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HomeMy WebLinkAbout1997-04-01 - AGENDA REPORTS - DESIGN REVIEW (2)CITY OF SANTA CIARITA INTEROFFICE MEMORANDUM TO: Mayor Smyth and Members of the Cit ouncil FROM: George A- CaravaIho, City Manager DATE: April 1, 1997 SUBJECT: DESIGN REVIEW BACKGROUND Interest has been expressed on the part of the Council and City staff to explore opportunities for improved design review. This report describes the past history of design. review, the current procedure, and some options for new, or additional procedures by which development proposals may be reviewed for their aesthetic merits. There are various methods by which cities apply design review standards in their communities. These methods may or may not involve having design related standards codified within their respective development or zoning codes and range from having no standards at all, to having strict guidelines and a review authority to govern them. Present DesiL-n Review Procedure The Planning Division staff presently has a good sense of when proposed projects need additional design features and/or details. The present procedure is one where the staff incorporates its -design review as part of the overall development review process. This includes a preapplication. meeting with developers, a formal preapplication one-stop meeting with representatives of other departments, formal application review by the Planning staff and other departments and then Planning Commission and City Council review. At each step aesthetic considerations are reviewed. The Planning staff has often updated the City's Unified Development Code (UDC) and recently added improved standards for parking lot landscaping and other design features. Potential Desim Review AT)Proaches 1. Current Staff Review Process Under this alternative, plans are submitted to the staff and may be reviewed and approved entirely at the staff level. Appeals may be made to the Planning Commission; for large or controversial projects, the staff has the authority to refer any submittal to the Planning Commission. Staff usea its best judgement to require good project design and to implement the General Plan Community Design Element (see attached). Acrenda Items LIV Pros: Minimal additional staff time for review No additional process for applicants Flexibility to impose the appropriate design elements for each project Does not lengthen the development review time System is currently in place and can be implemented immediately Cons: Less certainty for applicants Depends on individual talents of assigned planning staff Potential concerns with consistency among projects 2. Staff Implementation of Adopted Design Review Guidelines This alternative would direct staff to prepare a set of design review guidelines reflecting the issues raised by the community at last year's community workshops. These guidelines would serve as additional measures of good quality design on all future development projects reviewed by either staff or the Planning Commission, according to the current review thresholds. These guidelines would be adopted by the Planning Commission and the City Council. Pros: Minimal additional staff review time Certainty for applicants More objective approach to design Cons: May eliminate flexibility in project review (depends on how the guidelines are developed) Additional staff, Planning Commission, and City Council time to develop the guidelines 3. Desim Review by Planning Commission The next level of review is a system whereby projects that require design review are reviewed by the Planning Commission in addition to any other entitlement that may be required. The Commission usually adopts a separate resolution granting architectural approval and the usual appeal procedures apply. Under this alternative, the implementation of the design guidelines would be assigned to the Planning Commission. All projects requiring design review (according to approved thresholds) would require Planning Commission action, Pros: Extensive opportunity for community involvement in the design review process Cons: Additional staff, Planning Commission and City Council time to develop the guidelines May lengthen development review time by requiring additional review and actions by the Planning Commission May result in additional cost to applicants (additional staff review, additional noticing costs, etc.) 4, Design Review by Separate Board/Commission Under this alternative, a separate Design Review Board, or Architectural Review Commission, is . appointed to review projects separately from the Planning Commission. In this case, the Planning Commission's review is usually limited to land use and environmental matters, and the Design Review Board concentrates on the aesthetic concerns. This procedure usually calls for a specific composition of the board members, such as two members who are architects, two other members who come from closely related design professions (such as interior decorating, or graphic arts), and another member, at large, with a keen interest in aesthetics. Specific design guidelines are less necessary with this alternative because project design would be based on the expertise of the Board or Commission. . Pros: Opportunity to appoint experts to provide design review service Cons: Significant additional time to staff this new Board/Commission Additional step in the development review process Potential for conflicts between Planning Commission's land use authority and the Design Review Board/Commission's authority Implementation Should the Council wish to consider implementing one of the four types of design review discussed above, please be aware that approaches I and 2 may be accommodated without any additional staff. Approaches 3 and 4 may require funding of additional staff. RECOMMENDATION Review and discuss. Give direction to staff. ATTACHMENTS 1996 Workshop Summaries General Plan Community Design Element sAcd\cu=ent\arcrev18.ii1 COMMUNITY DESIGN ELEMENT The Community Design Element will serve as a comprehensive guideline for -local planners for immediate improvements and long-range developments within the planning area. This element is a tool for the improvement and maintenance of the visual and aesthetic quality of the City and the planning area by identifying areas of concern as well as areas of exemplary aesthetic value. The Community Design Element will assist in guiding growth of future development in order to achieve the visual integrity of the city and the planning area. The Community Design Element is not a mandatory element of the General Plan. Section 65303 of the governmental code states that cities and counties may incorporate optional elements to complement those elements required under state law. Ile number and type of additional issues that may be addressed in these optional elements are left to the discretion of the City preparing and adopting the optional element or elements. Located in the northern part of Los Angeles County, Santa Clarita is one of the fastest growing cities in Southern California. The Santa Clarita Planning Area contains several distinctive communities, each with its own visual characteristics. Maintaining and enhancing these characteristics, preventing haphaza d growth patterns, and preserving the natural environment are issues which are addressed in a community design element of a general plan. The Santa Clarita Community Design Element builds upon and reinforces the basic form established by the Land Use Element. Whereas the Land Use Element is concerned with the type of development that occurs in a given area, the Community Design Element encompasses general physical aspects and amenities of the City of Santa Clarita CD -1 61'25191 Community Design Element community such as architecture, landscaping, roadways, landmarks, open spaces and views, and the overall image of the City in relationship to its surroundings. This Community Design Element summarizes existing conditions in the City of Santa Clarita in 1990 and summarizes analysis of both design problems and design amenities within the City. Full community design discussion is found in the associated. background report. VISUAL AND AESTHETIC RESOURCES The Angeles National Forest, the Los Padres National Forest, and their ridgelines provide an important visual backdrop for much of the planning area giving definition to the Santa Clarita Valley. Tbc National Forest lands in and adjacent to the planning area are, and will remain, largely undeveloped due to the land's protected status. The transition and interface between new development and adjacent forest lands is of vital importance in preserving the country feel of the Valley. While the National Forest has specific boundaries that are legally defined, its impact goes beyond its legal limits. Tle oak woodlands present in the National Forest spill over into many areas of the Valley, continuing the feeling of development placed within a country or rural area. The dominance. of the Santa Clara River, traversing the City and Valley, provides a significant opportunity to tie the communities of Santa Clarita together through a river oriented recreational greenbelt. Because of the varied topography of the Valley, there are numerous canyons and waterways which give local identity to particular portions of Santa CIarita. In addition to the Santa Clara River, some of the more significant areas are Bouquet Canyon, Castaic Creek, San Francisquito Canyon, Newhall Creek, Placerita Canyon, Sand Canyon, and the South Fork of the Santa Clara River. City of Santa Clarita 61-25191 CD -2 Community Design Element Major freeways and roadways serve a dual purpose as transportation corridors 'through the Santa Clarita Valley and as view corridors. The freeways and canyon roads are surrounded by undisturbed mountains, ridgelines, forest land, and new development. Protected oak woodlands line 1-5 between McBean Parkway and Valencia Boulevard. Much of the planning area along 1-5, SR -14, SR -126, various canyon roads such as Bouquet Canyon Road, San Francisquito Canyon Road, Sand Canyon Road, PIacerita Canyon Road, Soledad Canyon Road, and Sierra Highway afford scenic vistas. THE BUILT ENVIRONMENT Gateways to the City are formed naturally and by man. The pass from the Los Angeles Basin along the Interstate is a natural gateway. Two other natural gateways are the north Interstate 5 pass and the northeast State Route 14 pass. Secondary gateways to the Valley are defined through the off ramps from the Interstate and State Route. These are Soledad Canyon Road, Sierra Highway, Magic Mountain Parkway, McBean Parkway, Henry Mayo Drive, Lyons Avenue, San Fernando Road, Placerita Canyon Road, Lake Hughes Road, Calgrove Avenue, Valencia Boulevard, Rye Canyon Road, Sand Canyon Road, Via Princessa, Pico Canyon, Hasley Canyon, and Golden Valley Road. Little consistency has been established with the development of gateways, primary or secondary. The best examples in the Valley are the treatment of Valencia Boulevard and McBean Parkway exits. The gateways are well marked, the signing is not overpowering, and the landscaping gives a sense and feel of what is to be expected in the community. The gateway gives the visitor and resident alike a feeling of welcome without overstatement. Other gateways within the City are undistinguished in design from those gateways within the unincorporated areas. Views of commercial development, large and City of Santa Clarita CD -3 61*25191 Community Design Element unattractive commercial signing, and undeveloped and vacant land predominate all other existing gateways. The Valley is made up of several distinct communities both within and outside of the City limits. Communities within the City limits include Newhall, Valencia, Saugus, and Canyon Country with subcommunities of Sand Canyon and Placerita Canyon. The communities of Castaic and Val Verde are currently located within the unincorporated portions of the planning area. Newhall Newhall, founded in 1876, is the oldest community in the Valley. Many residents were first attracted to Newhall because of its rural environment and open space. Early rural/ranch style homes built on large lots, located south of Lyons Avenue, reflect the community's sporadic and independent growth. The architecture of the Newhall homes reflect a diversity of architectural styles. The - newer homes, on smaller lots, reflect popular design styles from the 1950s to the present. Residential areas'in the subcommunity of Placerita Canyon are semi -rural with an equestrian lifestyle. Oak trees abound and shade Placerita Canyon Road and other streets in this woodland area. Mstorically, the area contained scattered ranches, some of which remain today. Newer homes include Tudor, Ranch, French Country, Victorian, and other styles on larger lots of one-half acre or greater. Non -paved trails and the natural earthen floodways provide linkage to the trail system. Concrete trails and river channels have been avoided and are inconsistent and out of place in this setting. Rural City of Santa Clariza 6125191 CD -4 Community Design Element street lighting standards have been maintained which further contribute to the area character. Much of the early commercial development in the downtown Newhall'area occupies single -story older buildings and serves neighborhoods along San Fernando Road. Commercial development along, Lyons Avenue, with some exceptions, follows the common style of the 1960s, 1970s, and 1980s and includes numerous small and mid-sized wood and stucco strip centers. Recent attempts have been made to improve the aesthetics of the commercial area by building community shopping centers that incorporate historic elements of the area. Examples of building styles include Spanish buildings with terra cotta tile roofs, a Victorian -style shopping center, and western -theme buildings. Along the southern end of San Fernando Road are several small, one-story, older neighborhood commercial uses. Furtherto the north, along San Fernando Road adjoining the railroad tracks, are blighted industrial developments. Many of the industrial and commercial land uses along this strip of road are surrounded by vacant lots overgrown with weeds. Newhall has developed very much on its own, without regard to any particular architectural style, street development standards, or consistent streetscapcs. Ile area is populated by some street -trees and native oaks. Saugus Saugus was the second community to develop iii the Santa Clarita Vallcy� Similar to Newhall in its early development, Saugus began as a rural community with large residential lots and open space& Many of the older homes arc California ranch style. City of Santa Clarita I CD -5 612519le Community Design Element Much of the development in Saugus has moved into the canyon and hill areas in a series of suburban tracts. Residential land uses along Bouquet Canyon Road and other streets in the area present stark contrasts. Many of the homes back onto Bouquet Canyon Road; homes along the southern portion of the road are on smaller lots, and some are in need of maintenance. Farther north, there are homes which back onto a. concrete river. channel, with yards visible from the road. The homes found farther up the canyon to the north are newer and larger Spanish and ranch -style homes. New development in this area has moved to the hillsides and is visible along the slope faces and ridgelines. The Santa Clara River is a dominant feature in Saugus. The riverbed provides natural open space and presents a major opportunity for enhancement of the area and the ability to create a greenbelt connecting the community with other arcas of the valley. Strip commercial and commercial centers prevalent in Saugus along Soledad Canyon Road and Bouquet Canyon Road, consist primarily of stucco and wood and Spanish styles with terra cotta tile roofs. Various other styles are also present; however, the predominant land use of Saugus is single-family residential tract development within Seco, Haskell, and Bouquet Canyons. The northern part of Saugus is hilly, and much of this area is covered with natural vegetation. In this section of the community, streets are tree -lined. Throughout the area there is a great deal of open and vacant space at the edges of development which has become overgrown with bushes and weeds. There is very little planned landscaping in the commercial areas. City of Santa Clarita j CD -6 6125191e uummuruzy Design Element Canyon Country Canyon Cduntry is the most eastern coinmunity in the City. Ile area is and and incorporates much natural vegetation. It incorporates some of the natural vegetation and the architectural style reflects the desert atmosphere. There are a variety of architectural styles and uses along Soledad Canyon Road. Along one section of roadway there is an existing older mobile home park and a new high density Cape Cod style condominium complex located directly to the south. Other new development includes. medium sized California ranch style homes and the Santa Fe and Mediterranean -style houses. Ridgeline development is also present - Along Sierra Highway and south of Soledad Canyon Road there is a mix of single and multiple -family development with some commercial uses. 'Me planned retirement - community of Friendly Valley is located west of Sierra Highway protected by gates, with, lush landscaping and amenities for its senior residents. Homes along the northern section of Sierra Highway are generally rural and of very low density. Many of the homes are on custom lots; however, near the Sierra I Highway/Soledad Canyon intersection are recent multiple -family developments. Mediterranean and contemporary architectural styles are present. Some development has also encroached.onto the hillsides and ridgcUnes. The Santa Clara River is a dominant feature in Canyon Country as it parallels large reaches of Soledad Canyon Road. 'Me riverbed provides natural open space. and presents a major opportunity for enhancement of the area and the ability to create a greenbelt connecting the community with other areas of the Valley. City of Santa Clarita CD -7 6125191e Community Design Element Commercial development in Canyon Country is similar to Saugus. Soledad Canyon Road provides most of the commercial use in the area in the form of Spanish/Tcrra Cot ta style mini malls, -interspersed with older strip commercial development. Commercial activity along Sierra Highway is older, smaller, and neighborhood -based. The subcommunity of Sand Canyon contains many of the valley's most expensive homes on large lots wi th a rural a�d equestrian character. "Me area, which borders on the Angeles National Forest to the east, contains many floodplafns and drainage courses from the San Gabriel Mountains. The low-density area (minimum one and two acre lots) has developed in a manner that is relatively compatible with its natural oak woodland setting. In fact, it is this woodland setting that lends the area such natural beauty and charm. It is the intent of the plan to maintain the natural and rural setting of the Sand Canyon area through the incorporation of unpaved paths and trails to unchanneaed river and streant beds, low level rural street lighting standards, protection of the oak woodland resources, and sensitive grading requirements. Valencia The community of Valencia is part of the planned 37,500 acre Newhall Ranch. The southern section of Valencia was developed first in the late 1960s and reflects the architectural style of the period. These neighborhoods include the areas along Orchard Village Road, Wil�y Canyon Road, and McBean Parkway, which. are relatively homogeneous, suburban tract housing. The homes are on medium-sized landscaped lots. The streets were designed and planned for residential uses, and landsca cd to create a p ity atmosphere. cornmuni The neighborhoods are connected to each other and to various parks by a pedestrian paseo system, providing a network of meandering paths for walking, jogging, bicycling, City of Santa Clarita CD -8 612,519le Community Design Element etc. Pocket parks and private recreation areas arc located throughout the Valencia neighborhoods. New residential development occurs in the hilly section of Valencia north of Newhall Ranch Road. These homes reflect several different modem architectural styles. The neighborhoods. are planned with paseos, parks, -and other amenities. Valencia planned and located commercial uses in centers such as those at the intersection of Magic Mountain Parkway and McBean Parkway and scattered smaller centers. These centers incorporate a Spanish and Mediterranean architectural style. Industrial land use.in the area is located in a business/industrial center in the northern-. section of the area near Rye Canyon Road. The area contains wide streets with generous landscaped setbacks, and one to three stories high. Ile major streetscape in Valencia contains landscaped medians, entry monuments, and parking landscaping. Roads are curvilinear and the development creates a park -like neighborhood setting. A system of paseos and lighted walkways provide easy access to homes, schools, shopping, and recreational facilities. The challenge to the City of Santa Clarita is to create a sense of City identity while maintaining each individual community identity. From a physical design standpoint, this can be done through a variety of means, including but not limited to gateways, open space -connections, controls on ridgeline development, preservation of significant community features, streetscapes, quality of development design, and a host of other means. Raising the level of beautification of the City will provide the residents a sense City of Santa Clanta CD -9 6125191 Community Design Element of place, a sense of pride and belonging, and reinforce identification of the communities and the City as a whole. GATEWAYS AND PARKWAYS Gateways within the Valley should reflect the surrounding natural and built environment as much as possible. The gateways to the Valley provide the visitor and resident alike a sense of entry and exit. Ile gateways should have a visual and design connection to what is to come next. Gateways are the beginning point of a network of parkways along the major roads leading to the Santa Clara Riverbed, parks, commercial, industrial, and residential development. ne gateways, along with a system of parkways, will provide the thread that connects the Santa Clarita planning area visually and physically. Specific design of each gateway should include, at a minimum, signage identifying the City and the community. Landscaping and a variety of approved street trees should be used at the gateway and continued throughout the community. Ile design of the gateway should be open and inviting with sufficient land area so that vision is not restricted. Parkways consisting of groundcover, street trees, shrubs and fencing where appropriate, hardscape (rocks and architectural paving), and other items should be located along all of the major roads and along the Interstate and State Routes. Sidewalks in new developments, along major roads, should meander in a landscaped parkway -wherever possible. At each of the intersections of the major roads, there should be a secondary gateway with a downscale design from the primary gateways. If this secondary gateway is also an entry to a community, the design may be more elaborate but consistent with the existing or desired character of the community. City of Santa Clarita CD -10 6A5191 Community Design Element PEDESTRIAN/EQUESTRIAN/BIKE TRAILS A system of �Ianned pedestrian/equestrian/bike trails is needed in order to traverse the Valley. Toward this goal, the City adopted a master plan of trails in early 1989. In Valencia, the use of paseos works well in providing a network of pedestrian access. The Santa CIarita planning area should expand upon the network established in Valencia by taking advantage of the existing easement land within the area, creating a connection of trails for pedestrians, equestrians, and bicyclists connected to major activity centers like parks and commercial centers, where appropriate. LANDSCAPING Landscaping along streets is as important as landscaping within developments. All commercial, industrial, and residential development should require substantial amounts of landscaping to soften and enhance the appearance of building, provide shade and reduction of solar heat gain, and to add back amenities to the Valley that have been lost from developments of the past. Specific landscaping standards for street trees along major roads, residential streets, and industrial and commercial -streets should be established and implemented. Generally, collector level streets, entry streets, and arteriaIs should be designed with landscaped parkways and street trees immediately back of the curb separating the sidewalk and the pedestrian from the street and providing relief to motorist and pedestrians. For local residential streets, the alternate layout with the sidewalk immediately adjacent to the curb and "parkway" behind the sidewalk is generally acceptable. Minimum sizes for plant material and specifics for drought tolerant plant material should be developed. Maintenance standards for the continued life of existing and planned landscaping should be employed. Consideration of -the establishment of landscape maintenance districts through the 1972 Landscaping and City of Santa Clarita CO -11 B/Z/91 Community Design Element Lighting Maintenance Act, homeowner or landowner associations, and other mechanisms should be explored. SIGNAGE Recognition that signing is for identification of uses and not for the advertisement of products should be established. When signing is provided in this manner; the consumer will be less confused and aesthetics will also be increased. Monument signing for all free-standing signs, with minor exceptions for freeway signing, should be mandatory. Identification of the use, or in the case of a center, the center and a few major uses should be the extent of the copy, otherwise identification moves into advertisemenL Signs must be located so that they do not create traffic hazards in terms of visibility, or vehicular hazards. All monument signs must be located within a landscaped area. Continue to prohibit signs which rotate, flash, are formed in the shape of animals, plants, or other objects. To conserve energy, there should be a standard shut-off time for illuminated signs for businesses that do not operate at night. With respect to community signing, a system of public signing for all major streets should be established. The signing should reflect identification of the City and the community in which it is located. BUFFERS Most land uses can be compatible when adjacent uses are taken into consideration in the process of design. In many cases, commercial and industrial uses adjacent to residential development can be made to be compatible when appropriate setbacks, landscaping, walls, and building and parking placement are employed. The same is true for other land uses. In order to create a well planned community there must be a balance of all land City of Santa Clarita 6125191 CD -12 Community Design Element uses. Ibere mu t be an appropriate amount of residential, enough commercial to service the residential, and enough industrial and commercial to have a reasonable jobs -to -housing balance throughout the City. Ile balance of commercial to housing is imperative for fiscal purposes in order that the City be financially viable. If buffers between land uses are planned ahead of time, reductions and/or elimination of land use conflicts are achievable. Buffers can be in the form of setbacks, landscaping, walls, berms or a combination of some or all. Buffers should also be incorporated between development and sensitive environmental areas/habitat, such as significant ecological areas and important river and riparian habitats. RIDGELINE PROTELMON Ridgelincs within the Valley are a significant design feature that should be protected. Development on significant ridgelines should be prohibited or severely limited. Significant ridgelines give the residents the feeling of protection and the country feeling. If these significant ridgelines are permitted to develop, with any intensity at all, this feeling will be lost forever. Major ridgelines should be identified and protected. In conjunction with significant ridgeline protection, consideration shall be given to the creation of a set of criteria to regulate. development on the hillsides adjaceni to significant ridgelines and other prominent areas within the Valley. Major criteria for consideration of ridgeline significance should include, but not be limited to, the following: 1. Ridgelines that surround the Valley; 2. Ridgelines that separate the communities; 3. Ridgelines that connect park and trail systems; 4. Ridgelines that can be seen from major corridors; and City of Santa Clarita CD -13 6AS191 Commwuty Design Element 5. Ridgelines that.can be seen by a large number of people. Secondary ridgelines having more localized significance to individual community and neighborhood settings should also be examined, identified, and appropriate standards established for their preservation and/or incorporation into projects as appropriate. The goals and policies identified herein are a result of many meetings with the General Plan Advisory Committee and are reflective of. the opportunities and constraints identified in the Background section of this element. Protection of Neighborhood Identity GOAL 1: To protect and preserve the scale and character of existing neighborhoods while providing for new development which is consistent with the goals and policies of the General Plan. Policie 1.1 Maintain or enhance the character of existing neighborhoods with policies and regulations that emphasize compatible architecture and landscaping. 12 Ensure that clustering of new development is compatible with the character of the existing surrounding neighborhoods. 13 Consider all design elements, including building size, height, mass, and architectural design, in the design review process so that new development does not conflict with the character of the neighborhoods. 1A Work with the residents of Placerita and Sand Canyons to develop special standards -which refled the lifestyles and character of these areas. CUy of Santa Clanta 6125191 CD -14 Community Design Element Design Concepts and Quality for the Community GOAL 2: To encourage design excellence in the development of all public and private p�rojects in the City. Polocie 2.1 Identify important design and aesthetic attributes that contribute to the unique character of the City. 2.2 Provide for residential uses in proidmity to business/commercial centers in a manner which promotes the neighborhood/village/town center planning concept and maintains the hierarchy of community centers and the concept of the Valley Center. 2.3 Promote opportunities for greater pedestrian orientation and lifestyles. 2A Encourage key gateway design themes to.the City's major communities consistent.with the overall community image. 2.5 Encourage the establishment of design themes while avoiding monotony within individual developments in the City. 2.6 Prepare and adopt design guidelines for the City and. the individual communities that comprise the City. 2.7 Promote opportunities for greater bicycle orientation and lifestyles. 2.8 Develop performance and. design standards for buffer areas at the interface between uses. 2.9 Develop concepts and design standards for use by the Design Review Committee in the evaluation of proposed projects. 2.10 Encourage public art as an entry focal point for -residential developments. 2 .11 -Encourage public art as an on-site amenity for large-scale commercial, industrial, and-mixed.land uses. 2.12 ' Prepare and adopt ordinances to implement the "art in public places" concept. City of Santa Clanta 6125191 CD -15 Community Design Element Treatment of Commercial Districts GOAL 3: To promote design excellence in the development of business/commercial centers. Policie 3.1 Improve the appearance and function of business and commercial centers within the- planning area through architectural form, landscaping, parking and signage schemes. 3.2 Promote the development of a comm rcial business and retail City center through appropriate architectural form which encourages a unified theme and strong sense of place. 3.3 Encourage the establishment of - mixed use and village commercial centers throughout the planning area and provide opportunities for plazas, urban open spaces, and the effective use of street furniture in downtown areas. 3A Encourage design and uses of commercial districts and related housing that add pedestrian orientation and that provide for safe and secure daytime and nighttime activities, i.e., the Newhall historic area and the City center. 3-5 Encourage the provision of on-site employee recreation and open space. 3.6 Encourage the provision of buffering in areas near commercial centers and residential neighborhoods to help separate and delineate business and residential districts and to create visual diversity. 3.7 Discourage the development of small multi -tenant shopping centers which occupy comers or sections of blocks in favor of larger planned commercial and retail developments exhibiting consistent and uniform quality design themes which contribute in a positive way to the area. Historic Buildings and Features_ GOAL 4: To continue to preserve and maintain special historical features and landmarks as focal points in the planning area. City of Santa Clarita CD -16 6125191 Community Design Element Policie 4.1 Identify historical areas and structures of local significance to the Santa Clarita Valley. 4.2 Encourage design measures for new development in historic areas, such as requiring adequate physical and . visual buffers between historical areas and other land uses, and the use of compatible or similar construction materials and architectural styles so as not to detract from the integrity of historical features. 43 Preserve and maintain historic neighborhoods and reinforce the historic theme by requiring new development to be compatible with existing historic structures and historical points of interest. 4A Allow flexibility in applying building codes to buildings of historical and/or architectural significance. 4.5 Permit non -conforming uses, as appropriate, for buildings of historical, and/or architectural significance. 4.6 Encourage low level pedestrian scale lighting. 4.7 Encourage the use of historic lighting styles in historical districts to create a special sense of place. Natural Resources Preservation GOAL 5: To preserve and integrate the prominent and distinctive natural features of the community as open space for the use and visual enjoyment of -all City residents. Policle 5.1 Retain designated major Iandforms, such as ridgelines, natural drainage ways, streams, rivers, valleys, and significant vegetation,. especially where these features contribute to the overall community identity. 5.2 -Develop guidelines for any development located in view corridors or near prominent/unique landforms. ,._ I City of Santa Clanta CD -17 6/25/91 Community Design Element 5.3 Where possible, incorporate attractive natural amenities, such as rock outcroppings, vegetation, streams, and drainage- areas, into the - development of future projects to protect the environment and provide landscape opportunities, visual interest, scale and/or recreational opportunities. Open Space Areas/Park Design GOAL 6: To protect and enhance open space. areas that provide visual and aesthetic character and identity to the community. Policie 6.1 Establish programs and ordinances that will be effective in providing visual relief and separation between development and parks. 6.2 Promote open areas, such as plaza , interior arcades, galleries, rooftop gardens, and scenic viewplaces, within intensive urban developments. 6.3 Establish recreational areas for both passive and active activities. 6.4 Develop a park classification program (regional, community, neighborhood/Iocal, special use parks) which conforms to community recreation needs and encourages community identity throughout the planning area. 6.5 Promote the concept of a network of neighborhood parks and open space areas; where possible integrate neighborhood parks with a larger community -wide system; incorporate jogging and hiking trails, bicycle paths, and equestrian trails links wherever possible. 6.6 Promote the preservation and enhancement of open space and recreational uses tied to the Santa Clara River Corridor as identified in the Land Use ElemenL 6.7 Promote visual and physical buffers, where appropriate, by use of easements, roadways, trails, ridgcIines, and other features, to delineate various communities in the valley. 6.8 To the extent possibie, promote the development of equestrian trails in river and stream channels and other open space areas away from urbanization and to connect with trails in the national forest in addition to locations within and adjacent to road easements. City of Santa. Clarita 6125191 CD -18 Community Design Element Circulation System Design GOAL 7: To develop a safe and efficient circulation system that protects and enhances the overall community character. Policie 7.1 Develop design principles for major roadway types which are consistent with roadway function and which address roadway improvements, landscaping, aesthetics, roadway signage, lighting, a6d pedestrian enhancements. 7.2 Encourage and � enhance identifiable entryways for the overall community, individual residential neighborhoods, and unique or principal business/commercial districts of the City. 7.3 Encourage the protection of view windows along major scenic highway and road corridors. 7.4 Roadways in hillside areas should be developed in accordance with special standards to ensure roadway design consistent with topography - and sensitive to local relief. 7.5 Except where special rural standards are necessary to maintain the rural characteristics of an area, sidewalks should be provided in all areas; such sidewalks need not always be located adjacent to the street and may meander within landscaped areas, interconnect businesses such as in an industrial park setting and link neighborhoods and services such as the paseo system. 7.6 Encourage the design and development of multi -use trails and pedestrian ways as an alternative transportation mode and to reduce traffic. Signage and Billboards GOAL 8: Toensure that signage throughout the City is visually attractive and minimizcs distraction. Policie 8.1 Enforce the comprehensive sign ordinance which calls for the elimination of non -conforming signs. City of Santa Clarita CD -19 6/25/91 Community Design Element 8.2 Work with appropriate state, federal, and county agencies to prohibit billboards along freeway frontages and designated scenic highways. 8:3 Encourage distinctive signage which identifies principal entries to the City, unique districts, neighborhoods, and public buildings and parks. 8.4 Prohibit new biUboards in the City and encourage the elimination of wisting billboards Citywide. - 8.5 Prohibit private signs in the right-of-way. Landscape Architecture GOAL 9: To promote superior landscape design which emphasizes aesthetics, function, and water conservation. Policie 9.1 Encourage landscaping around residential, commercial, and industrial buildings and parking areas to enhance views from roadways and" surrounding uses. 9.2 Utilize landscaping techniques to screen incompatible land uses and create transition and buffer zones between conflicting use areas. 9.3 Encourage major landscape themes to provide visual relief in highly . urbanized areas. 9A Develop landscape themes to accentuate the major public gateways to the City. 9.5 Develop citywide landscape and tree planting guidelines which promote low maintenance, drought -tolerant and firc-resistant species. 9.6 Encourage incorporation of indigenous vegetation and compatible drought tolerant vegetation into landscape themes throughout the planning area. 9.7 Encourage inc'orporation of indigenous landscape materials such as, native stone, river rock, and Bouquet Canyon Stone into landscape themes. City of Santa Clarita CD -20 6125191 Community Design. Element 9.8 Promote sensitive landscape treatment of fuel modification zones between development and open space areas. 9;9 Encourage consistent application of materials and vegetation within communities and differentiate between communities. 9.10 Promote the establishment of landscape maintenance districts, homeowner association, assessment district, property owners assessment district or other methods to maintain open space and slope areas around residential areas. 9.11 Encourage the development of a tree replacement program. Architecture GOAL 10: To achieve architectural themes and form which promote human scale and provide a comfortable human interaction with buildings. Policie 10.1 Provide design flexibility for urban design and architectural concepts-, in order to avoid architectural monotony and lack of design innovation. 10.2 Encourage. the use of materials that complement adjacent buildings and their surroundings. 10.3 ' Encourage design solutions that consider physical scale of the area and adjacent buildings. I 10A Examine potential opportunities for community theme elements within individual residential areas, neighborhood centers, recreation centers, landscaped street medians, and other community facilities. Infrastructure -- GOAL 11: To� achieve a coordinated and efficient infrastructure system which is visually unobtrusive while designed to meet the current and future needs of the planning area. City of Santa Clarita CD -21 6A51'91 Community Design Element Policie 11.1 Encourage placement of transmission power lines and other mechanical equipment underground, where feasible, to maximi e safety and minimize visual distraction. 11.2 Require that new electrical, telephone, cable teIevision, mechanical equipment and other distribution lines be placed underground. 11.3 Require that all new onsite connections and utilities are installed underground and prepare and implement an undergrounding program for existing development, where possible. 11.4 Ensure that utilities and connections which are located aboveground do not interfere with or adversely impact access, visibility, appearance, or the character of the structures near which they are located. 11.5 Develop coordinated planning programs to ensure the, efficient placement and consolidation of utility facilities within new development. 11.6 Incorporate landscaping, undergrounding, berms, and other techniques and design measures to integrate public facilities, such as water tanks and major water transmission lines, where visible, into the community design. 11.7 Encourage design solutions that reduce impacts/constraints from railroad right-of-ways within the planning area. 11.8 Examine the use of the land under highpower tran mi sion lines for landscaping, tree farms, additional safe recreation areas, and other appropriate feasible uses. 11.9 Encourage single pole trans-nission towers and cellular poles, and avoid reinforced structural support bases. 11.10 Encourage a community design relative to hoijsing,. commercial, and industrial uses that provides convenience and fiscal stability. City of Santa Clanta 6125191 CD -22 Community Design Element The City believes in and is committed to the implementation of this plan. Whereas, the goals and policies of the plan establish the general framework for future growth and development, actual realization of the plan can only be accomplished through the specific implementing actions that the City subsequently undertakes. The primary tools with which the City should undertake to implement the Community Design Element of the plan include: • Design guidelines • A comprehensive zoning ordinance, including standards for hillside: development and ridgeline preservations • Architectural review process • Specific plans • Special Standards Districts • Street median and parkway landscaping programs The City will prepare and adopt an implementation program which will be set forth in a separate document and will. not be a part of the General Plan. The implementation program will set forth projects, programs, proposed ordinances, and guidelines for development and will include priorities and schedules for the consideration and adoption of these subsequent actions. The implementation program will be a dynamic document containing specific implementations which will �e periodically reviewed and updated to reflect changing conditions, needs, and priorities. City of Santa Clarita CD -23 6125191 ATTACHMENT 2 Design Review Public Workshops Community Development Department staff members conducted a series of four public workshops last year to receive input on the subject of potential Architectural Design Guidelines for the City. The workshops were held on each of the four Wednesdays in June and one each in the four communities. The major concerns expressed by the residents included: Architectureldesign Incorporation of predominant and uniform themes into facades, including: -Acknowledgment of Western theme in both Canyon Country and Newhall -Orientation of housing so that front doors face streets, as opposed to garages -Construction of buildings closer to streets to encourage pedestrian traffic -Utilization of a variety of building materials -Incorporation of an architectural design toward security -More recreational areas for children Safety features in design - develop a consciousness of, such as excessive window signs obscuring the interior view of a business. • Murals and artwork should be incorporated • Pedestrian orientation of shopping centers needs to be encouraged and to vary the setbacks • Design review needed with a design review board. Some interest exists in doing this only in certain, specified areas; also some interest in this procedure citywide. • Architecture of commercial centers should be compatible with residential surrounding (Best Buy center) • Small town atmosphere should be retained • Scale of building too massive • Design for surnmer heat • Architectural compatibility with existing buildings necessary Gateways to the City are important visual elements and physical design in those areas should be attractive and welcoming. Roof tiles need some uniformity. Too many types, styles, and colors presently Painting houses - control needed to assure complimentary colors used. si= Directional signs to prominent places Community identification signs needed Signs identifying prominent natural features such as rivers and mountain peaks Signs - off-site directional signs to prominent buildings, and locations are needed Sign ordinance enforcement and education needed M. "111MMI= Quality landscaping (similar to Valencia) desired: Preservation of trees More lush landscaping along streets and in parking areas Streetscape - including landscaping with the hardscape • Pavement treatments should be varied • Streetlights -use of ornamental light standards and fixtures • Offer incentives to improve appearances of businesses, such as a community beautification award • Tree trimming methods should be implemented to make storefronts more visible • Medians are important The desire to focus attention on problems associated with existing development rather than new development (e.g. redevelopment). This would assist in mitigating many existing aesthetic concerns, such as property maintenance problems. Be proactive and have a prosecuting City Attorney Maintenance and dilapidation problems lead to aesthetic problems Cleanliness of sidewalks (cleaning chewing gum) Loitering - day laborers Incentives for improvement Overcrowding of residences leads to aesthetic problems (code enforcement issue) • Pride motivation • Homeowners associations - Encourage enforcement of their CC & Irs. Encourage inactive associations to reactivate themselves. • Merchant and business involvement necessary in improvement programs. Staff believes the best way to realize many of these concerns is to incorporate them into the city's Unified Development Code. Staff is prepared to proceed with an amendment to the code which will incorporate into it either a design element or design standards.