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HomeMy WebLinkAbout92-073 - Adopting Design Guidelines for the North Broadway Corridor481 RESOLUTION NO. 92-073 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA ADOPTING DESIGN GUIDELINES FOR THE NORTH BROADWAY CORRIDOR WHEREAS, pursuant to section 41-670 of the Santa Ana Municipal Code, development projects in the City of Santa Ana must be consistent with development design and architectural standards adopted by resolution of the City Council; and WHEREAS, the North Broadway Corridor, as shown on the map attached hereto as Exhibit A, has a unique character as a professional office district due to the conversion to office use of former single-family residences having historical and architectural value in a landscaped setting; and WHEREAS, this Council desires to adopt standards which will preserve and protect the character of the North Broadway Corridor; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA that those "North Broadway Corridor Design Standards," attached hereto as Exhibit B are hereby approved and adopted. ADOPTED this 3rd day of A~gust , 1992. ATTEST: 'o 't YCoun i( 1 Mayor COUNCILMEMBERS: Young _~ Pulido Acosta A--~ye Griset Aye McGuigan Aye Norton Aye Richardson Aye APPROVED AS TO FORM: City Attorney CERTIFICATE OF ORIGINALITY State of California County of Orange I, JANICE C. GUY, Clerk of the Council, do hereby certify the attached Resolution ~--O 73 to be the original resolution adopted by the City Council of the City of Santa Ana on Clerk of the cou , Date City of Santa Ana RESOLUTION 92-073 Exhibit NORTH BROADWAY CORRIDOR DESIGN STANDARDS EXHII~IT A 483 J 3 E 484 RESOLUTION 92-073 - Exhibit NORTH BROADWAY CORRIDOR DESIGN STANDARDS EXHIBIT B -1- RESOLUTION 92-073 - Exhibit B ~ 485 NORTH ~ROADWAY CORRIDOR DESIGN STANDAP~DS The following design standards shall apply to proposed additions, facade renovations on existing buildings and all new construction in the area bound by Santa Clara Avenue to the north, Civic Center Drive to the south, and all of the properties which have street frontage on Broadway within those boundaries (Graphic One). DESIGN POLICY ONE MAINTAIN THE STREET'S PALM TREES DESIGN PRINCIPLE The consistent use of queen palm trees planted on a regular interval imparts a sense of order and continuity appropriate to major thoroughfares. The planting of majestic Queen Palms along the North-south axis of the corridor provides a special theme and a sense of -place. Any improvements to the street should capitalize on the distinctivs nature of the landscape pattern. The special character of the Broadway Corridor is made primarily through the distinctive landscaping and light fixture pattern. DESIGN GUIDELINE Street tree planting (queen palm trees) should be provided at a spacing not to exceed one palm tree every 30 feet. In order to maintain the continuum of the street profile the minimum brown trunk length of a newly planted or replaced palm tree shall be 20 feet. The queen palm trees should be placed along the centerline of the 6 foot landscape parkway adjacent to the curb. The 6 foot landscape parkway is preferred and should be maintained. Certain areas along the corridor, however, have existing full width (edge of curb to property line) sidewalks. When full width sidewalks are existing or required, the queen palm trees should be placed along the axis, spaced at one every 30 feet, and planted in approved tree wells. In order to emphasize the identity of the queen palms as the street tree along the Broadway Corridor, the planting of queen palms and other similar species should be discouraged in all front and side yard areas (Graphic Two). DESIGN POLICY TWO MAINTAIN UNIQUE STREET LIGHT FIXTURES DESIGN PRINCIPLE Unique lighting fixtures and their quality of light enhances the identity of the Broadway Corridor. Similarly to the rhythm and distinctiveness of the queen palm trees, the regularly spaced double lamp light fixtures along the North-South axis of Broadway give the area an orderly pattern and positive image. DESIGN GUIDELINE Older style light fixtures shall be provided for any new development along the Broadway Corridor where they currently do not exist. Light fixtures should be provided at a minimum spacing of one every 75 feet (Graphic Three). -2- 48~SOLUTION 92-073 - Exh~bitl B D~SIGN POLICY THREE MAINTAIN A 20 FOOT LANDSCAPED SETBACK DESIGN PRINCIPLE The existing streetscape along the ¢orrldor is also characterized by a broad landscaped setback. This large viewable landscaped setback shall be a dominant design feature. The relationship between the street, the row of palm trees, the sidewalk, the setback, and the building scale and proportion shall be maintained as the design character of the Broadway Corridor. DESIGN GUIDELINE Informal and diverse patterns of planting and varieties of plant materials including rare and exotic tropical and subtropical trees and shrubs are appropriate for the area. The massing of landscape on private properties, however, should not detract from the featured palm tree arcade along the corridor (Graphic Four). DESIGN POLICY FOUR MAINTAIN THE ARCHITECTURAL CHARACTER OF THE BROADWAY CORRIDOR DESIGN PRINCIPLE The distinctive character of the corridor can be further attributed to the one to three story buildings which line the corridor. The uniform scale and massing of the buildings help preserve the character of the area and serve as an appropriate backdrop to the arcade of palm trees. The historic nature of several structures along the corridor also provides continuity and historical context to the corridor. DESIGN GUIDELINE The uniformity of detail, scale, proportion, texture, materials, and building form should be maintained. Architectural design, style, and exterior materials must be reflective of the professional office/residential atmosphere of the corridor. All building materials should be used which are appropriate with the architectural style of the building. Euilding materials preferred for new construction, additions, and facade rehabilitations include: brick, brick veneer, stone, decorative concrete block, solid wood, and wood siding. Materials such as reflective glass, precast concrete panels, and metal panels are discouraged. Windows and window glazes should either be clear or nonreflective shades, primarily in colors that are earth tone hues which are compatible with those materials listed above. Roof materials should be composed of non-glazed clay tile, slate, fire retardant wooden shakes, or architectural composite shingles. The height, massing, and orientation of buildings must preserve the low scale character of the area. The dominance of one building or a group of buildings due to height, massing, color, type of exterior material, or any feature which breaks the prevailing height or building line along the corridor shall not be permitted. Careful attention should be made to adjacent properties in developing the form, mass, and basic silhouette of a new structure, addition, or facade. Roof forms, bay widths, and the horizontal planes of window heights, door frames, or other architectural features should complement the design of the adjacent properties. -3- RESOLUTION 92-073 - Exh~bi~ B 487 External details in building facades, entries, stairways, porches, and other features provide visual interest and must be consistent with the scale and texture of the corridor. The use of cornices, mouldings, and other appropriate exterior details is recommended to provide interest and maintain scale to the corridor. New construction can have a positive effect if it is in harmony with the character of adjacent older buildings of architectural merit. New buildings can be based on contemporary styles and design sensibilities if they are within the context of the corridor's massing, scale, texture, and rhythm. Renovation and restoration of older buildings preserves the character and interest of original buildings and the streetscape. Original building designs should be respected with the use of matching materials and details (Graphics Five and Six). DESIGN POLICY FIVE PP~ESERVE NOTABLE STRUCTURES OF HISTORIC AND ARCHITECTURAL VALUE DESIGN PRINCIPLE Older buildings that have historic significance, distinctive design, or characteristics exemplifying the best in past styles of development should be permanently preserved. Preservation measures should not be bound by hard-and-fast rules, since to some degree all older structures are worthy of preservation and public attention. Therefore various kinds and degrees of recognition are required and success of a preservation program will depend upon the broad interest of property owners, historic associations, and the public at large. DESIGN GUIDELINE Ail development projects in the area including new construction, additions, and facade rehabilitations which affect any existing exterior facade shall be subject to review for historic and architectural contribution to the area. All full or partial demolitions in the area shall be subject to a 90 (ninety) day minimum hold on the issuance of the demolition permit. The United States Department of Interior Standards and State Historical (Building) Code should be instituted as a means to provide assistance and guidance in preserving those buildings which contribute to the cultural richness of the area. DESIGN POLICY SIX SCREEN EXPOSED PARKING LOTS AND INSTALL UTILITIES UNDERGROUND DESIGN PRINCIPLE The Broadway Corridor environment must be simplified and made attractive through the screening of distracting and unsightly elements such as parking lots and utilities. The clutter of utility wires and public street signs should be kept to a minimum. No other element in the street environment is more disruptive than exposed parking lots. Parking lots break the building facades and stand as large voids in the continuity of the corridor streetscape. DESIGN GUIDELINE Parking should be placed behind buildings whenever possible. When off-street -4- RESOLUTION 92-073 - Exhibit B 488 parking in the rear is not possible, parking must be screened from view by landscaped berms and walls. Parking lot screening should be designed to restore to the street some of the visual interest that has been taken away by the removal of buildings. In order to maintain continuity with the streetscape screen walls should be Constructed with the similar style, character, and materials of the primary building facade. In order to allow for adequate police patrol surveillance capability, landscaped berms and walls should be a maximum height of three feet. Parking structure facades must maintain the similar architectural sensitivity to the streetscape. The building's massing, fenestration, rhythm, and horizontal planes shall complement the streetscape. The use of warm materials such as brick, brick veneer, stone, decorative Concrete block, and wood siding are preferred. All parking structures must comply with the following sections from the Design and Development Standards for Parking Structures (1990): Section I (Exterior/Architecture}, Section II (Interior), Section III (Circulation), and Section v..(Landscaping). DESIGN POLICY SEVEN DISCOURAGE DRIVEWAYS AND CURB CUTS DESIGN PRINCIPLE The uniqueness of the corridor has been attributed to its openness, continuous green space, and deliberate cadence of the street trees and light fixtures. DESIGN GUIDELINE In order to maintain the continuity of the streetscape, vehicular driveways and curb cuts on to the private properties should be prohibited. When possible driveways should be consolidated. No property should have more than one driveway on Broadway. Driveways should be spaced a~ a minimum of one every 60 feet, and shall not interrupt the spacing of a light fixture. DESIGN POLICY EIGHT NORTH BROADWAY CORRIDOR SIGNAGE DESIGN PRINCIPLE The size and design quality of signs must be regulated in order to establish design compatibility, lessen negative visual impact and reduce confusion. Well designed signs contribute to the character of a building's facade while enlivening the streetscape in addition to co~ununicatinq information about professional services offered in the corridor. DESIGN GUIDELINE The small scale of the corridor justifies the placement of wall plaque signs and freestanding monument signs only. Ail wall plaque signs shall fit into the architectural order of the facade so as to not obscure or damage the building's integrity. Wall plaque signs shall be designed and constructed with materials that complement the exterior finish, style, and character of the structure. Foam, plastic, and internally illuminated signs should not be used. Banging wood shingle signs or metallic plaques are preferred. Wall signs shall be restricted to 9 (nine) square feet. -5- RESOLUTION 92-073 - Exhibit B Ail monument signs shall be designed and constructed with compatible character, style, materials, colors, and finish of the main structure. Pole signs are not permitted. The maximum height of all freestanding monument signs should be 4 (four) feet from top of curb. In order to ensure the compatibility of design and construction, colors and materials of the freestanding signs should match that of the main structure. Plastic or plexiglass sign faces are discouraged. Ail freestanding signs shall meet the regulations for number, location, area, and design as set forth in Section 41-0862 and Section 8-211 of the Santa Ana Municipal Code. -6- 4~0RESOLUTION 92-073 - Exhibit B NORTH BROADWAY CORRIDOR DESIGN STANDARDS .J L IF I c3 I~,-',I~F GRAPHIC ONE NC~TI4 gI~OADW ~Y CORRIDOR DESIGN STANDARDS RESOLUTION 92-073 - Exh-ibit B NORTH BROADWAY CORRIDOR DESIGN STANDARDS 491 QUEEN PALM TREES SHOULD BE SPACED AT 30 FEET AND PLACED AT THE CENTER OF THE 6 FEET PARKWAY (OR IN TREE WELLS ADJACENT TO THE CURB WHEN FULL WIDTH TYPE SIDE- WALK IS EXISTING OR REQUIRED) ALLNEW AND REPLACEMENT QUEEN PALM TREES SHOULD HAVE20' BROWN TRUNK LENGTH MINIMUM CUI 20' FRONT YARD SETBACK ~RTY GRAPHIC TWO NORTH BROADWAY CORRIDOR DESIGN STANDARDS iii I 92-073 i~xh ibit B ~° DOUBLE LAMP LIGHT FIXTURES SPACED AT 75 FEET ON CENTER PLACED IN OR ALONG PARKWAY GRAPHIC THREE NORTH BROADWAY CORRIDOR DESIGN STANDARDS ~ NORTH BROADWAY CORRIDOR J DESIGN STANDARDS ~ BROADWAY , i , ~NOSCAPE S~- SlOE PAR WALK ~CK W/BERM ~CK WALK W NORTH BROADWAY CORRIDOR DESIGN STANDARDS USE OF SIMILAR ARCHITECTURAL ELEMENTS, BUILDING FORMS, AND MATERIALS MAINTAIN HARMONY WITH THE PREDOMINANT BUILDING PATTERN. EQUAL SPACING OF WINDOWS AND BAYS MATCH EACH OTHER AND PROVIDE RHYTHM AND HARMONY. o o HEIGHTS OF BUILDINGS AND ARCHITECTURAL ;ELEMENTS LINE Up AND MAINTAIN CONSISTENT BUILDING LINE AND APPROPRIATE SCALE. DESIRABLE BUILDING PATTERN ( NORTH BROADWAY CORRIDOR ) DESIGN STANDARDS ~ . O'~.ERENT S~YLES ANO BU,.O,N~.O.MS ~ ~ X CONTRADICT EACH OTHER AND CAUSE HIGH ~~ ~ CONTRAST AND DISHARMONY. - ~ ~. HEIGHTS OF BUILDINGS AND ARCHITECTURAL ELEMENTS DO NOT LINE UP DESTROYS CONTINUITY. SPACING OF WINDOWS AND BAYS DO NOT MATCH EACH OTHER AND CREATE DISHARMONY., UNDESIRABLE BUILDING PATTERN