mixed into the material
vs. being applied as a paint) of concrete, stucco, and
similar materials is encouraged.
2. Use consistent building materials, colors, and textures within a park setting. Individual buildings may vary
to reflect the character of the different businesses.
3. The use of highly reflective materials is discouraged.
These materials may be considered as secondary or
accent materials but their use is discouraged as
primary or base finish material of a building.
4. Choose materials and colors thoughtfully and
carefully detail connections and joining of materials.
Avoid “false” or “decorative” facade treatments
where unrelated materials are haphazardly placed on
the building
5. When buildings are located in an area prone to
graffiti, use wall materials and treatments that are
easy to paint over or clean.
C. ENTRIES/ DOORS/ WINDOWS
1. Use building entries to protected people from the
elements and create a “sense of entry” or focal point
for the building.
2. Utilize doors and windows in an organized pattern
to articulate wall surfaces.
Fig. 3.4.12 This building has a poor sense of
entry.
Fig. 3.4.14 This small business park in Berkeley,
CA, has grouped doors and windows into a well
organized visual composition. Green metal
awnings are used to clearly define the entries. The
use of both smooth and split-face block, combined
with metal siding and a saw-toothed roof form
add texture and articulation. This is a very
successful design.
Fig. 3.4.13 This buiding has a strong sense of
entry.
Section 3.4 - Business & Light Industrial Parks and Buildings Design Guidelines 3.4-9
D. ACCESSORY ELEMENTS, FENCING &
ROOFTOPS
1. Screen service areas from streets and adjacent uses.
2. Incorporate vending machines, automatic teller
machines, and other equipment into the design of
the buildings.
3. Screen all roof top equipment. If the roof structure does not provide this screening, include an equipment
screen in the design. The screen should be
architecturally compatible with the building. The
point of view for determining visibility shall be 5 feet above grade at a distance of 200 feet.
4. Integrate instructional and identification signage,
miscellaneous storage boxes and other necessary
items into the design of the building.
5. Design fencing, soundwalls, trash and recycling
enclosures, service areas, and similar accessory site
elements to be compatible with the architecture of
main buildings.
6. Screen exterior trash, recycling, and storage utility boxes, wood service poles, electric and gas meters,
fire sprinkler valves and backflow preventors and
transformers, etc., from view wherever possible.
Where screening is not possible, design the
landscaping to mitigate the visual impact.
Fig. 3.4.15 This service area is effectively screened
with a masonry wall that is planted with ivy.
Fig. 3.4.16 This building on Second Street features
an equipment screen wall that nicely picks up the
detailing of the fascia.
City of Santa Rosa3.4-10
Section 3.4 - Business & Light Industrial Parks and Buildings Section 4.1 - Landscaping
Design Guidelines 4.1-1
4.1 Landscaping
I. GO ALS
A. To define outdoor spaces and assist with spatial
definition in concert with buildings.
B. To provide visual enhancement of sites by
creating a harmonious visual composition in
combination with the architecture.
C. To make necessary microclimate adjustments of
sun, shade, and wind to control glare, minimize
heat gain and create comfortable outdoor spaces.
D. To provide historical continuity of landscaping,
where appropriate.
E. To develop landscaping that is easily maintained
and conserves water.
F. To provide visual screening, where appropriate.
Fig. 4.1.1 A mixture of native and ornamental
plants have matured nicely at the Santa Rosa
Business Park along Dutton Avenue.
Fig. 4.1.2 Imaginative residential landscape design.
Fig. 4.1.3 The Lakes Business Park on Sebastopol
Road uses water, walking paths, and extensive
landscaping to create a serene courtyard between
the buildings.
City of Santa Rosa4.1-2
Section 4.1 - Landscaping
II. GUIDELINES
Santa Rosa has been nationally recognized as a “Tree City” for its concern and dedication to the maintenance and preserva- tion of our urban forest.
1. Integrate landscaping into all site development.
2. Provide special attention to incorporation of trees in all landscape design.
3. Provide landscaping that exhibits a strong design
concept and creates a harmonious composition.
4. Existing site features should be incorporated into
landscape design. Elements such as mature trees,
tree groupings, and rock outcroppings should be
considered as principal features of any landscape
plan. Trees considered to be an important part of a
property or a neighborhood’s history should be
identified and incorporated in proposed site plans.
Removal of certain species and size of trees is regulated by Chapter 17 of the City Code, see Appendix A.
5. Landscaping incorporated in a development should
reflect or improve on the landscaping already present
in the neighborhood.
6. Select landscape materials and plants that are
appropriate in scale and function to the locations in
which they are placed.
7. Unless special circumstances exist, provide perimeter landscaping that will create a buffer and provide a
screen between development and adjacent properties.
This perimeter strip should be comprised of a planting
strip of at least five feet in width.
8. Utilize planting areas to break up large expanses of paving, to visually separate masses of parked cars,
and to provide a shade canopy . These planting areas
within paved areas should be a minimum of 5' wide.
Refer to Section 4.2 for additional information.
Fig. 4.1.4 This large heritage Oak at the Finley
Center in Santa Rosa was incorporated into the
design of the facility.
Fig. 4.1.6 Hillside Planting.
Fig. 4.1.5 Parking lot landscaping in the “orchard”
style. (See Section 4.2.B)
Section 4.1 - Landscaping
Design Guidelines 4.1-3
9. Consider pedestrian circulation when locating
planting areas and avoid locating planting areas where
they can become a barrier to pedestrians.
10. Select planting materials that are appropriate for local climatic conditions and historic continuity.
11. Rely on native species for riparian areas and hillside conditions.
12. Maintainability is an important consideration in
landscape design. To this end care should be taken to
ensure that plants are selected which, at maturity, do
not outgrow their planting site. Other factors to be
considered include exposure, microclimate, soil
condition and type, irrigation to be used, and the
impact of plantings on pedestrian traffic.
13. Automatically controlled irrigation systems with
multiple programs and repeat start times, are required.
14. Refer to the Appendix for Santa Rosa’s Water
Efficient Landscape Policy. The following is a
summary of some of the most important provisions:
a. On most projects, turfgrass is limited to no more
than 40% of the landscaped area, and can not be
planted on slopes greater than 10% or in areas
less than eight feet wide.
b. Other plants should be low water users when
established and be well suited to our climate.
c. Irrigation systems must have separate circuits for
different plant types and microclimates, and must
not overspray or runoff the irrigated area when
operating.
d. Soil conditioning with organic amendments and
much is required.
15. Refer to Section 1.3(II)B for Street Tree requirements.
Fig. 4.1.7 Water conserving landscaping
Fig. 4.1.8 Water conserving landscaping
City of Santa Rosa4.1-4
Section 4.1 - Landscaping
Section 4.2 - Off-Street Parking
Design Guidelines 4.2-1
4.2 Off-Street Parking
I. GOALS
A. To provide necessary parking without large
expanses of paving.
B. To promote tree canopies to shade asphalt parking
lots.
C. To create a safe and comfortable environment for
pedestrians and bicyclists as well as for vehicles.
D. For large parking lots to incorporate dedicated
pedestrian circulation.
F. In the Core Area, to incorporate retail and other
commercial uses at the street level of parking
structures, in order to enhance pedestrian activity
on the street.
G . To minimize polluted runoff from parking lots
from contaminating the City’s waterways.
E. To design sites, including buildings and the parking lot, such that vehicles are not the dominant feature.
Fig. 4.2.2 A dedicated pedestrian path through the
large parking lot at a retail center along Santa Rosa
Avenue.
Fig. 4.2.1 “Orchard” tree planting at O’Reilly &
Associates in Sebastopol along Highway 116.
Fig. 4.2.3 A parking lot with mature, large shade trees.
City of Santa Rosa4.2-2
Section 4.2 - Off-Street Parking
1. Design parking areas to facilitate the movement of
vehicles in and out, to avoid difficult turning
maneuvers, and to reduce the possibility of accidents
to vehicles and pedestrians.
2. Do not locate parking stalls adjacent to vehicular
entrances and exits where vehicles entering and
exiting the parking space will be in conflicts with
vehicles entering and exiting the parking lot. Provide
a minimum of 15 feet behind the sidewalk to the first
parking space. If there is no sidewalk, provide 25’ to
the face of curb. See Figure 4.2.4.
3. Provide clearly defined pedestrian pathways from
public sidewalks, bus stops and on-street parking
spaces, through parking lots, to the building entries.
4. Include a pedestrian corridor or sidewalk through the parking lot at large retail shopping centers.
5. Pave all parking areas with hard surfaces.
Alternatives to concrete and asphaltic concrete
include approved assemblies that permit water to
penetrate while maintaining support for vehicles in
winter months, such as paver stones and turf blocks.
Refer to section 4.4 for additional information on
storm drainage and ground water recharge.
6. Provide for bicycle parking.
Fig. 4.2.5 A pedestrian walkway, with trellis, at a
shopping center parking lot.
Fig. 4.2.4
II. GUIDELINES
Refer to Sections 3.1-3.5 for guidelines relating to specific building types. In general, buildings, not parking areas, should be the dominant feature along a streetscape.
A. GENERAL CRITERIA- SURFACE LOTS
Section 4.2 - Off-Street Parking
Design Guidelines 4.2-3
2. When a parking lot abuts a public street, provide a
landscaped planter strip. This planter strip should be no less than 15 feet wide (from the back of sidewalk
or street curb to the parking lot paving, whichever is
greater.)
The generous width of this planter strip is an incentive to place parking behind buildings rather than along the
street.
Fig. 4.2.6 “Orchard” planting provides a relatively uniform shade pattern for parking lots and is the preferred treatment.
B. LANDSCAPING- SURFACE LOTS
1. Landscape parking lots with shade trees to provide a canopy over the parked cars and reduce solar heat
gain in the summer. The City’s preference is for
“orchard” style planting, typically a minimum of one
tree should be planted for every five parking spaces.
Fig. 4.2.8 This parking lot along Mendocino
Avenue screens parked cars with landscaping.
Fig. 4.2.7 This row planting is a typical landscape treatment for a parking lot, however it provides a less uniform pattern than the “orchard” style, and is therefore less desirable.
City of Santa Rosa4.2-4
Section 4.2 - Off-Street Parking
3. Screen parked cars from public street frontage.
Screening may be of landscaping, a planted earth
berm, planted fencing, or some combination of the
above. The screening should be to a height of not
less than 4 feet above the adjacent sidewalk (or curb
if there is no sidewalk) to obscure the greater portion of each parked vehicle.
4. Protect parking lot landscape areas with concrete
curbing, bollards, or other approved devices.
5. Provide a planter strips at least seven feet wide along the perimeter of parking lots to accommodate two
feet of vehicle overhang and five feet of landscaping.
6. When a landscape island of a certain dimension is
called for, it shall mean the width of the planting
medium. For example, a five foot planter would be
five feet to the inside face of a concrete curb or
sidewalk.
7. Locate trees to clear bumper overhangs and also to
be clear of car doors when the latter is opened. The
canopy of the tree should be kept pruned sufficiently
high (7 feet minimum) to avoid damage to the trees
and to allow free pedestrian movement.
C. PARKING STRUCTURES
1. In the Core Area, design parking structures with
frontage along streets to provide space for retail and
commercial establishments along the street in order
to enhance the pedestrian experience and create street
level activity.
Long blank walls discourage pedestrian activity.
2. Design parking structures to be consistent with the
design of adjacent buildings.
3. Include means for screening vehicles in parking
garages, such as in Figures 4.2.10 and 4.2.11.
Fig. 4.2.10 This parking structure in San Diego
features ground floor retail and detailing to
simulate windows on the upper levels. This helps
the structure to blend in with the surrounding
buildings.
Fig. 4.2.11 This parking structure in Ft. Myers,
Florida incorporates both ground level retail, and
architectural detailing to screen the cars and
simulate the form of windows.
Fig. 4.2.9 When parking is adjacent to a public
street, it should be screened.
Section 4.3 - Infill Development
Design Guidelines 4.3-1
4.3 Infill Development
Development on vacant lots to the same intensity as existing surrounding development shall be governed by the guidelines applying to the project type. The purpose of this section is to guide development of more intense building, either on vacant or redeveloped sites, within existing residential neighborhoods or commercial districts.
I. GOALS
A. To provide for continuity of design between
existing and new development.
B. To ensure that projects are designed in such a
way as to reduce to a minimum possible negative
consequences, such as: loss of privacy, noise,
increased traffic and lighting overspill that infill
development may have on existing neighbors.
C. To encourage cooperation between property
owners or the consolidation of adjacent parcels
to allow for more effective planning.
City of Santa Rosa4.3-2
Section 4.3 - Infill Development
II. GUIDELINES
1. Integrate new development carefully into existing
neighborhoods with respect to scale, level of
detailing, use of materials, landscaping, and other
characteristics of the neighborhood.
2. Where Santa Rosa’s General Plan calls for a change
or an intensification in land use new development
should consider the character of the surrounding
neighborhood or district, particularly at the edges
adjacent to existing development.
3. At edge conditions of infill avoid placing structures and elements which adversely affect adjacent
residents. For example, avoid placing the following
directly adjacent to residences:
a. trash enclosures, which are both smelly and
noisy;
b. large structures which block sunlight; and
c. living spaces with second and third story
windows that permit residents to look directly into
neighbors yards.
4. In addition to what is discussed in #3 above, design infill development at its edges to:
a. approximate the scale and mass of adjacent
existing residences;
b. include buildings which are detailed and
articulated on at least the side facing adjacent
existing residences (and preferably on all four
sides). Long blank back or side walls are
undesireable; and
c. avoid blocking significant views.
5. Mitigate noise generated by infill projects through
placement of buildings and sound barriers as needed.
Refer to Chapter “17-16 Noise” of the City Code for
noise limits.
Fig. 4.3.2 This tri-plex in Savanah, Georgia, with
it’s individual entries right on the street integrates
very well with surrounding single-family homes.
Fig. 4.3.1 This stacked flat apartment building in
Oakland, CA, with it’s exterior stair and blank wall
along the street is out of character with the
adjacent single-family homes.
Section 4.3 - Infill Development
Design Guidelines 4.3-3
6. For larger infill projects that have frontage on more than one street, locate vehicular entries to provide
connection to adjacent residential neighborhoods, but
design circulation to encourage the majority of traffic to utilize the larger street, minimizing the traffic
impact on the residential neighborhood.
Infill development should be integrated with the
surrounding neighborhood to the extent possible.
7. Utilize shielded light fixtures to minimize on-site light straying beyond a project boundary. Hours of
operation should be considered as well.
8. If a multi-family project is located across the street from a single family neighborhood, design the
buildings to relate to the street with individual entries, patio areas and landscaping facing the single family
homes. Parking lot areas, carports, etc. should not
be located along these street frontages. See Section
3.2(B)
9. When adding a duplex, triplex or fourplex to an
existing single family neighborhood, design the new
structure to have the “look” of a single family home
so as to enhance its compatibility. See Figure 3.2.7
Fig. 4.3.4 This repair garage on Sebastopol
Avenue is a particularly bad fit with the
neighboring homes. The front setback, the blank
wall at the front elevation, the concrete block, and
the flat roof/parapet are all out of character with
the existing single family homes.
Fig. 4.3.3 This duplex in Charleston, South
Carolina, has the appearance of a larger single-
family home.
City of Santa Rosa4.3-4
Section 4.3 - Infill Development
Section 4.4 - Creeks, Riparian Corridors & Storm Drainage Design Guidelines 4.4-1
4.4 Creeks, Riparian Corridors,
and Storm Drainage
I. GOALS
A. To preserve existing creeks and riparian
vegetation along creek corridors.
B. To prevent contamination and sedimentation of
creeks.
C. To restore and enhance creeks and riparian
corridors where they have been degraded.
D. To implement the requirements of the Santa
Rosa Creek Design Manual.
E. To encourage development along creek corridors
by treating the corridors as open space amenities
rather than undesirable elements with back-on
treatment.
F. To accommodate storm drainage requirements
without damaging the natural character of a
creek corridor.
G . To design projects and storm drainage systems
that comply with the National Pollution
Discharge Elimination System (NPDES)
standards.
H. To coordinate development with approved creek
plans and provide pedestrian and bike paths
along creeks when called for in approved plans.
I. To incorporate pedestrian/ bike paths as an
ancillary use on existing vehicle service roads
along creeks.
Fig. 4.4.1 The Prince Memorial Greenway project
in Santa Rosa has reclaimed a section of Santa
Rosa Creek from a storm drainage channel to it’s
natural state with pedestrian access.
Fig. 4.4.2 A map with information along Brush
Creek in Santa Rosa.
Fig. 4.4.3 Brush Creek near Highway 12.
City of Santa Rosa4.4-2
Section 4.4 - Creeks, Riparian Corridors & Storm Drainage II. GUIDELINES
A. CREEKS and RIPARIAN CORRIDORS
1. Preserve waterways in their natural state.
2. Projects that include channelized waterways should
incorporate restoration of the riparian habitat in the
landscape design.
3. Avoid “back-on” treatment (backyards adjacent to a
creek) along creek corridors. Place streets parallel
to creeks in order to bring the corridors into the public realm.
4. Where additional channel drainage capacity is
needed, construct secondary channels and landscape
in accordance with City and Sonoma County Water
Agency requirements.
Appropriate landscaping of secondary channels serves
to strengthen the resource value of these channels and
augments existing creek side open space which can define and interconnect neighborhoods. Successful examples
of this treatment can be seen on Austin Creek in Rincon Valley and Sierra Creek in Bennett Valley.
5. Open channels in the form of Natural Waterways or
Landscaped Constructed Waterways are preferred
over closed conduits. In situations where small
drainage swales can generate storm water flows that
can be contained in a 72 inch conduit and where no
significant riparian vegetation or wildlife is known
to exist, undergrounding storm water flows may be
considered.
6. Where the opportunity occurs and when permitted
by the Sonoma County Water Agency, flood control
channels can be used by pedestrians or cyclists. In
such cases, design development to make use of these
channel corridors as part of a larger pedestrian
network.
7. Where riparian growth extends outside of the Creek
Setback Line, preserve and protect this important part
of the creek corridor. See Figure 4.4.6.
Fig. 4.4.5 This Sonoma County Water Agency
maintenance road has been opened for use by
pedestrians and bicyclists.
Fig. 4.4.6 This diagram illustrates a common
condition where riparian vegetation along a creek
extends beyond the creek setback line. Care
should be taken to avoid disturbing significant
riparian growth, even if it extends beyond the
creek setback line.
Fig. 4.4.4 The design of this subdivision along
Brush Creek places a public street adjacent to the
creek with homes facing the creek. This is the
preferred treatment compared to “back-on” or
locating backyards adjacent to a creek. as in
Figure 3.1.19.
Section 4.4 - Creeks, Riparian Corridors & Storm Drainage Design Guidelines 4.4-3
8. All projects along the Santa Rosa Creek should
comply with the Santa Rosa Creek Design Manual
available at the City’s Department of Community
Development.
9. When pedestrian and vehicular crossings are needed,
provide structures that limit the disturbance of the
creek bed, such as bridges. Culverts are discouraged.
B. STORM DRAINAGE
1. Consider the use of open spaces such as parks and
play fields for accommodation of temporary ponding
during heavy storm periods.
This approach has served to reduce extra costs associated with constructing and increasing the flood holding capacity of Santa Rosa and Brush Creeks. One example of
combining storm water detention with the recreational
development of open space exist in Rincon Valley with
the Brush Creek Detention Basin which is used in the dry season as a baseball facility. As another example, Santa Rosa and Spring Creek storm waters are detained by a
larger holding facility which has prevented flooding in downtown Santa Rosa and is also used as the popular
Spring Lake Regional Park. These storm water detention facilities also recharge ground water for wells in the area.
2. Incorporate filtering recharge techniques such as
detention basins, natural swales and rock filtering to
clean pollutants out of storm water collected on a site before the water enters the City’s waterway system.
Discharges from Santa Rosa’s storm drainage system is
regulated by a National Pollution Discharge Elimination System (NPDES) permit issued by the North Coast
Regional Water Quality Control Board. This permit will
require the City to develop a Standard Urban Stormwater Mitigation Plan (SUSMP) that will outline storm drainage requirements and significantly affect many aspects of site planning and design. Applicants/designers are encouraged to contact the City’s Department of Community
Development, Engineering Division early in the design
process to check on the status of the SUSMP and
incorporate required mitigation measures. Refer to “Start Fig. 4.4.8 The Countryside development of Fulton
and Hall Road incorporates a large natural swale
for storm drainwater as opposed to putting it in a
pipe.
Fig. 4.4.7 Bridge at Skyhawk that preserves the
creek.
City of Santa Rosa4.4-4
Section 4.4 - Creeks, Riparian Corridors & Storm Drainage at the Source” listed on page 12-1 , for many best
practices related to stormwater cleansing.
3. Direct lot drainage to the street where possible.
4. Except for hillside conditions, design building pads to be at or above street level. Secondary drainage
will be required to intercept and convey lot drainage
which is not to directed the street.
5. Due to the typical heavy soil conditions in Santa
Rosa, avoid lot-to-lot drainage unless specifically
approved by the Department of Community
Development. Approval will, at the minimum,
require easements for access and drainage through
an underground pipe.
Section 4.5 - Hillside Considerations
Design Guidelines 4.5-1
4.5 Hillside Considerations
This section primarily addresses residential development as it is the most common building type in hillside areas. Many of the guidelines, however, are also applicable to Commercial or Office development.
Applicants/designers, staff and review bodies should use their judgement in application of these guidelines to nonresidential projects in hillside locations.
I. GOALS
A. To allow for limited hillside development that is
sensitive to site features.
Note- see Hillside Residential District in the Zoning Code for definition of Hillside Development- generally when
average slope exceeds 10%. This is the preferred zoning for hillside areas as it incorporates many of the mechanisms that address hillside considerations.
B. To preserve vistas of ridge lines, particularly to
avoid structures silhouetted above the ridgelines.
C. To protect native vegetation on hillsides,
particularly on ridgelines.
D. To promote development that is designed
specifically for hillsides as opposed to re-
contouring the hillside to accommodate existing
flat land building designs.
E. To minimize grading on hillsides.
Fig. 4.5.1 These homes in Oakmont which are
well below the ridgeline and heavily landscaped
are a good example of how to develop on a
hillside.
Fig. 4.5.2 This home in Oakmont illustrates how
down hill landscaping can screen the lower
portionof a hillside home, and trees above the
house provide a back drop.
City of Santa Rosa4.5-2
Section 4.5 - Hillside Considerations
II. SITE DEVELOPMENT
GUIDELINES
Note: If a proposed project involves the issue of zoning, the RH zone category is recommended. If a PC or PD district is being proposed, it is recommended that the text of the RH zone is incorporated in the Policy Statement. The RH zone includes many provisions that address hillside considerations and has proven effective in producing developments that respect the hillside terrain. Examples include: Bennett Valley Heights and Fairview Estates.
A. VIEW IMPACTS
1. Preserve surrounding ridgetops as a back drop to the City. Keep the tops of structures in hillside
development below the perceived skyline.
2. Views of nearby hillsides are to remain uncluttered
by houses obtrusively placed in visually sensitive
open areas and on highly visible ridgetops.
B. GRADING
1. Minimize grading. Utilize retaining walls to reduce
long cut and fill slopes.
Excessive grading threatens existing vegetation and tree cover. Limiting site grading reduces soil erosion. This in turn protects the City’s creeks and their sensitive riparian habitat and wildlife. Minimized grading also prevents
potential visual impacts to scenic hillsides.
2. Avoid grading to create benched or terraced hillside sites. Grading on sloping terrain for the purpose of
accommodating houses designed for flat land
conditions will not be a basis for an acceptable hillside site plan.
3. Limit grading for house construction in hillsides to driveways, garage pads and understructure areas.
House foundations should step with the terrain to
minimize grading and to protect trees in the vicinity
of the house.
Fig. 4.5.6 When regrading is necessary, the
contours should be rounded and undulate to
appear natural.
Fig. 4.5.4 These hillside homes are placed well
below the ridge, and preserve the view of the
ridge.
Fig. 4.5.3 Placing homes on top of a ridge,
silhouetted against the sky like these homes, is
discouraged.
Fig. 4.5.5 When grading is necessary, rigid
contouring like this looks man made and should
be avoided.
Section 4.5 - Hillside Considerations
Design Guidelines 4.5-3
4. Use slope rounding methods at the top and toe of cut and fill slopes to simulate natural topographical
conditions.
5. Avoid grading in creek or ravine areas which should
be used as natural drainage ways. The placement of
storm drain conduit in steep natural drainage ways
should be avoided as the substantial grading would
result in heavy scaring, probable heavy tree loss and
long term visual damage. Public storm drain outlets
and bridge structures crossing creeks and ravine areas
are allowed provided that the design of these
structures incorporate measures to minimize grading
impacts.
6. Cut and fill slopes should generally not exceed a 2:1 gradient (horizontal: vertical)
Cut or fill slopes greater than 2:1 require approval of both the City’s Community Development Department,
Engineering Division as well as an approval with grading requirements from the applicant’s Geotechnical Engineer.
C. BUILDING PLACEMENT
1. Establish building setback lines to protect existing vegetation, major rock outcroppings and drainage
flows. Avoid steep slopes and unstable areas.
2. Place buildings to take advantage of existing
vegetation in the foreground and in the background.
Vegetation below structures help to screen the view of
buildings from below. Vegetation above structures provide a backdrop and prevent buildings from silhouetting above ridgelines. See Figures 4.5.10 and 4.5.11.
3. For lots with slopes in excess of 10 percent, provide a minimum side yard setback of 15 feet to allow for
adequate drainage. When adjacent to streets that have
gradients of more than 5 percent, provide a minimum
side yard setback of 10 feet.
4. Shared common driveways are encouraged to
minimize grading on hillsides.
Fig. 4.5.7 Grading hillsides to create flat pads in
order to construct flat land home designs is to be
avoided.
Fig. 4.5.9 When grading is required, round the top
and the toe of the slope to produce a more
natural condition.
Fig. 4.5.8 Homes on hillsides should be split-level,
following the slope. Grading should be minimized.
City of Santa Rosa4.5-4
Section 4.5 - Hillside Considerations
D. STREETS
1. Use the narrowest road available, consistent with
emergency vehicle needs, to minimize grading.
2. Design street alignments to minimize large cut and
fill grading. The use of retaining walls and designing street alignments to work with existing slopes can
reduce grading impacts.
3. Design street alignments, utilities and drainage
improvements to promote retention of trees and other
important site features.
4. Design minor street cut and fill slopes so they do not exceed a 2:1 (horizontal: vertical) gradient.
See B.6 above.
5. Design subdivisions with lotting patterns that locate houses where access from the street will result in
minimum grading for driveways and garage pads.
6. To provide ample parking, off-street parking can be
balanced with on-street parking. A desirable goal
would be 4-6 parking spaces per house
accommodated in garages, parking spaces next to
driveways and on-street spaces.
E. LANDSCAPING/ EROSION CONTROL
1. Utilize landscaping to screen structures from the
downhill direction. This is particularly important
when tall pony walls occur on the downhill side.
2. Plant cut and fill slopes to stabilize the slope and control erosion as well as add visual and
environmental enhancement.
3. Provide a variety of plants to control erosion on new slopes. Grasses, shrubs and trees used should be
compatible with the native vegetation of the site.
Fig. 4.5.10 Landscaping and a terrace soften this
house from downill views.
Fig. 4.5.11 Landscaping on the downhill side of
homes is effective at screening tall “pony walls”
from the downhill side. Trees planted above the
house will provide a backdrop from the downhill
side over time.
Section 4.5 - Hillside Considerations
Design Guidelines 4.5-5
F . FIRE PROTECTION
Hillsides are often high fire hazard areas and in such cases means should be provided to mitigate such hazards as discussed below. Additional information can be obtained from the Santa Rosa Fire Department, 543-3500. Refer to the map of High Fire Hazard Zones and accompanying requirements in the
Appendix.
1. Remove brush around structures.
2. Fuel modification zone planting is an effective way
to reduce hillside fire hazards.
3. Place irrigated greenbelt areas around houses to serve as a fuel modification zone.
4. Consider utilizing building materials that are fire
resistive.
5. Consider limiting large roof overhangs on structures.
6. Consider sprinklering structures even if not required by the Building Code.
III. BUILDING DESIGN GUIDELINES
A. HILLSIDE DESIGN
1. Design buildings to fit the topography.
Re-contouring the hillside to accommodate existing flat land designs is discouraged.
2. To minimize grading on hillsides step floor levels to follow the hillside.
3. Consider setting a portion of the structure into the hillside (for example garages) with the use of retaining walls to reduce the profile of the home.
4. Design roof pitches to approximate the slope of the
hillside, i.e., a 30% slope equates to a 4 in 12 pitch.
Fig. 4.5.13 Orienting roof ridges perpendicular to
the ridge presents the gable end of the home to
downhill views. Steeper roof pitches create more
vertical height. Both of these approaches make a
home more visually obtrusive on a hillside.
Fig. 4.5.12 Orienting roof ridges parallel to the
ridge of the hill and setting roof slopes that
approximate the slope of the hill helps to blend
homes into the hillside.
City of Santa Rosa4.5-6
Section 4.5 - Hillside Considerations
5. Orient roof ridges perpendicular to the direction of the slope (or parallel to the ridgeline). See Figures
4.5.12 and 4.5.13.
6. As slope steepness increases, architectural innovation should substitute for grading solutions in the design
of hillside structures.
7. Use roofing and siding colors that blend in with the natural color palette of the surrounding site.
Darker colors are generally more appropriate in visually sensitive hillside locations as lighter colors reflect more light and stand out more.
Fig. 4.5.14 This home in Nielsen Ranch is big,
boxy, and does not step down the hillside. This
results in very tall, downhill “pony” walls, below the
lower floor. This type of design is discouraged.
Fig. 4.5.15 These homes in Fountaingrove are
based on a pre-determined floor plan developed for
a flat site. The result is tall “pony” walls on the
downhill side, and a very awkward relationship
between the living spaces and the very small
backyards.
Fig. 4.5.16 This home in Fountaingrove, like Fig.
4.5.15, was not designed for a sloped site.
Additionally, in both cases, the light colored stucco
makes the homes even more visable from below.
Section 4.6 - City Entries
Design Guidelines 4.6-1
4.6 City Entries and Highway
Corridors
I. GOALS
A. To encourage projects that provide a positive
image of Santa Rosa to residents, visitors and
those passing through Santa Rosa.
B. To encourage development at specified entry
locations that are identifiable as city entries.
C. To provide visually inviting entrances to Santa
Rosa.
D. To encourage design treatments that respect the
character of the particular roadway.
Fig. 4.6.1 A large setback and screened building at
the Northern entry (westside of Highway 101).
Fig. 4.6.2 The western entry on Highway 12 at Fulton/Wright Roads.
City of Santa Rosa4.6-2
Section 4.6 - City Entries
II. BACKGROUND
The City of Santa Rosa has adopted policies regarding
City Entries (Council Policy 200-18). The Policy
identifies entries, discusses implementation strategies, and design guidelines. The policy is summarized below as it relates to design guidelines.
A. MAJOR ENTRIES
1. North- Highway 101 at the northern Urban
Boundary.
2. East- Highway 12 at the intersection of North
Melita Rd.
3. South- Highway 101 at the intersection of Santa
Rosa Ave.
4. West- Highway 12 at Fulton Rd.
B. MINOR or SECONDARY ENTRIES
At the Urban Boundary
1. Urban Entries
a. Old Redwood Highway
b. Guerneville Road
c. Santa Rosa Avenue
2. Rural Entries
a. Petaluma Hill Road
b. Calistoga Road
c. Bennett Valley Road
d. Piner Road
e. Fulton Road
f. Stony Point Road
g. Hall Road
C. HIGHW AY CORRIDORS
1. Highway 101 (North/South)
2. Highway 12 (East/West)
Fig. 4.6.6 Western Entry.
Fig. 4.6.5 Southern Entry.
Fig. 4.6.4 Eastern Entry.
Fig. 4.6.3 Northern entry.
Section 4.6 - City Entries
Design Guidelines 4.6-3
III. DESIGN GUIDELINES
A. Major Entries
1. Provide setbacks to new buildings along Highway
101 at both the north and south entries to the City of
100 feet minimum from the freeway right-of-way.
2. Provide setbacks to new buildings along Highway
12 at the east and west entries to the City of 50 feet
minimum from the freeway right-of-way.
3. Provide entry treatment for a length equivalent to one parcel or approximately 200 feet at all Major Entries.
B. Minor Entries
1. Provide a minimum of 20 feet of landscaping adjacent to the road right-of-way at Minor “Urban” Entries.
(See section II.C(1) above.)
2. Provide a minimum separation of 50 feet between
edge of road and proposed structures of Minor
“Rural” Entries. (See section II.B(2) above.)
Landscaping widths should vary and should reflect
the rural character of the area rather than a more
formal urban element.
3. Screen rear service yards, product storage areas, and parking lots adjacent to road at Minor Entries.
Screening may be by landscaping such as berms,
planting, and fencing.
Fig. 4.6.7 Setback along Highway 101 at north
entry.
City of Santa Rosa4.6-4
Section 4.6 - City Entries
C. Highway 101 and Highway 12 Corridors
1. Provide a minimum of 20 feet of on-site planting
(dense landscaping) in addition to any existing or
proposed freeway landscaping for all properties
abutting Highway 101 and Highway 12.
2. For buildings and other structures along Highway
101 south of Highway 12, provide a minimum setback
of 20 feet from the CalTrans property line (edge of
right-of-way) with the setback to be increased based
upon a constant ratio defined by a 24 degree line from
the property line to a maximum building height of
35 feet at 78 feet from the property line.
3. Parking (if adequately screened) may occur within
the building setback areas.
4. Screen rear service yards, product storage areas, and parking lots adjacent to highways. Screening may
be by landscaping such as berms, planting, and
fencing.
5. Design structures along highway corridors with the
understanding that they will be viewed from traffic
along the corridor.
Architectural detailing and use of materials should be
consistent on all four sides of the building. Although buildings should be oriented to the local roads, they should not be ignored on the highway side.
Section 4.7 - Historic Districts
Design Guidelines 4.7-1
4.7 Historic Properties and
Districts
I. GOALS
A. To preserve Santa Rosa’s historic heritage.
B. To encourage maintenance and retention of
historic structures and districts.
C. To ensure that alterations to historic buildings are compatible with the character of the structure
and the neighborhood.
C. To discourage the demolition of significant
historic structures.
E. To assist property owners and designers in
developing plans for historic properties and to
encourage the compatibility of new structures in
historic districts, and having those plans
approved by the City.
Fig. 4.7.1 The De T urk Round Barn, built in the late 1890’s, is located within the West End Preservation District. It is pictured here being restored by the City of Santa Rosa.
City of Santa Rosa4.7-2
Section 4.7 - Historic Districts
II HISTORIC LANDMARKS AND
PRESERVATION DISTRICTS
A. Landmarks in Santa Rosa are individual properties
that have historical, architectural, or cultural
significance to the City. As of the date of this
publication, the City has designated 16 Landmarks,
including the De Turk Round Barn, the Carrillo
Adobe, the Rosenberg Building, and the Luther
Burbank Home and Gardens.
B. Preservation districts are neighborhoods that are
recognized as having special historic significance to
Santa Rosa. As of this date, the City has designated
six districts:
1. Railroad Square Preservation District
2. St. Rose Preservation District
3. Cherry Street Preservation District
4. Olive Park Preservation District
5. West End Preservation District
6. McDonald Preservation District
The Railroad Square Plan, adopted by the City in
1979, helped to guide development in the District
over the past 20 years. While much of the Plan has
come to fruition, other elements have not been
implemented. The Saint Rose Historic Preservation
District also has had a plan adopted by the City. These Plans are available at the Department of Community
Development.
The remaining preservation districts have not yet had
plans or neighborhood-specific guidelines prepared.
When such guidelines are developed, they will be
added to this document.
Fig. 4.7.2 The NWPRR Depot built in 1904 and
restored by the City in 1996, located in the Railroad
Square Preservation District.
Fig. 4.7.4 The Sweet House, located in the Cherry
Street Preservation District.
Fig. 4.7.3 The old St. Rose School in the St. Rose
Preservation District. Built in 1931.
Section 4.7 - Historic Districts
Design Guidelines 4.7-3
III. DESIGN GUIDELINES FOR
HISTORIC PROPERTIES AND
DISTRICTS
General design guidelines that apply to all historic structures and neighborhoods have been adopted by the City and are summarized in the following document: “Processing Review Procedures for Owners of Historic Properties.” It is available at the Department of Community Development. The Secretary of Interior’s “Standards for Rehabilitation and Guidelines for Rehabilitating
Historic Buildings” is a primary reference
source used by the Design Review and
Preservation Board of Santa Rosa to evaluate development proposals and was a reference in developing the
guidelines below. A summary of the “Standards” is
included in the Appendix. The full document is identified in the Reference Section.
Design review is the process whereby proposed changes to historic properties (generally buildings older than 50 years) are reviewed by the Design Review and Preservation Board to ensure
that the historic character of the structure and t he
neighborhood is maintained. Generally, projects that result in changes to historic buildings need to be reviewed by the City. Examples of such projects are restoration,
rehabilitation, alteration, new construction, relocation, and demolition.
The design guidelines apply to all designated landmarks, all existing and proposed new structures located within preservation districts, all commercial projects adjacent to districts, and all historic commercial buildings located anywhere in th e City of Santa Rosa. Commercial building s are defined as duplexes, multiple residential structures, retail buildings, offices, warehouses, institutional buildings, etc.
A. ACCESSORY BUILDINGS
1. Locate a new garage, carport, or accessory building
to the side or rear of the property, wherever possible.
Fig. 4.7.7 The Dr. J. W . Hooper House, located in the McDonald Preservation District.
Fig. 4.7.6 The McKune-Babbini House located in the
West End Presrvation District.
Fig. 4.7.5 The Reilly House, located in the Olive Park Preservation District.
City of Santa Rosa4.7-4
Section 4.7 - Historic Districts
2. Derive accessory building designs and details from
the same era as the main structure.
The details can be less elaborate than those found on
the main structure.
3. Design an accessory building to be in proper scale
for the property and have an appropriate site relation
to the main structure as well as surrounding structures.
B. ADDITIONS
1. Design a new addition so that it does not visually
overpower the original building, compromise its
historic character, or destroy any significant features and materials.
2. Locate an addition as inconspicuously as possible,
on the rear or least character-defining elevation of
the building.
3. Limit the size and scale of an addition so that it does not visually overpower the original structure.
4. Differentiate the addition from the original building so that the original form is not lost.
A design for a new addition can echo the original structure.
Compatible contemporary designs are also acceptable.
5. Use historic materials that are compatible with the
materials of the original building.
Contemporary substitute materials, such as vinyl siding, are not acceptable.
6. Design second story additions to single story homes
to be subordinate in scale to the existing dwelling
and set back from the existing building front.
Fig. 4.7.8 A two-story addition has been placed
inconspicuously to the rear of this one-story Queen
Anne Cottage.
Fig. 4.7.9 A second-story addition to this St. Rose
Bungalow has been set back from the existing
building front.
Fig. 4.7.10 A fine example of adaptive reuse is this
Queen Anne house located in the St. Rose
Preservation District that was converted from a home
to an office.
Section 4.7 - Historic Districts
Design Guidelines 4.7-5
C. DEMOLITION
The demolition of Landmarks or contributing buildings located within Preservation Districts may be restricted by State and City law and should not ordinarily be considered unless there are unusual circumstances surrounding the proposed demolition.
1. Provide mitigation for the demolition of historical
resources.
Examples of mitigation measures for the demolition of
significant historic buildings include adaptive reuse,
reconstruction, or relocation. Examples of mitigation
measures for less significant buildings include moving a building outside a district, restoring another building in exchange for the demolition, or the least desirable option, documentation and salvage. The Desi gn Review
and Preservation Board is alw ays willing to
discuss other cr eative solutions. Early
consultation with the Board is highly recommended.
D. FENCES
1. Design new fences to be compatible with the
architectural style, material, scale, and era of the main building or neighborhood.
2. Fencing should not obscure the front elevation of the primary structure on the property.
E. DISABLED ACCESS
1. Place access ramps to the side or rear of a building wherever possible.
In lieu of ramps, mechanical lifts are encouraged.
2. Design new ramps or other structures to be as simple and unobtrusive as possible.
Fig. 4.7.11 Picket fence with 36 inch posts and 30
inch pickets.
Fig. 4.7.12 Mechanical lift is screened by lattice
work on this Queen Anne house used as an office.
City of Santa Rosa4.7-6
Section 4.7 - Historic Districts
F . LANDSCAPING
1. Preserve significant historic landscape elements, such as grassy lawns, mature trees, hedges, foundation
plantings, fences, walls, ground cover, trellises,
patios, terraces, fountains, and gardens.
2. Preserve both the proportion of green area to building mass and the formal or informal character of the
landscaping.
3. Match new landscape plants and materials with the
original materials wherever possible.
G. NEW CONSTRUCTION
1. Design new construction so that the architectural
character of the neighborhood is maintained.
Specific architectural styles are not mandated. Designs for new construction can also be contemporary.
2. Design new construction to be compatible in height
and proportion with adjacent structures.
3. Use materials and designs similar to that found
throughout the neighborhood.
Fig. 4.7.13 Landscape elements contribute to the character of this property as well as to the McDonald Preservation District as a whole.
Fig. 4.7.14 New construction in the St. Rose
Preservation District provides both office use (first
floor) and residential units (second floor).
Section 4.7 - Historic Districts
Design Guidelines 4.7-7
H. NON-CONTRIBUTING BUILDINGS
1. Design changes to a newer building to be compatible
with the house’s architectural style and that of the
neighborhood.
2. Changes to an older building should attempt to return the building to its original appearance
I. PAINTING
While the City does not regulate paint colors for individual homes in Historic Districts, applicants are encouraged to look to the surrounding neighborhood and attempt to harmonize new colors with the existing color palette. The Board can give advice on historic paint colors if desired.
J. PORCHES
1. Do not remove a porch, as it is one of the main
defining features of a house.
Partial enclosure of a porch may be acceptable.
2. Do not add a new porch or deck to the main facade
where one never existed.
3. Do not replace wood porches and porch steps with
brick, ironwork, concrete, or concrete blocks.
Porch alteration compromises the overall appearance of
a structure and disturbs its size and scale.
Fig. 4.7.15 A porch is one of the main defining
features of a house and should not be enclosed or
removed.
City of Santa Rosa4.7-8
Section 4.7 - Historic Districts
K. RELOCATION
1. Avoid the relocation of a historic building out of a District, as this negates the integrity of the site and setting.
Moving a building into or within a District may be
acceptable if it is of an appearance and architectural
style for the neighborhood and its new setback matches
the existing buildings in the block.
L. REPAIR AND REPLACEMENT
The City does not regulate design aspects of ordinary repair and replacement projects. However, the Design Review
and Preservation Board can be a valuable r esource to
property owners undertaking routine maintenance
projects.
Fig. 4.7.16 The old Santa Rosa Post Office, a Roman Renaissance style building, was moved from its Fifth Street site (in a Redevelopment area) to its current Seventh Street location in the St. Rose Preservation District. The restored landmark building houses the Sonoma County Museum.
Section 4.7 - Historic Districts
Design Guidelines 4.7-9
M. REPLACEMENT ROOFING
1. Use roofing materials which duplicate the original
wherever possible.
2. Do not change specialty materials such as tile or slate to something different.
A change to other materials could have an adverse effect on the property’s integrity.
N. REPLACEMENT STOREFRONTS
1. Design new storefronts to be compatible with
adjacent existing designs.
New storefronts should “read” as a storefront.
2. Respect the scale and proportion of the adjacent
buildings in the new storefront design.
2. Select construction materials that are appropriate to the storefronts.
Wood, metal, and glass are usually more appropriate
replacement materials than masonry which tends to give
a massive appearance.
3. Differentiate the primary retail entrance from the
secondary access to upper floors.
In Railroad Square, most entrances are recessed, with
the side display windows at a 60 degree angle.
O. REPLACEMENT WINDOWS AND DOORS
1. Maintain the same configuration and details as the
original windows and doors.
2. Ensure that any alterations to window and door
openings should remain in proper proportion to the
overall design of the building.
Fig. 4.7.17 Tile roofing is an integral part of this
Mediterranean Revival house’s character.
Fig. 4.7.18 New storefront in the Railroad Square
Preservation District “reads” as a traditional
storefront.
Fig. 4.7.19 The placement and relationship of
windows and doors are critical parts of this
Craftsman Style house.
City of Santa Rosa4.7-10
Section 4.7 - Historic Districts
P . SIGNS
1. Select traditional materials for new signs wherever
possible.
2. Place signs in locations that do not damage or conceal architectural features and details.
3. Maintain a size that is consistent with the pedestrian scale of the district.
4. Keep graphics simple and legible.
Graphics painted on windows or applied to fabric awnings are also appropriate. Neon signs mounted inside the
storefront window are also consistent with the historic period of the Railroad Square District.
Q. SUBSTITUTE SIDING AND TRIM
1. If the original siding of a building is in need of repair, repair is preferred to replacement or covering over
with a different material (for example, aluminum
siding over wood siding).
The original siding material is a character-defining
element of a building.
Fig. 4.7.20 The old Railway Express Agency building
is now used as a coffeehouse, with signage applied
to the fabric awning and a neon sign mounted inside
the window.
Section 4.8 - Signs
Design Guidelines 4.8-1
4.8 Signs
I. GO ALS
A. To promote signage that is compatible with and
an extension of the architecture of the building.
B. To eliminate cluttered, garish, unattractive
signage.
C. To eliminate the use of buildings as signage.
Fig. 4.8.1 A well designed and constructed monument
sign. The rock used on the base matches rock used in
the building.
Fig. 4.8.2 This sign for an office complex integrates
well with the landscaping forming a planter. The
horizontal character of the sign/wall relates nicely to the horizontal quality of the building.
City of Santa Rosa4.8-2
Section 4.8 - Signs
II. GUIDELINES
These guidelines address how signage should be integrated into project and building design and how buildings should be de- signed to accommodate signage. For requirements on the num- bers of signs allowed, the sizes, the types of signs permitted, administrative and other regulatory issues, refer to Chapter 20- 08 of the City’s Zoning Code.
1. Consider signing concepts, locations for signs and
how the signs are incorporated within the architecture
during the initial design of the building(s). Locations for signage, particularly for retail centers, should be included in both the initial site design and the building design.
2. Signing and graphics should bear an overall design
relationship to the building, facility, or project.
Signage should be scaled to relate to the building
upon which it is attached. The signage should be
oriented to the entrance of the establishment.
3. Design signage to be simple and easy to read.
4. Within multiple occupancy buildings or multiple
building developments, coordinate signage to
equitably distribute the allowable signage among the
various tenants. Refer to the Zoning Code for “Sign
Program” requirements.
5. Orient projects and their signage towards local City streets, not to regional highways.
City policy is that signage is primarily intended to direct people to their destination, not advertise businesses.
6. As noted in the Zoning Code, Section 20-08.190:
“Attached signing shall not be located above the eave
line or building fascia.”
Fig. 4.8.3 The monument sign for this building on
the corner of Sonoma Avenue and E Street is
integrated into a brick faced planter. This sign is
effective and subtle at the same time and feels
like a part of the project design, not an
afterthought.
Fig. 4.8.4 Multiple tenant developments need to
have coordinated signage that equitably distributes
allowable sign area.
Section 4.8 - Signs
Design Guidelines 4.8-3
7. The use of individual letters for signs is preferred over “cabinet” signs or signs which have emphasized
backgrounds.
Cabinet signs are internally illuminated plastic panels within a sheet metal box enclosure. These inexpensive
signs use a limited range of color s and lettering types and tend to have no relationship to the architecture of the building.
8. When cabinet signs are determined to be an
appropriate sig n type, illu minate individu al letters with an opaque background to eliminate glare. See
figures 4.8.5 and 4.8.6.
9. Design detached signing to be low profile monument
signs. Design signs to be consistent with the
architectural design of the building(s). Sign heights
should be at or below the Zoning Co de maximum
heights, comparable with neighboring sign heights
and above all, should enhance the streetscape.
10. Shield the light source of externally illuminated signs from the public’s view. Lighting should be indirect
rather than direct.
11. Retention of original signs or reproductions of such signs in historic areas is encouraged.
12. Design signage in historic districts to relate to rather than disrupt the design elements of the building to
which it is attached. New sign age should also be
compatible with the other signs and buildings along
the street.
Signage in the Railroad Square district is governed by the Railroad Square C-2-PD Policy Statement.
13. Do not paint buildings su ch that the structure itself becomes an advertisement.
Fig. 4.8.5 Cabinet signs with the entire panel
illuminated are discouraged.
Fig. 4.8.6 This cabinet sign at the corner of Davis
and Fifth Streets in Railroad Square employs an
opaque background with only the letters
illuminated. This approach is preferred.
Fig. 4.8.7 Railroad Square hanging sign
City of Santa Rosa4.8-4
Section 4.8 - Signs
14. Do not attempt to circumvent the Zoning Code’s
limits on the amount of signage by utilizing interior
signs, directed at the exterior through large expanses
of glass.
Section 4.9 - Mendocino Avenue Corridor Plan
City of Santa Rosa
4.9 Mendocino Avenue
Corridor Plan Design
Guidelines
4.9-1
The Mendocino Avenue Corridor Plan addresses the area
between College Avenue and Steele Lane. Mendocino
Avenue is a busy arterial that runs parallel to Highway 101 and serves as the primary access to Santa Rosa
Junior College, one of the largest Community Colleges
in the State of California. Mendocino Avenue also
provides access to Santa Rosa High School and is lined by residential and commercial uses. In addition, Mendocino Avenue is an important route for public transit and
cycling.
The guidelines in the Core Area section of the City of
Santa Rosa’s Design Guidelines document defi ne the level of quality architecture that is expected for the Mendocino Avenue corridor. The following guidelines complement
those and provide additional recommendations to
enhance the relationship between proposed buildings and the streetscape in an effort to promote pedestrian activity along the corridor.
The city’s review process encourages the highest level
of design quality, while at the same time providing the fl exibility necessary to encourage creativity on the part of project designers. The overall objective is to ensure that the intent of the guidelines are followed. The design guidelines in the Mendocino Avenue Corridor Plan
support the city’s existing design guidelines for the core/ downtown area and will be applied by the city through the design review process.
The following are corridor wide goals that were
developed during the community outreach process
for the Mendocino Avenue Corridor Plan. Section 4.9
provides guidelines organized within each of the following categories; sidewalk treatment, landscaping, storefront design, building orientation, and development standards.
Figure 4.9.1 Street tress and sidewalk furniture
would enhance pedestrian orientation of the
Mendocino Avenue corridor.
4.9-2 City of Santa Rosa
Section 4.9 - Mendocino Avenue Corridor Plan
To enhance the Mendocino Avenue corridor for A.
all modes of travel including walking, bicycling,
transit, and automobile use through traf fi c calming
measures and increased aesthetics and landscaping.
To improve pedestrian safety along the B. corridor.
To encourage mixed-use development C. along the
corridor, consistent with the City of Santa Rosa’s
City Code and General Plan objectives.
To create an identity for the corridor D. that
complements the surrounding area and attracts
residents and visitors.
I. GOALS - CORRIDOR WIDE
Figure 4.9.2 All modes of travel are
encouraged along the corridor.
Figure 4.9.3 Improving pedestrian safety
through enhanced crosswalks is a major
goal of the plan.
Section 4.9 - Mendocino Avenue Corridor Plan
City of Santa Rosa 4.9-3
II. GUIDELINES
4.9.1: Sidewalk Treatment – Lighting and
sidewalk furnishings
Street furnishings should be provided along the corridor that complement the corridor’s architectural character.
The following potential street furniture options (including lighting, benches and trash receptacles, and tree grates) are recommended to support the environment envisioned for the corridor.
Lighting
Pedestrian scaled lighting should be installed along
the sidewalks throughout the corridor and should be
the appropriate size and spaced accurately to enhance
the aesthetic quality of the streetscape and increase
pedestrian safety. Decorative acorn lighting should be
used that complies with the dimensioning and character
described in the City’s 1992 Street Light Standards
illustrated in Figure 4.9.5.
Guidelines:
Light fi xtures should incorporate the latest energy-1.
effi cient technology for directing light and reducing
glare, while not spilling beyond property lines.
Pedestrian lights should be approximately 12-16 2.
feet in height and appropriately spaced on both
sides of the street along the corridor.
Parking lots, pedestrian walkways and paseos 3.
should be illuminated to ensure safe nighttime
conditions.
Timers and sensors should be considered to avoid 4.
unnecessary lighting and conserve energy.
Figure 4.9.4 An example of city approved
pedestrian scaled decorative acorn light
currently along Mendocino Avenue.
Figure 4.9.5 City’s 1992 Street Light Standards.
4.9-4 City of Santa Rosa
Section 4.9 - Mendocino Avenue Corridor Plan
Benches and Trash Receptacles
New benches and trash receptacles should be installed along the corridor to enhance the pedestrian environment. Typical placement of the benches and trash receptacles should be approximately every 100’ and at key locations to provide seating and amenities for pedestrians.
Tree Grates
The installation of tree grates creates safer sidewalks, increased opportunities for outdoor seating, and can
lead to the health of street trees and reduced sidewalk maintenance. The tree grates proposed throughout the
corridor’s sidewalks should be designed to complement the streetscape treatments (i.e. lighting and sidewalk furnishings) described in these design guidelines.
4.9.2: Landscaping
Landscaping along the corridor, located in sidewalk planter strips and in the center turn lane median, should adhere to the street tree list approved in 2007 by the City’s Recreation & Parks Department. Section 1.3(II)B-Street Trees and
Section 4.1-Landscaping in the City’s Design Guidelines provides guidelines on landscaping requirements.
Figure 4.9.6 Sidewalk furnishings can help
define the architectural character of the
corridor.
Figure 4.9.7 Trees and tree grates add aesthetic
quality to the sidewalk as well as providing a
buffer from the street.
4.9.3: Storefront Design - Windows, doors,
and entries
Retail demand may fluctuate along the corridor, and there should be flexibility to allow occupancy by a variety of use types. Well-designed storefronts, including windows, doors, wall composition, colors, and materials, are very important to create a sense of entry and pedestrian scale. The main building entrance of ground floor uses should be distinguished from the rest of the building and easily identifiable. The guidelines in Section 2.3-Core Area Buildings provides direction for storefront design along the corridor. The following complements those guidelines.
Guidelines:
Entry designs are encouraged but are not limited 1.
to incorporating the following methods to depict a
sense of entry:
Figure 4.9.8 Storefront entries should be well
articulated and clearly defined.
Section 4.8 - Mendocino Avenue Corridor Plan
City of Santa Rosa 4.9-5
change in wall / window plane;a.
a projecting element above the entrance;b.
a change in material or detailing;c.
architectural elements such as fl anked d.
columns or decorative fi xtures;
recessed doors, archways, or cased openings;e.
a portico or formal porch projecting from or f.
set into the surface;
changes in the roofl ine or a towerg.
Recessed storefront entries are strongly 2.
encouraged.
Where recessed entries occur, a decorative 3.
paving material, such as tile, marble, or slate, is
encouraged.
Passive solar design should be incorporated into 4.
the building design, where possible. Windows and
skylights should be located to maximize natural
lighting and reduce the need for indoor lighting.
Windows should be articulated with accent trim 5.
that is authentic to the architecture of the building.
To create shade and shadow detail, it is encouraged 6.
that windows be inset from building walls.
Clear glass or lightly tinted glass is encouraged 7.
to be used on the ground fl oor of commercial
buildings. Opaque, refl ective, or dark tinted glass are not encouraged to be used for any portions of the
building.
At least 60% of the ground level front building 8.
façades are encouraged to be transparent (windows
and doors) in commercial buildings.
Windows and doors should be proportionate in scale 9.
to the building elevation.
4.9.4: Building Orientation
Where redevelopment may occur in areas such as the catalyst sites illustrated on the Preferred Corridor Plan, streets should be lined with retail storefronts and parking lots should be relocated behind buildings. The following guidelines are designed to enhance the corridor to achieve the desired pedestrian-oriented vision.
Guidelines:
Buildings should be placed at sidewalk edge and 1.
oriented toward the street. Landscaping should
be installed between the street and the sidewalk
buffering the sidewalk from traffi c and providing a
pedestrian scale to walkways.
Parking lots should be provided away from street 2.
edge behind buildings and should be clearly
identifi able with directional signage. Where possible
they should be connected and accessible from side
streets.
Outdoor dining opportunities are encouraged but 3.
shall meet the conditions and requirements of
section 20-42.160 Sidewalk cafés in Chapter 20-42
STANDARDS FOR SPECIFIC LAND USES of the City’s
Zoning Code.
Building entrances should be oriented toward the 4.
street frontage. They should not back onto existing or
planned amenities such as parks and plazas.
4.9-6
City of Santa Rosa
Section 4.9 - Mendocino Avenue Corridor Plan
Figure 4.9.9 Storefronts should be appropriately scaled and make a strong connection with the sidewalk’s edge.
Figure 4.9.10 Outdoor dining opportunities are
encouraged to enliven the corridor and the pedestrian’s experience.
Signifi cant buildings with prominent architectural 5.
features should be located near corners and
intersections whenever possible.
Outdoor spaces should have clear purpose that 6.
refl ects careful planning and are not simply “left
over” areas between structures. Such spaces
should provide pedestrian amenities, such as
benches, fountains, landscaping, public art, etc.
Loading areas and delivery service areas should 7.
be placed at the rear or side of buildings. These
areas should be screened with decorative walls,
trellises and vines, berming with landscaping,
trees, or a combination of these treatments.
Intensifi ed landscaping, changes in setbacks, 8.
and appropriate building orientation should be
used to buffer or transition residential uses from
adjacent commercial uses.
Climatic factors such as prevailing winds, shade 9.
trees, window and door orientation, and the
positioning of buildings on the site should be
coordinated to maximize energy conservation.
Section 4.9 - Mendocino Avenue Corridor Plan
City of Santa Rosa 4.9-7
Figure 4.9.11 Appropriately scaled sidewalks create
an inviting pedestrian environment.
Figure 4.9.12 Height and setbacks
4.9-8 City of Santa Rosa
Section 4.9 - Mendocino Avenue Corridor Plan
4.9.5: Draft Development Standards –
Setbacks, Height, and Building Coverage
The following provides a summary of the development standards for buildings and how they interact with the public realm along the corridor. Detailed illustrations are included depicting the potential building setbacks and site layout for the land uses along the corridor including mixed-use, retail, and office uses.
Setbacks
Front: min = 0’ (from property line)
max = 15’ (from property line)
Side: min = 0’
max = 20’ (to allow for plaza/pedestrian
walkway)
Rear: min = 0’
Height
Mixed-Use (residential/of fi ce over retail)
max approx. = 55’
Stand Alone Retail
max approx. = 45’
Building Coverage
max = 100%
Parallel parking
Pedestrian paseo/
alcove for outdoor
dining
Building
Sidewalk
Furniture
Zone
Setback to provide
outdoor seating
Figure 4.9.13 Building orientation and relationship to
the public realm
References
Design Guidelines R-1
References
Sections 1, 2 and 3
Yuba City Central City Specific Plan & Revitalization Strategy, Freedman, Tung & Bottomley, 1992.
Sections 1.1- Neighborhood Design and 3.1- Single-Family Residential Design Guidelines for Small-Lot Single-Family Residential Developments, City of Freemont, California, Consultant: Van Meter Williams Pollack
The Lexicon of the New Urbanism, Duany Plater-Zyberk & Co., Version 2.1, 1999.
Suburban Nation, The Rise of Sprawl and the Decline of the American Dream, Andres Duany, Elizabether Plater-Zyberk and Jeff Speck, North Point Press, 2000 Sections 1.2- Streets and Public Ways and 1.3 - Streetscape - much of these two sections were borrowed from the following two books by Dan Burden.
Streets and Sidewalks, People and Cars, Dan Burden, Local Government Commission Center for Livable Communities, 2000. Available through LGC at www.lgc.org.
Streets Design Guidelines for Healthy Neighborhoods, Dan Burden, Local Government Commission Center for Livable Communities, 1998. Available through LGC at www.lgc.org.
Section 3.2- Multiple-Family Residential
Housing As If People Mattered, Clare Cooper Marcus and Wendy Sarkissian, University of California Press, 1986
Section 4.4 - Creeks, Riparian Corridors and Storm Drainage Start at the Source, Guidance Design Manual for Stormwater Quality Protection, Tom Richman and Associates, Bay Area Stormwater Management Agencies Association, 1999. Available through Tom Richman and Associates (650)462-8880 or www.tomrichman.com.
Section 4.5- Hillside Considerations
Hillside Design Guidelines, Taliesen Architects.
Section 4.7- Historic Properties and Districts
“Processing Review Procedures for Owners of Historic Properties”, City of Santa Rosa. Available from the City of Santa Rosa Department of Planning and Economic Development.
City of Santa RosaR-2
References
Design Guidelines IC-1 __________________________________________________________________________________ Illustration Credits_________________________________________________________________________________ Illustration Credits
All drawings and photos by Alan B. Cohen, except as noted below:
1.1.1-5 - “Liveable Neighborhoods”, Western Austrialian Planning Commission
1.1.6 - Based on diagrams by Regional Plan of New York, 1927, and TND Diagram by Duany Plater-Zyberk & Company
1.1.7 - Based on diagram by Unknown
1.1.8 - Based on diagram by Peter Calthorpe & Associates
1.1.12 - Uknown
All Street Plates by Carlile Macy
1.2.8 - Based on diagram by Peter Calthorpe & Associates
1.2.10, 1.2.17-22 - “Traffic Calming”, League of California Cities
1.3.1 - Carlile Macy
1.4.1, 2, 3 - City of Santa Rosa Transit Department
1.4.8 - Tolar Shelters
2.1.1 - Based on diagram from Cityof Santa Rosa Core Area Study
2.2.5 - Based on Celebration, Florida site plan by Unknown
2.5.1 - Unknown
2.6.1 - Unknown
3.1.1 - Ron Allen
3.1.20 - Unknown
3.3.6 - Peter Calthorpe & Associates
3.3.14 - Unknown
3.3.17 - Unknown
4.5.1-2, 4.5.14-16 - Ron Allen
4.5.12-13 - based on diagrams by Taliesen Architects
Section 4.7 - All drawing by Ross Parkerson, all photos except 4.7.1 by Roy Anderson Illustration Credits_________________________________________________________________________________ IC-2 City of Santa Rosa __________________________________________________________________________________ Appendices
APPENDIX A: Cha pter 17-24 of the City Code - T rees
APPENDIX B: Water Efficient Landscape Policy
APPENDIX C: 3D Visual Analysis Requirerments
APPENDIX D: Off-Street Parking Table
APPENDIX E: Very High Fire Severity Zone Building and Fire Protection Requirements and Map APPENDIX F: The Secretary of the Interior ’s Standards for Rehabilitation _________________________________________________________________________________Appendices _________________________________________________________________________________ Design Guidelines A-1
_________________________________________________________________________________ A-2 City of S anta Rosa ________________________________________________________________________________Appendices ________________________________________________________________________________Appendix A Chapter 17.24
TREES
Sections:
17.24.00A Article I. Intent and Purpose
17.24.010 Declaration of legislative intent and purpose.
17.24.019A Article II. Definitions
17.24.020 Definitions.
17.24.029A Article III. Prohibitions
17.24.030 T ree alteration, removal, relocation—Permit required.
17.24.039A Article IV . Permits
17.24.040 Permit category I—T ree alteration or removal or relocation permits—Applica- tion for property where no additional development is proposed.
17.24.050 P ermit category II—T ree alteration, removal or relocation on property pro- posed for development—Requirements.
17.24.069A Article V . Street T rees
17.24.070 Street trees and plantings on and adjacent to public streets and sidewalks.
17.24.075 Street tree removal—Permit required—Conditions.
17.24.080 T ree removal—Permit—T erm.
17.24.082 Appeals.
17.24.085 T rimming trees and hedges abutting side walks.
17.24.089A Article VI. Appeals
17.24.090 Appeals.
17.24.099A Article VII. Enforcement
17.24.100 Violation.
17.24.110 Criminal penalty for violation.
17.24.120 Injunctions.
17.24.130 R eplacement trees.
17.24.140 Violation—City approvals.
Section 17.24.00A Article I. Intent and Purpose
_________________________________________________________________________________ Design Guidelines A-A
__________________________________________________________________________________Appendix A Section 17.24.010 Declaration of legislative intent and purpose.
The City Council finds and declares that trees contribute greatly to the health, safety and general welfare of all of the City’s citizens and that the preservation and proper maintenance of trees is a matter of citywide concern. The City Council further finds and determines that it is necessary to enact regulations prohibiting unnecessary damage, removal, or destruction of trees.
The City Council recognizes and finds that trees provide great aesthetic benefits, offer windbreaks, provide summer shade, noise abatement, and privacy screening, erosion control, act as filters against airborne pollutants, release oxygen, are wildlife habitats, and prevent landslides through their root systems.
All trees perform these functions for the property on which they are growing. Trees of significant size and maturity perform these functions for all persons living in their vicinity. Trees are key elements in a living system the boundaries of which do not conform to the arbitrary property lines of individual lots and parcels and upon which the continued health and welfare of this community depends. In addition, trees in the community and in a neighborhood provide a sense of identity and tradition and enhance property values.
The City Council further finds and declares that careless treatment and arbitrary removal of trees detracts from scenic beauty, causes erosion, increases risks of landslides, reduces property values, in- creases construction costs and drainage costs, and thereby further reduces the attractiveness of an area.
A purpose of the City Council in enacting the following regulations is to protect certain trees that are an essential part of the City’s natural heritage, referred to in this chapter as heritage trees, wherever they may be growing in the City, while, at the same time, recognizing an individual property owner’s right to utilize his or her land in a way that is otherwise allowed by law. (Ord. 2858 § 1 (part), 1990) Section 17.24.019A Article II. Definitions
Section 17.24.020 Definitions.
For the purposes of this chapter, the following words and phrases shall have the meanings set forth in this section.
(A) “Accepted arboricultural standards” means those pruning standards approved in the publication “Pruning Standards” published by the International Society of Arboriculture, as the same now exists and may be revised from time to time.
(B) “Accepted arboricultural practices” means practices set forth as acceptable or better in current gener- ally accepted textbooks on arboriculture and tree care and in current professional journals on arboriculture or university level publications on tree care.
(C) “Alter” means to take an action that could foreseeably diminish the health or vigor of a tree. “Alter” includes, but is not limited to, excessive or improper pruning of a tree, grade changes around or near a tree, excessive irrigation of a tree, and trenching in the root zone of a tree. “Alter” does not include: periodic trimming, shaping, thinning or pruning of a tree to preserve or protect its health, growth or appearance, in accordance with accepted arboricultural standards and practices; provided, however, that any, including root pruning of a heritage tree shall be done only by a certified tree worker, certified arborist, or with a certified arborist in attendance and supervising the entire process.
(D) “Certified arborist” means a person who has been tested by and is currently certified as an “arborist” by the International Society of Arboriculture or a person who, as determined by the director, is equally qualified in the field of arboriculture.
(E) “Certified tree worker” means a person who has been tested by and is currently certified as “tree worker” by the International Society of Arboriculture or a person who, as determined by the Director, is equally qualified in the field of arboriculture.
(F) “Circumference” means the circumference of a tree measured around the tree’s outside bark four and one-half feet above the average natural ground level immediately surrounding the trunk of the tree. (G) “Developed property in a R-1, R-1-6, R-1-7.5, R-1-9, PRD, or a R-1-PD zoning district” means a lot within one of these zones which is improved with a single-family dwelling and the lot, due to its size, is incapable of being further subdivided under the zoning regulations which are applicable to it. “Developed property in a R-1, R-1-6, R-1-7.5, R-1-9, PRD, or a R-1-PD zoning district” also means a lot within one of these zones which is improved with a single-family dwelling and which, due to its size, is technically capable of being further subdivided under the zoning regulations applicable to it, but which, due to the location of the dwelling on the lot, the size and condition of the dwelling, and the comparable size of the other developed lots within the neighborhood or other circumstances, such as the topography or shape of the lot, is unlikely, as determined by the director in writing, to be approved for further subdivision.
_________________________________________________________________________________ A-A City of Sa nta Rosa (H) “Director” means the director of the City’s Department of Community Development or a person or persons within that Department designated by the Director to perform any of the discretionary duties or responsibili- ties of the Director and are set forth in this chapter. (I) “Director of Recreation and Parks” means the Director of the Recreation and Parks Department of the City or a person or persons within that department designated by the department’s director to perform any of the discretionary duties or responsibilities of the Director which are set forth in this chapter. (J) “Diameter.” In each instance where the diameter of a tree is listed in this chapter, the listed diameter is a tree’s diameter measured four and one-half feet above the average natural ground level immediately surrounding the trunk of the tree and has been determined by dividing the tree’s listed circumference, as “circumference” is defined in this chapter, by the number 3.14. In any instance where the diameter of a tree is needed to interpret or implement any provision of this chapter, it shall be determined by dividing the tree’s actual “circumference,” as defined in this chapter, by the number 3.14.
(K) “Drip line” means an area of the ground delineated by the vertical projection of the outside periphery of the crown area of a tree down to the ground surface. (L) “Heritage tree” means any of the following:
(1) A tree or grove of trees so designated by a resolution of the Planning Commission, upon nomination by the Director of Community Development or the Planning Commission and after the holding of a noticed public hearing, having a specific historical or cultural association or value due to its age, species, character, location, height and/ or the circumstances of its planting or origin.
(2) Any of the following trees, native to the County, whether located on private or public property, which has a diameter or a circumference equal to or greater than that listed below:
Species/Common Name Diameter Circumference
1. Oak Family
(a) Quercus lobata—
valley oak 6" 19"
(b) Q. agrifolia—live oak 18 57
(c) Q. kelloggii—black oak 18 57
(d) Q. garryana—Oregon or
white oak 18 57
(e) Q. chrysolepis—canyon
oak 18 57
(f) Q. douglasii—blue oak 6 19
(g) Q. wislizenii—interior
live oak 18 57
2. Sequoia sempervirens—redwood 24 75
3. Umbelluloria californica—bay 24 75
4. Arbutus menziesii—madrone 12 38
5. Aesculus californica—buckeye 6 19
6. Pseudotsugas menzesii—douglas
fir 24 75
7. Alnus oregona—red alder 18 57
8. Alnus rhombifolia—white alder 18 57
9 . Acer macrophyllum—big leaf
maple 24 75
(M) “Protected tree” means any tree, including a heritage tree, designated to be preserved on an approved development plan or as a condition of approval of a tentative map, a tentative parcel map, or other development approval issued by the City.
(1) When property is situated within the R-1, R-1-6, R-1-7.5, R-1-9, PRD, or R-1-PD zoning districts, a tree designated as a “protected tree” in connection with the approval of the property’s development shall lose that designation when the property has been improved or developed as described in subsection G of Section 17-24.020 and the dwelling on the property has been occupied as a residence. (2) For all other properties, any tree situated thereon which has been designated as a “protected tree” shall retain that designation until the tree reaches a stage of growth to come within the definition of tree as set forth in subsection P of Section 17-24.020.
________________________________________________________________________________Appendix A _________________________________________________________________________________ Design Guidelines A-A
_________________________________________________________________________________ A-A City of Santa Rosa
(N) “Root zone” means the area of ground around the trunk of a tree which includes the drip line and an additional 10 foot wide circular strip of ground around the outside of the drip line. (O) “Street tree” means any tree having a single trunk circumference greater than six and one-quarter inches or a diameter greater than two inches, a height of more than six feet, and one half or more of its trunk is within a public right of way or within five feet of the paved portion of a City street or a public sidewalk. (P) “T ree” means any woody plant having a single trunk circumference of twelve and one-half inches or more, or a diameter of four inches or more or a combination of multiple trunks having a total circumference of 251/4 inches or more, or a total diameter of eight inches or more. (Q) “Person” means any individual, or group of individuals, any partnership or corporation, or any unincor- porated association. “Person” includes the City.
(R) “Remove” means the cutting down of a tree or the relocation of a tree in a manner not in accor- dance with accepted arboricultural practices.
(S) “Relocate” means to relocate a tree from the place where it is growing and replanting it in another location in accordance with accepted arboricultural practices and with the intent and a reasonable expectation that it will survive and grow in the new location. (Ord. 2858 § 1 (part), 1990) Section 17.24.029A Article III. Prohibitions
Section 17.24.030 T ree alteration, removal, relocation—Permit required.
No person shall alter, remove or relocate, or permit or cause the alteration, removal or relocation, of any tree, including any heritage, protected, or street tree, situated in the City, without a permit as provided in this chapter. (A) The provisions of this section shall not apply to the following:
(1) The alteration, removal or relocation of a tree, except a protected or heritage tree, situated on “developed property in a R-1, R-1-6, R-1-7.5, R-1-9, PRD, and R-1-PD zoning district,” unless the adopted policy statement for a particular PRD or R-1-PD zoning district states that a permit is required. (2) The trimming or clearing of any tree’s branches or roots from interfering (a) with the lines of any public utility, City water, sewer and storm drain lines and open storm drain channels and City streets, sidewalks, curbs and gutters when necessary for the proper maintenance of such facilities, or (b) with the maintenance of adequate lines of sight along City streets and entrances to such streets, including lines of sight to traffic control signs and signals, provided that accepted arboricultural practices are utilized in each instance. (3) A removal or alteration of any tree necessitated by a hazardous or dangerous condition of, or caused by the tree, or a portion thereof, which requires immediate action to protect life or property. Such a tree, including a street, protected, or heritage tree, may be altered or removed by City personnel without a permit, or by the property owner with the prior written permission given by the head of any one of the following City departments: the Police Department, Fire Department, Public Works Department, Utilities Department, Recreation and Parks, Community Development, or City Manager. Decision making authority in such situations may be delegated to field personnel by the head of each such Department or by the City Manager.
(4) T rees, other than heritage trees, situated within City owned parks and other City owned or con- trolled places when altered, removed, or relocated by City employees or by contractors retained by the City. (5) Exempt T rees. The following species of tree and any additional species, as determined by resolution of the City Council from time to time, are exempt from the provisions of this chapter (except for those that may exist as street trees) and a permit is not required for their alteration, removal or relocation: acacia, silver maple, poplar, ailan- thus, hawthorn, fruitless mulberry, ligustrum, pyracantha, Monterey pine, Monterey cypress, and fruit and nut trees, except walnut trees which are not exempt. (Ord. 2858 § 1 (part), 1990) Section 17.24.039A Article IV . Permits
Section 17.24.040 Permit category I—T ree alteration or removal or relocation permits— Application for property where no additional development is proposed. (A) Any person desiring to alter, remove, or relocate any tree or a heritage tree which is situated on developed land for which a permit is required under the provisions of this chapter shall apply in writing to the director to do so. The application shall state the number and identify the location of each tree and heritage tree sought to be altered, removed, or relocated, shall contain a statement of the reason(s) the permit is requested, and shall contain such other pertinent information as the Director may require. The application may also include documentation of any type, including written recommendations from a certified arborist concerning the health, quality and desirability of alterna- __________________________________________________________________________________Appendix A tives to the tree or trees in question. The necessity for the alteration, removal or relocation of each tree and heritage tree shall be demonstrated to the Director by the applicant. (B) Upon receipt of an application, the Director shall make a determination as to the acceptability of the requested tree alteration, removal, or relocation based on the following considerations:
(1) The overall condition of the tree, including any diseases and pests that may be attacking it, the tree’s age with respect to its projected lifespan, the area the tree would hit if it, or any substantial part of it, were to fall, its symmetry and aesthetics, its proximity to existing structures, and any interference it has caused with underground or overhead utility lines.
(2) The topography of land and the effect the tree alteration, removal, or relocation may have on possible erosion or soil retention problems or on increasing the flow or the diversion of surface waters. (3) The number, species, size, and location of other existing trees in the area and the effect the requested action will have on shade areas, air pollution, historic values, scenic beauty, and the general welfare of the City. (4) Whether the request is supported by good urban forestry practices and standards such as, but not limited to, the number of healthy trees that a given parcel of land will support. (C) Prior to making a determination on the application, the director shall inspect the tree(s) sought to be altered, removed or relocated. The Director may also refer the application to another Department, Board, Commission or Committee of the City, as he deems appropriate, and may cause such additional investigation to be made which he deems necessary in order to make an informed decision on the application. (D) If the Director approves an application to alter, remove, or relocate a tree, he shall issue a permit, subject to such conditions as he deems appropriate, which may include the planting of replacement trees, or moving the tree to a more suitable location on the site if such is economically feasible. (E) A permit granted under the provisions of this section shall be valid for a period of 60 days from the date of issuance unless a longer period is stated in the permit. If the work authorized by the permit is not commenced prior to the expiration date, the permit shall become null and void. Once the work authorized by a permit is com- menced, it shall be expeditiously pursued to completion. (Ord. 2858 § 1 (part), 1990) Section 17.24.050 Permit category II—T ree alteration, removal or relocation on property proposed for development—Requirements.
(A) All development proposals and subdivision applications shall clearly designate all trees and heritage trees on the property by trunk location and an accurate outline of each tree’s drip line and shall indicate those trees which are proposed to be altered, removed, or relocated and those trees proposed to be designated protected trees.
The reasons for the proposed removal of any tree shall be stated in writing. The development plan or tentative subdivi- sion map shall indicate the genus and species, the shape, the drip line and the trunk circumference of each tree and heritage tree. These tree delineations must also be shown on every page of the development and improvement plans where any work is proposed within the root zone of any tree. The owner of the property and the person in control of the proposed development shall protect and preserve each tree and heritage tree situated within the site of the proposed development during the period the application(s) for the proposed development is being considered by the City. The proposed development shall be designed so that:
(1) The proposed lots and/or improvements preserve and protect any heritage trees to the greatest extent possible.
(2) The road and lot grades protect heritage trees to the greatest extent possible and the existing grade shall be maintained within each such tree’s root zone.
(B) If the proposed project is approved, the recordation of the final map or issuance of a grading permit or building permit for the project shall constitute a permit to alter, remove, or relocate any trees designated for alteration, removal, or relocation upon the project’s approved plans. Any change in the trees to be altered, removed, or relocated as designated on the approved development plan or tentative map shall only be permitted upon the written approval of the Director or, when the Director determines that the proposed change may be substantial, by the Planning Commission.
(C) T ree Replacement Program. A person owning or controlling a development project shall be required to replace trees and heritage trees approved for removal as part of the approval of the project in accordance with subdivision 1; each protected tree removed or damaged shall be replaced in accordance with subdivision 2. (1) For each six inches or fraction thereof of the diameter of a tree which was approved for removal, two trees of the same genus and species as the removed tree (or another species, if approved by the Director), each of a minimum 15-gallon container size, shall be planted on the project site, provided however, that an increased number of smaller size trees of the same genus and species may be planted if approved by the Director, or a fewer number of such trees of a larger size if approved by the Director.
________________________________________________________________________________Appendix A _________________________________________________________________________________ Design Guidelines A-A
_________________________________________________________________________________ A-A City of Santa Rosa
(2) For each six inches or fraction thereof of the diameter of a tree which was not approved for removal, four trees of the same genus and species as the removed tree (or another species, if approved by the Direc- tor), each of a minimum 15-gallon container size, shall be planted on the project site, provided however, that an in- creased number of smaller size trees of the same genus and species may be planted if approved by the Director, or a fewer number of such trees of a larger size if approved by the Director. (3) If the development site is inadequate in size to accommodate the replacement trees, the trees shall be planted on public property with the approval of the Director of the City’s Recreation and Parks Department. Upon the request of the developer and the approval of the Director, the City may accept an in-lieu payment of $100.00 per 15- gallon replacement tree on condition that all such payments shall be used for tree-related educational projects and/or planting programs of the City.
(D) Protected T rees. The following requirements shall apply to every person who develops any property upon which a protected tree is located:
(1) Before the start of any clearing, excavation, construction or other work on the site, every protected tree shall be securely fenced off at the “protected perimeter,” which shall be either the root zone or other limit as may be established by the City. Such fences shall remain continuously in place for the duration of all work undertaken in connection with the development. The area so fenced off shall not be used as a storage area or altered or disturbed except as may be permitted under this subsection.
(2) If the proposed development, including any site work for the development, will encroach upon the protected perimeter of a protected tree, special measures shall be utilized, as approved by the Director or the Planning Commission, to allow the roots to obtain oxygen, water, and nutrients as needed. Any excavation, cutting, filling, or compaction of the existing ground surface within the protected perimeter, if authorized at all by the Director, shall be minimized and subject to such conditions as may be imposed by the Director. No significant change in existing ground level shall be made within the drip line of a protected tree. No burning or use of equipment with an open flame shall occur near or within the protected perimeter.
All brush, earth and other debris shall be removed in a manner which prevents injury to the protected tree. (3) No oil, gas, chemicals or other substances that may be harmful to trees shall be stored or dumped within the protected perimeter of any protected tree, or at any other location on the site from which such substances might enter the perimeter of a protected tree. No construction materials shall be stored within the protected perim- eter of a protected tree.
(4) Underground trenching for utilities shall avoid major support and absorbing tree roots of protected trees. If avoidance is impractical, tunnels shall be made below the roots. T renches shall be consolidated to service as many units as possible. T renching within the drip line of protected trees shall be avoided to the greatest extent possible and shall only be done under the at-site directions of a certified arborist. (5) No concrete or asphalt paving shall be placed over the root zones of protected trees. No artificial irrigation shall occur within the root zone of oaks.
(6) No compaction of the soil within the root zone of protected trees shall occur. (7) If the trees proposed to be removed can be economically relocated, the developer shall move the trees to a suitable location on the site shown on the approved plans. (Ord. 2858 § 1 (part), 1990) Section 17.24.069A Article V . Street T rees
Section 17.24.070 Street trees and plantings on and adjacent to public streets and side- walks.
(A) Resolution of Approved List of Street T rees. The City Council shall adopt by resolution a list of trees which may be planted within the planting strip adjacent to City streets or within five feet of the paved portion of a City street or a public sidewalk. A planting strip, as used in this section, is the open soil area that may exist between the curb and a sidewalk. The Council’s list of permitted street trees may be amended from time to time by resolution and may also specify minimum distances that shall be maintained between the various kinds of trees listed. (B) Prohibition on the Planting of Unapproved T rees and Certain Plants. Except as provided in Section 17-
24.070(A), no trees shall be planted in a planting strip or within five feet of the paved portion of a City street or a public sidewalk. No other landscaping planted within a planting strip or within five feet of the paved portion of a City street, may exceed 24 inches in height, measured from the paved street grade. (Ord. 2858 § 1 (part), 1990) Section 17.24.075 Street tree removal—Permit required—Conditions.
No tree growing within a planting strip or within any public right-of-way shall be removed or altered by or at __________________________________________________________________________________Appendix A the instigation of the abutting property owner or anyone other than a duly authorized officer, agent or employee of the City, except upon issuance of a permit therefor by the Director of Recreation and Parks who may require, as a condi- tion of permitting the removal or alteration of a tree, the posting of security for such work and the planting, at the expense of the permittee, of a tree to replace the one removed, which tree shall be selected from the list approved under Section 17-24.070(A), and planted with the spacing and in the manner approved in accordance with Section 17-
24.070(A). The Director of the Recreation and Parks Department shall establish in writing a policy thereon and the Director of Recreation and Parks in issuing and denying permits and fixing conditions thereof under this chapter shall follow insofar as possible the written policy.
Section 17.24.080 T ree removal—Permit—T erm.
A permit approved by the Director of Recreation and Parks under the provisions of this article shall be valid for a period of 60 days from its issuance unless a longer term is set forth in the permit. If the work to be done under the terms of the permit is not commenced prior to its expiration and thereafter expeditiously pursued, the permit shall become null and void.
Section 17.24.082 Appeals.
Any decision made by the Director of Recreation and Parks under this article may be appealed to the Planning Commission by an interested person within the time and in the manner set forth in Section 17-24.090.
Section 17.24.085 T rimming trees and hedges abutting side walks.
An owner or occupant of a lot shall keep all trees and hedges situated on the lot which abut upon or overhang a public sidewalk properly trimmed so that the same shall not interfere with the free use of the sidewalk. Such trimming shall not require a permit. (Ord. 2858 § 1 (part), 1990) Section 17.24.089A Article VI. Appeals
Section 17.24.090 Appeals.
Any decision made by the Director under the provisions of this chapter may be appealed to the Planning Commission by any interested person. The appeal must be filed in writing with the secretary of the Planning Commis- sion within 10 days of the decision. The written appeal shall state all facts and each ground upon which the appeal is based and shall be signed by the applicant. The Planning Commission shall hold a noticed public hearing before making a decision on the appeal. An appeal of the Planning Commission decision may be made to the City Council by any interested person by filing the appeal in writing with the City Clerk within 10 days of the Planning Commission’s decision. (Ord. 2858 § 1 (part), 1990)
Section 17.24.099A Article VII. Enforcement
Section 17.24.100 Violation.
Every person who violates any provision of this chapter is guilty of a misdemeanor. (Ord. 3238 § 28 (d), 1996:
Ord. 2858 § 1 (part), 1990)
Section 17.24.110 Criminal penalty for violation.
A violation of any provision of this chapter is an infraction punishable by (1) a fine not exceeding $100.00 for the first violation; (2) a fine not exceeding $200.00 for a second violation within one year; (3) a fine not exceeding $500.00 for each additional violation occurring within one year. (Ord. 2858 § 1 (part), 1990) Section 17.24.120 Injunctions.
In addition to all other actions and remedies, civil or penal, authorized by law, the City Attorney is authorized to file an action in court seeking injunctive relief to enjoin a violation of any provision of this chapter or to prevent a threatened violation of any provision of this chapter. The injunctive relief sought in any such action may be prohibitory, mandatory, or both. (Ord. 2858 § 1 (part), 1990)
________________________________________________________________________________Appendix A _________________________________________________________________________________ Design Guidelines A-A
_________________________________________________________________________________ A-A City of Santa Rosa
Section 17.24.130 R eplacement trees.
In lieu of prosecution under Section 17-24.110, any person who alters, removes, or relocates a tree, or who permits or causes to be altered, removed, or relocated any tree in violation of any provision of this chapter, may petition the Director for permission to replace each tree so altered, removed, or relocated, with four replacement trees of the same genus and species, each of a minimum 15-gallon container size, to be planted on the property on which the violation was committed. If approved by the City Attorney, the Director may grant the petition, with or without conditions, if he finds that the proposed replacement trees will substantially restore the property environmen- tally to a condition equal to its condition prior to the violation. Each such replacement tree shall be deemed and considered a “protected tree” under the provisions of this chapter. The conditions imposed by the Director may include requirements for security to insure the tree’s successful establishment and proper care for a stated period of time. The Director may also authorize the planting of a lesser number of larger trees or a larger number of small trees than specified in this section if he finds that either adjustment will be more beneficial to the permanency of all trees on the property. (Ord. 2858 § 1 (part), 1990)
Section 17.24.140 Violation—City approvals.
The owner or occupant of any property on which a violation of the provisions of this chapter was committed, if such violation was committed by the owner or a lawful occupant thereof, or committed with the permission or consent of either such person, shall be denied, for a period of two years from the date of the City’s discovery of such violation, any approval or permit which otherwise might have been issued by the City for the development or further improvement of such property. Prohibited approvals or permits shall include, but not be limited to, conditional use permits, variances, and building or demolition permits. The provisions of this section shall not apply to any approval or permit which is needed or required to maintain the health or safety of those occupying existing improvements on the property. If the violation has been established by the final judgment of a court, the Director shall, by appropriate notice to the owner of the property and the pertinent City departments and agencies, implement the provisions of this section. If an alleged violation of this chapter has not been the subject of a court proceeding, the Director, in his discretion, may hold a hearing on the alleged violation, giving the property owner reasonable advanced notice thereof and a summary of the facts which indicate a violation has occurred, which notice and summary shall meet any proce- dural due process requirements that are determined to be applicable. Following the hearing at which the owner shall be allowed to present testimony, argument and evidence and to refute the evidence presented by the City, the Director, based on the evidence presented at the hearing, shall determine in writing whether a violation of this chapter occurred on the property involved, and if so, whether it was committed by the property owner or a lawful occupant of the property, or with the permission or consent of either such person. A copy of the Director’s determination shall be immediately mailed or delivered to the property owner. If the Director determines such a violation was committed by the owner or such occupant or with the permission or consent of either, he shall implement the provisions of this section by notice as set forth above. Notice of a violation of a provision of this chapter may be recorded in the office of the County Recorder to implement the provisions of this section. (Ord. 2858 § 1 (part), 1990) __________________________________________________________________________________Appendix A SANTA ROSA’S WATER EFFICIENT LANDSCAPE POLICY
Introduction: The Water Efficient Landscape Policy was adopted by Santa Rosa’s City Council on December 22, 1993 in response to California’s Government Code Section 65590 which requires local agencies to adopt water efficient landscape regulations. The Policy as adopted is shown below.
The Policy:
CITY OF SANTA ROSA
WATER EFFICIENT LANDSCAPE POLICY
Section I. Purpose
The purpose of this policy is to ensure efficient water use by establishing standards for landscape design appropriate to Santa Rosa’s climate, soils, water resources, land use and resource planning.
Section II. Applicability
1 . This policy applies to all new projects, public and private, with landscaping that require conditional use permit or design review by the City on or after July 1, 1993, and in the following categories: office, commercial, industrial and institutional landscaping; park and greenbelt landscaping; developer-installed landscaping in multiple-family residential and in common areas of single-family residential. 2 . This policy does not apply to landscaping in private areas of single-family and multiple-family residential projects. However, residential projects are encouraged to use this policy as guidelines.
3 . This policy does not apply to any landscape which is irrigated by reclaimed water. 4 . This policy does not apply to any landscapes irrigated by private well water. However, these projects are encouraged to use this policy as guidelines. 5 . This policy does not apply to registered historical sites. 6 . This policy does not apply to ecological restoration projects that do not require permanent irrigation systems.
7 . Parks, playgrounds, sports fields, golf courses, schools and cemeteries are exempt from the turf area limit of this policy. In these projects, turf will be allowed in all areas where functional need for turf is demonstrated. Every other requirement of this policy is applicable.
________________________________________________________________________________Appendix B _________________________________________________________________________________ Design Guidelines A-B
_________________________________________________________________________________ A-B City of Santa Rosa
Section III. Definitions
For purposes of this Policy, the following definitions apply:
Drought resistant cool-season grass - Cool season grasses which can tolerate drought stress. These grasses usually require high-water-use irrigation scheduling to stay green and vital, but will survive under limited water. Examples: turf-type tall fescues e.g., “Medallion” and “Rebel”.
Functional need (for turf) - T urf planting which serves a functional or practical need rather than purely aesthetic purpose. Examples: athletic fields and pedestrian circulation areas.
High-water-use plantings - Annuals, container plantings, and plants recognized as highwater- use (e.g. Alder, Birch, Willow), or plants documented as having a plant factor greater than 0.6.
Hydrozone - A portion of a landscape having plants with similar water needs. T ypically, a hydrozone is served by a valve or set of valves with the same type of irrigation hardware and schedule.
Irrigation circuit - A section of an irrigation system, including the piping and sprinkler heads or emitters, that is operated by a single remote control valve.
Low-water-use plants - Plants which are recognized as drought-resistant or low-water-use when established, or plants documented as having a plant factor less than or equal to 0.6.
Microclimate - A section of a landscaped site with unique climatic conditions that affect the amount of water plants within the area use. Examples of landscape mircroclimates include courtyards, tree understory areas, median islands.
Non-mechanically compacted soil - Soil which has not undergone engineered compaction procedures.
Organic amendment - Any fully organic material added to the soil to improve soil structure, and other physical properties of the soil. Examples: composted sawdust, redwood soil conditioner, compost, peat moss.
Overspray - Water which is discharged from an overhead irrigation system outside the desired planting area, especially water which wets adjacent hard surfaces, e.g., sidewalks, patios, streets.
Plant factor - A number which represents the portion of reference evapotranspiration used by a particular plant. For example: a shrub with a plant factor of 0.5 uses 50% of reference evapotranspiration; a tree with a plant factor of 1.2 uses 120% of reference evapotranspira- tion.
__________________________________________________________________________________Appendix B Porous mulch - A loose material which is applied to the soil surface to reduce evaporation and retard weed growth. Examples of acceptable mulches include: wood chips, decomposed granite, straw, compost.
Project’s landscaped area - The parcel area less building, footprints, driveways, paved walks and patios, parking areas and undeveloped open space or designated natural areas. The project’s landscaped area does include all areas under irrigation, water features and hardscape other than those noted above.
Project water saving techniques (to mitigate run-off from slopes) - Landscape design techniques which either allows irrigation to be applied at a rate close to the infiltration rate of the soil or which captures and recycles run-off.
Rain shut-off device - A device which automatically shuts the irrigation system off when a measurable amount of rain occurs.
Reference evapotranspiration - A standard calculation of the quantity of water transpired by a reference crop and evaporated from adjacent soil surfaces as measured by the California Irrigation Management Information System (CIMIS) of weather stations.
Registered historical sites - Sites which are registered as historically significant through either national, state, city or county registries.
Runoff - Water which is not absorbed by the soil to which it is applied and runs off onto other areas. Runoff usually occurs when water is applied at a rate greater than the infiltra- tion rate of the soil, and is especially problematic on slopes and on heavy clay soils.
Water feature - Ornamental or functional body of water or fountain.
Section IV . Plant Selection, Water Features, and Use Limitation 1 . T urf, high-water plantings (e.g. annuals, container plants) and water features (e.g., fountains, pools) shall all be considered high-water-uses and shall be limited to not more than 40% of the project’s landscaped area if non-drought resistant coolseason grass is used, and to no more than 50% of the landscaped area if drought resistant cool-season grass or warm-season grass is used.
2 . Plants selected in all other landscaped areas shall be well-suited to the climate, geology and topographic conditions of the site, and shall be low-water-use once established.
3 . No turf or high-water-use plants shall be allowed on slopes exceeding 10%, or 25% where other project water saving techniques can compensate for the increased runoff, and where need for such slopes is demonstrated. 4 . No turf shall be allowed in areas eight feet wide or less. ________________________________________________________________________________ Appendix B
_________________________________________________________________________________ Design Guidelines A-B
_________________________________________________________________________________ A-B City of Santa Rosa
5 . Plants having similar water use shall be grouped together in distinct hydrozones and shall be irrigated with separate irrigation circuits.
6 . Recirculating water shall be used for all water features.
Section V . Soil Conditioning and Mulching
1 . A minimum of one foot depth of non-mechanically compacted soil shall be available for water absorption and root growth in planted areas.
2 . In areas with overhead irrigation, organic amendment shall be incorporated into the soil to a minimum depth of 6" at a minimum rate of 5 cubic yards per 1000 square feet, or per specific amendment recommendations from a soils laboratory report. 3 . A minimum of a two inch layer of porous mulch shall be applied to all exposed soil surfaces of non-turf areas within the landscaped area. Non-porous material, such as plastic sheeting, shall not be placed under the mulch; porous landscape fabric is permitted.
Section VI. Irrigation
1 . All planted landscaped areas shall be irrigated with automatic controllers with repeat start-time potential.
2 . When the landscape contains more than one type of plant type (turf, ground cover, annual) or a variety of solar exposures, controllers shall have multiple program potential.
3 . Separate irrigation circuits shall be provided for different plant types, irrigation methods, solar exposures, microclimates (e.g. understory, courtyard), slopes and soil types.
4 . Pressure regulation shall be installed to effect correct operating pressure for each type of irrigation head or drip method.
5 . Point application methods (drip, bubbler) shall be used where overhead irrigation would result in overspray, runoff, or non-uniform application. 6 . Irrigation delivery systems shall be designed in such a manner that water does not run off or overspray onto adjacent pavement, sidewalks, structures or other nonlandscaped areas.
7 . Sprinkler heads shall have precipitation rates matched within 20% of one another on each irrigation circuit.
8 . Rain shut-off devices shall be installed on each irrigation controller. __________________________________________________________________________________Appendix B 9 . Check valves shall be installed where elevation differential may cause low head drainage.
Section VII. Documentation for Compliance
The following documentation is to be presented to the City at each of the four steps of review defined below. This documentation is required for compliance with this policy.
STEP 1: PRELIMINARY DESIGN REVIEW
In a Preliminary Landscape Statement, briefly describe the planting and design actions that are intended to meet the requirements of this policy.
STEP 2: FINAL DESIGN REVIEW
The following shall be submitted with a design review application or with a condi- tional use permit application when involving design review:
A. The landscape planting design plan that accurately and clearly identifies and depicts:
• new and existing trees, shrubs, groundcovers, turf, and any other planting areas;
• plants by botanical name and common name;
• plant sizes and quantities;
• property lines, new and existing building footprints, streets, driveways, sidewalks and other hardscape features;
• pools, fountains, water features,
B . A conceptual irrigation design plan or statement which describes irrigation methods and design actions that will be employed to meet the irrigation specifications of this policy.
STEP 3: BUILDING PERMIT/PLAN CHECK
The following shall be submitted with the building permit application:
A. The planting design as submitted at step 2.
B . The irrigation plan drawn at the same scale as the planting plan that accu- rately and clearly identifies and depicts:
• irrigation system point of connection;
• irrigation system components, e.g. controller, pipe, remote-control valves, sprinklers and other application devices, rain shut-off device, check valves, pressure regulating devices, backflow prevention devices. __________________________________________________________________________________Appendix B _________________________________________________________________________________ Design Guidelines A-B
_________________________________________________________________________________ A-B City of Santa Rosa
C. Where slopes exceed 10%, a grading plan drawn at the same scale as the planting plan that accurately and clearly identifies finished grades and spot elevations where contours exist within landscaped areas.
D . The Certificate of Conformance, completed by the design professional, which substantiate compliance with all requirements of this policy.
STEP 4: COMPLETION OF INSTALLATION
Upon completion of installation of the landscape, the landscape design principal or owner shall submit to the City’s Building Department a Certificate of Completion stating the project has been installed as designed, or with documentation of suitable substitutions.
Section VIII. Other Provisions
1. The Design Review and Preservation Board will consider and may allow the substitution of design alternatives and innovation which may equally reduce water consumption for any of these requirements.
2. The Design Review and Preservation Board will accept documentation methods, water allowance determination, and landscape and irrigation design requirements of the State of California Model Water Efficient Landscape Ordinance instead of sections 2-6 of these requirements where it can be demonstrated that the State procedure will more effectively address the design requirements of the project.
Section IX. Provisions for Appeal
1. The applicant or any affected person may appeal any final decision of staff to the Design Review and Preservation Board, or a final decision of the Design Review and Preservation Board to the City Council by filing a notice of appeal within ten working days of the date of action.
2. The hearing of the appeal shall be set for a time not later than thirty days after the date on which the appeal was filed.
3. The secretary of the Board or City Clerk shall give notice of the time and place of hearing an appeal by the Board or City Council, respectively, by mailing a copy of a notice by first class mail, postage prepaid, to the applicant, the appellant, and any other person who has filed a wr itten request for such notice wi th the secretary or City Clerk. The form of notice of hearing appeal shall be as set forth in the Zoning Code.
__________________________________________________________________________________Appendix B Three Dimension Visual Depiction Requirement
Three Dimension Visual: Effective October 24, 2000, certain applications for new development within the City of Santa Rosa are required to include a three dimension Visual depiction.
A three dimensional visual depiction is required for projects that involve hillside development or projects which abut uses of a different land use type or where visual impacts may be significant. __________________________________________________________________________ Locations or project types where visual impact may be significant include the following:
• Hillside sites or other prominent locations.
• Multiple family projects 50 units or larger.
• City entries.
• Any 3-story residential project.
• Sites along a scenic roadway.
• Industrial or commercial adjacent to residential.
• Other projects which may have a significant visual impact. __________________________________________________________________________ The three dimension visual depiction must illustrate how the completed project will look as seen from public areas. The three dimension visual depiction may be:
• A rendered perspective
• A photo-montage
• A computer generated simulation; or
• Any other technique which provides an accurate three dimension visual depiction of the proposed project in its selected location and context with enough detail to illustrate how the building will look when completed.
________________________________________________________________________________ Appendix C
_____________________________________________________________ _____________ Views selected should help the Planning Commission, Design Review and Preservation Board, interested citizens and staff understand how the future building will fit into the location selected. It is the responsible of the applicant to clearly demonstrate the acceptability of the project.
Please consult with the case planner to determine the specific requirement for your application. In most instances, required information will be limited to a three dimension visual depiction. Addi- tional written analysis or design will not normally be necessary, but may be required if needed. _________________________________________________________________________________ Design Guidelines A-C _________________________________________________________________________________ A-D City of Santa Rosa
__________________________________________________________________________________Appendix D
TABLE C
MINIMUM PARKING AND AISLE DIMENSIONS
Standard size automobile (minimum length 19 feet):
Width AngleL D A N P OP
(feet) (degrees) (feet) (feet) (feet) (feet) (feet) (feet)
9.0 30 18 17.5 12* 29.5 47 39.5
9.0 45 12.7 20 12* 32 51.5 45
9.0 60 10.4 21 15* 36 57 52.5
9.0 90 9.0 19 26 45 64 —-
9.5 90 9.5 19 25 44 63 —-
10.0 90 10. 19 23 42 61 —-
Parallel parking: Automobile T ype Minimum Length Minimum Width Standard 22 feet 8 feet
Compact 19 feet 7 feet
* Only one-way aisles permitted
LEGEND:
Minimum driveway widths:
one-way12.0 feet
two-way19.0 feet
Standard size automobiles, employee and long-term parking:
Minimum width = 8.5 feet Minimum length = 19 feet
Angle L D A N P OP
(degrees) (feet) (feet) (feet) (feet) (feet) (feet)
30 17 17 12* 29 46 38.5
45 12 19.5 12* 31.5 51 46
60 9.8 21 16* 37 57.5 53.5
9 0 8 . 5 1 92 74 66 56 5
Compact automobiles:
Minimum width = 8 feet Minimum length = 16 feet
Angle L D A N P OP
(degrees) (feet) (feet) (feet) (feet) (feet) (feet)
30 16 15 12* 27 42 —-
45 11.7 17 12* 29 46 —-
60 9.5 18 12* 30 48 —-
9 0 8 1 62 33 95 5— -
__________________________________________________________________________________Appendix D _________________________________________________________________________________ Design Guidelines A-D
_________________________________________________________________________________ A-E City of Santa Rosa
__________________________________________________________________________________ Appendix E
SANTA ROSA FIRE DEPARTMENT
MEMORANDUM
VERY HIGH FIRE SEVERITY ZONE
BUILDING AND FIRE PROTECTION REQUIREMENTS
STRUCTURE REQUIREMENTS:
• Roofs will be constructed of class’A’roofing material • Provide a 1/2" mesh screen or an approved spark arrester on stove pipes and chimneys of any heating appliance in which solid or liquid fuel is used.
INFRASTRUCTURE REQUIREMENTS:
• The required fire flow is 2,500 gallons per minute for a duration of 3 hours. • Fire hydrants will be spaced 300 feet apart and be within 150 feet of any building being protected. Each fire hydrant will be capable of discharging a minimum of 1,500 gallon per minute at 20 psi, when measured from the discharge port of the flowing hydrant. • Fire access roads will be constructed to within 150 feet of all first floor walls of any structure.
• All fire Access roads shall have a minimwn, unobstructed, width of 20 feet and a vertical clearance of 13.5 feet.
• Fire access roads shall not exceed a slope of 15%, with the exception of a point grade of 20%.
• Any fire access road longer than 150 feet will have an approved turnaround, installed in a location approved by the fire department.
• Any fire access road longer than 500 feet or serving more than 50 residential units (apartments or single family) will be provided a second means of ingress and egress, or an emergency vehicle access (EVA) approved by the fire department.
VEGETATION MANA GEMENT:
• All property owners will meet the requirements of the City of Santa Rosa Fire Department’s Vegetation Management Program.
• New large subdivisions and/or building complexes will submit a vegetation management plan as part of their submittal to the Planning Department for Fire Department approval.
REFERENCE MA TERIAL:
• Development Strategies in the Wildland/tJrban Interface; published by the International Association of Fire Chiefs and Western Fire Chief’s Association Urban-Wildland Interface Code - 1997 edition.
• 1999 Accumulative Supplement T o The Uniform Fire Code and The Urban- Wildland Inter face Code.
__________________________________________________________________________________Appendix E _________________________________________________________________________________ Design Guidelines A-E
_________________________________________________________________________________ A-F City of Santa Rosa
__________________________________________________________________________________Appendix F THE SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION The Standards for Rehabilitation have been widely used by federal agencies in carrying out their historic preservation responsibilities. They have also been adopted by historic district and planning commissions across the country.
The intent of the Standards is to assist the long-term preservation of a property’s significance through the preservation of historic materials and features.
The Standards pertain to historic buildings of all materials, construction types, sizes, and occupancy and encompass the exterior and the interior, related landscape features and the building’s site and environment as well as attached, adjacent, or related new construction. The Standards are to be applied to specific rehabilitation projects in a reasonable manner, taking into consideration eco- nomic and technical feasibility.
• A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.
• The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
• Each property shall be recognized as a physical record of its time, place, and use.
Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. • Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. • Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved. • Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.
• Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.
__________________________________________________________________________________Appendix F • Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. • New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. • New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.
_________________________________________________________________________________ Design Guidelines A-F