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S E P T E M B E R 2 0 1 0 I 33 CHAPTER TWO design guidelines The design guidelines in this chapter provide further direction for achieving the vision and the design concepts for San Pablo Avenue discussed in Volume I. The design guidelines should be used as another tool, in addition to land use and zoning regulations, to promote high quality development throughout the plan area. Design guidelines provide an effective method for guiding the physical environment and character of the streets, buildings and open spaces within the character areas and in-between areas. The guidelines are not intended to be overly prescriptive. Rather, they are meant to provide flexibility, creativity and variety in new developments and public space designs. These guidelines build upon current streetscape improvement efforts on San Pablo Avenue, and coordination between the Cities of El Cerrito and Richmond. They also vary according to the desired vision of each character area, allowing for a spectrum of experiences along the corridor. IN THIS CHAPTER... Site Design and Planning of the Private Realm Site Design and Planning of the Public Realm ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 34 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 1. SITE DESIGN AND PLANNING OF THE PRIVATE REALM The “private realm” refers to the buildings and land that are on privately-owned lots and parcels. The design of the private realm can have a significant impact on the quality of the public realm, as private buildings typically provide the edges to streets and open spaces. This inter- relationship is very important because, taken together, these two realms shape the character, experience and functionality of an area. The guidelines provide flexibility for creative expression and design of buildings within the private realm, but serve to guide those aspects of the private realm that have a direct effect on the surrounding public context. Overall, these guidelines aim to enhance the identity and environment of each character area, including establishing gateways at the northern and southern ends of the corridor, creating human- scaled transit-oriented development, promoting “green” building practices and appropriately transitioning to adjacent development. The overarching design guidelines are concerned with aspects of building design that impact the look and feel of each character area. These include building layout and orientation, setbacks and stepbacks, massing and scale, building character and façade articulation, service areas and access entry, and parking. ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 35 1A-1 Orient buildings such that primary façades and key pedestrian entries face San Pablo Avenue or mid-block pedestrian pathways and prohibit blank walls on side streets and pedestrian paths. 1A-2 When possible, maximize south-facing windows to receive optimal natural sunlight. Utilize sunshade awnings for passive heating and cooling. 1A-3 Line greenways, parks, plazas, courtyards and pedestrian pathways with residential development to provide activation and safety. Entries and facades should face these spaces. 1A-4 Encourage new buildings and remodels to high quality materials and cutting edge design that is harmonious and compatible with any nearby existing example of well-designed buildings. 1A-5 Require buildings to have four-sided architectural treatment and detailing to prevent blank walls in the public or private view, including windows, plaster boxes, trellises, popouts, etc. 1A-6 Locate semi-private residential spaces, such as kitchens and living rooms, to face streets, plazas, greenways, and other public spaces, maximizing opportunities for “eyes-on-the-street” for added safety and security. 1A-7 Encourage buildings, especially individual residential units, to have access to sun and air on at least two sides to provide adequate light and natural ventilation. Provide light and airwells for large-scale buildings. 1A-8 Require continuous building façades along Proposed Mixed Use Development 8' Parking 6' Rear Sidewalk Parking Lot 10' Sidewalk 5' Setback 12’ Travel Lane Ground Floor Commercial Condo/ Apartment Condo/ Apartment Condo/ Apartment Parking Lot, Driveways and Loading Area behind Buildings Primary Facade San Pablo Avenue Step Back Building After the 3rd Floor Windows Along Side Facade of Corner Building 1A-1, 1A-3, 1A-5 1A Building Design, Layout and Orientation ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 36 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T San Pablo Avenue whenever possible. In cases where continuous building edges cannot be provided, compensate with pedestrian-friendly features such as landscaping, benches, public art, etc. 1A-9 Explore new developments, especially residential and mixed-use residential developments, that are configured around open to sky courtyards that are contextually appropriate to the East Bay climate. 1A-11 Commercial Residential Residential Internal Courtyards West Facing Facade East Facing Facade 8' Parking 10' Sidewalk 10' Setback 12’ Travel Lane ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 37 1B Residential Density 1B-1 Increase residential densities around the Del Norte and El Cerrito Plaza BART stations, and along the bus rapid-transit routes on San Pablo Avenue. 1B-2 Allow flexibility in residential densities provided height, massing and articulation are consistent with design guidelines. 1B-3 Provide for appropriate transitions by reducing residential heights and densities for development approaching lower height and density multi and single family home neighborhoods. 1B-4 Encourage a variety of residential sizes and types to support various affordability levels and household sizes. 1C Massing and Scale 1C-1 Respect the scale and grain of existing residential development. Relative size and volume of new development should relate to surrounding buildings, streets, sidewalks, and open space. 1C-2 Step down building heights and intensities when approaching adjacent residential neighborhoods. 1C-3 Breakup the volume of large scale buildings with vertical articulation of entries, material and color changes, varying rooflines and stepbacks. 1B-1 1C-3 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 38 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 1D Building Heights and Stepbacks 1D-1 Provide transition between large-scale, tall buildings and existing small-scale buildings by stepping down building heights or providing stepbacks within buildings. 1D-2 Where there is minimal affect on neighboring properties or open space, locate the highest parts of buildings to the north to minimize shadows cast on rooftop open spaces. 1D-3 For buildings taller than three stories, step back upper floors 10 to 15 feet to minimize shadows cast on public amenities such as sidewalks, parks, and greenways. 1D-4 Encourage active use of stepbacks, such as balconies or roof gardens, to provide shared private open space for residents and to create “eyes-on-the-street” environments. 1D-5 Ensure a 15 foot minimum floor-to-floor height for ground floor commercial uses. Stepbacks after 3 stories 15’ Min. Ground Floor Cieling Height 1D-3, 1D-4, 1D-5 1D-1, 1D-3, 1D-4 ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 39 1E Setbacks 1E-1 Provide up to 10 foot front setbacks for ground floor commercial and mixed-use buildings. Encourage wider setbacks where sidewalk widths are less than 12 feet. 1E-2 Provide 5 to 15 foot front setbacks for ground floor residential uses along San Pablo Avenue. 1E-3 Utilize front setbacks to activate the pedestrian environment. For example, outdoor cafe seating, landscaping, and public art can create an extended and activated sidewalk environment. 1E-4 Provide landscaping and tree plantings in building setbacks for ground floor residential uses as a buffer between the sidewalk and residential units. 1E-5 Rear and side setbacks are determined by the underlying zoning. Ground Floor Commercial Up to10' Setback Ground Floor Residential 5-15' Setback 1E-1, 1E-3 1E-2, 1E-4 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 40 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 1F-1 Encourage distinction within and between buildings on the same block by varying roof heights, stepbacks, building articulation, landscaping treatment, etc. 1F-2 Provide variation in fenestration, materials, color, and architectural elements amongst multiple adjoining buildings and units to add interest to the pedestrian environment. Encourage windows on the front facade to be recessed to create shadow lines and a sense of depth and quality. 1F-3 Encourage distinctive buildings either through height, articulation, and/or unique roof silhouettes at places of special significance such as gateways, important intersections and transit stations. 1F-4 Encourage the development of a variety of uses within the same block along San Pablo Avenue. For example, live-work, row houses, small offices, and mixed-use buildings within the same block add variety to the pedestrian experience and create a mix of uses and residential unit types. 1F Building Character and Façade Articulation 1F-1, 1F-2, 1F-8, 1F-10, 1F-11 1F-2 ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 41 1F-6 Encourage landmark buildings at the intersection of Macdonald and San Pablo Avenue as a gateway element to announce entrance to Richmond, El Cerrito, and San Pablo Avenue. 1F-7 Encourage windows to enhance natural lighting, particularly along street façades. 1F-8 Prohibit blank walls along street-fronting façades. 1F-9 Utilize building elements such as cornices, lintels, sills, balconies, awnings, porches, vegetated walls, stoops, etc to enhance building façades. 1F-10 Incorporate vertical and horizontal architectural elements to mitigate long, unbroken building façades. 1F-11 Require all ground floor commercial uses to have transparent glass windows fronting onto sidewalks. When windows face southwest and west, frame them with well-designed protruding horizontal shading elements such as lintels, sills, and awnings to provide adequate protection from glare. 1F-12 Encourage architectural styles that use sustainable building practices and materials and ecologically-sensitive design solutions, including solar panels, light shelves and cool/green roofs, pervious paving, and native and drought tolerant landscaping. 1F-13 For auto-related uses, encourage roll-up doors and landscaping. 1F-8, 1F-11 1F-7 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 42 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 1G Alleys and Service Area Access 1G-1 Locate alleys and service areas that serve new development off of rear and side streets. 1G-2 Use special paving materials or patterns for alleys to visually signal to drivers that they are entering a shared-use zone, which serves as both auto-access and pedestrian connections. 1G-3 Provide lighting in alleyways to ensure safety. 1G-4 Where rear or side access to new development is infeasible due to parcel configuration, allow vehicular access off of San Pablo Avenue. 1G-5 Where vehicular access is necessary off of San Pablo Avenue, ensure that curb-cuts are minimized. 1G-6 Ensure alleys are a minimum of 25 feet wide to allow for emergency access and landscaping. 1G-7 Connect mid-block pedestrian pathways through and across alleys with special paving materials or patterns. 1G-8 Include tree plantings and landscaped buffers along alleys to screen and mitigate the impact of new multi-story buildings on existing residential buildings. 1G-9 Where necessary, install speed humps, signage, bulbouts, and other traffic calming devices in alleys and service areas to reduce vehicular travel speed. Alley Garage Entrance Distinctive Paving Small Canopy Trees Mid-block Mews 25' Alley 1G-6, 1-G-11 1G-2, 1G-8 ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 43 1G-10 Provide windows and balconies looking over alleys and service areas to provide “eyes-on- the-street.” 1G-11 Screen loading and waste storage areas from adjacent uses with vegetation, landscaping, and well designed structures. Ensure that waste storage locations do not block sightlines and visibility of cars and pedestrians. 1G-12 Where possible, incorporate loading areas for new development within the building to minimize impacts on surrounding areas. 1G-8, 1G-10 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 44 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 1H Parking 1H-1 Provide parking according to the ratios specified in Volume II, Chapter 1, Land Use, Zoning and Community Facilities. 1H-2 Ensure that most surface parking in new developments is located behind or to the side of residential, commercial and mixed-use structures, or is screened by landscaping and/or landscaped berms. Ensure that lots are screened from public view at a height of three feet without hindering access. 1H-3 To enhance safety, create visual connections for pedestrians and vehicles in parking areas. Ensure that screening allowsl for pedestrian access at regular intervals of approximatley 25 to 35 feet. 1H-4 Encourage higher intensity mixed- use, residential, or office development to utilize podium parking that is “wrapped” with active uses along the primary façade and the surrounding parking structure. 1H-5 Where ground floor uses are not possible, screen façades of parking structures to reduce adverse effects on the pedestrian environment with green-screens, landscaping, public art, lighting, and semi-opaque windows. 1H-6 Encourage ground floor activation of new parking structures with retail, office, flex- residential and live-work units. 1H-7 Ensure pedestrian-friendly façades at the ground floor of parking structures. 1H-8 Reduce the bulk of large parking structures by breaking up the façades with articulated fronts, varying rooflines, architectural details, and stepbacks. 1H-4, 1H-6 1H-5 ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 45 1H-11 1H-9 Articulate parking structures to prevent the presence of blank walls and large vehicular entries. Prohibit blank walls on parking structures or podium parking buildings. Mitigate any required blank walls with murals, architectural articulation, faux façades, etc. 1H-10 Locate stairwells and elevators of parking structures at building corners visible from the street to increase transparency between the structure and public realm. 1H-11 Provide attractive signage to clearly direct drivers into and out of parking structures and surface parking entrances. 1H-12 Provide ample lighting in and around parking structures to ensure safety. 1H-13 Unbundle parking (i.e. separate cost of parking spaces) from residential units, reducing the cost of units and creating flexibility for unit owners. 1H-14 Allow reductions to parking requirements if adequate parking spaces are provided in lots that are shared with other buildings, if the building uses have different peak-demand time periods. 1H-6, 1H-7, 1H-8 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 46 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 1H-15 Encourage the installation of solar panels on roof-decks of parking structures, both as shading devices for vehicles and as a sustainable- energy source. 1H-16 Encourage attenuation of run-off from existing and planned parking lots with options such as permeable paving and swales. 1H-17 Provide preferred parking spaces near the elevator for handicap-accessible parking. Provide secondary preferred parking for alternative- energy vehicles and charging stations for electric- powered vehicles 1H-18 Provide preferred, dedicated parking for car-share vehicles. 1H-19 Provide convenient parking areas for bicycles, and scooters. 1H-17 1H-16 ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 47 1I Bicycle and Pedestrian Facilities 1I-1 Create pedestrian and bicycle connections through new development between the Ohlone Greenway and San Pablo Avenue. 1I-2 Include bicycle parking and support facilities (e.g. lockers, maintenance areas and clothes changing areas) as part of new development. 1I-3 Provide a delineated and clear path of travel for pedestrians and bicyclists through new development, and particularly through parking lots and open spaces. Where feasible, link bicycle and pedestrian connection between developments. Paths should meet all ADA design requirements. 1I-2 1I-1, 1I-3 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 48 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 1J Stormwater Management 1J-1 Ensure the design of new development integrates stormwater best management practices (BMP’s) on-site to maximize their effectiveness. 1J-2 Encourage the use of intensive and extensive green roofs and water collection devices, such as cisterns and rain barrels, to capture rainwater from the building for re-use. 1J-3 Utilize disconnected drain spouts to interrupt the direct flow of rainwater from the building to the stormwater system. Integrate these features to articulate building character. 1J-4 Provide rain gardens and stormwater planters to manage stormwater run-off from the disconnected drain spouts and impervious surfaces on-site. Ensure adequate space and design for water to drain to reduce opportunities for ponding and utilize splash pads to minimize erosion under the drain spout. 1J-5 When adequate space is available, ensure medium- to large-canopy trees are planted in the front yards of private development and in greenways, parks and plazas to serve as interceptor trees for rainfall, slowing and reducing the amount of rainfall that falls to the ground. 1J-6 Minimize on-site impermeable surfaces, such as concrete, asphalt and hardscaping, especially in parking areas. 1J-4 1J-2 ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 49 1J-7 Utilize permeable pavers, gravel, porous concrete and asphalt, reinforced grass pavement (turf-crete), and other materials to detain and infiltrate run-off on-site. 1J-8 Use shared curbcuts, driveways and alleyways to reduce impermeable paving. 1J-9 If infiltration BMP’s are applicable, encourage the use of infiltration planters, rain gardens and infiltration trenches to absorb stormwater. 1J-10 If infiltration is not a desired goal, utilize flowthrough planters and swales and rain gardens with clay, geo-textile or other impermeable material as liners. 1J-11 Utilize stormwater BMP’s such as vegetated swales, stormwater planters and rain gardens with engineered soils and proper plant choices to treat run-off in greenways and pocket parks designed on private and public land. 1J-12 Meander swales to mimic a more natural appearance and to maximize surface area treatment. 1J-13 Encourage the use of landscaping with plants that can withstand pollutants and are effective in their removal. Explore the use of native, drought-tolerant and low-maintenance plants. 1J-14 Encourage use of landscaping with native plants that require little or no irrigation and low maintenance. 1J-14 1J-7 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 50 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 1K Passive Heating and Cooling 1K-1 When possible, orient courtyards, open spaces, and façades to face south to maximize heat gain and natural sunlight. 1K-2 When possible, minimize heights on the south side of buildings to reduce shadows cast on rooftop gardens and interior courtyards. 1K-3 Configure buildings in such a way as to create internal courtyards to trap warm air while still encouraging interaction with streets and open spaces. 1K-4 Minimize shade cast by buildings on greenways, parks and open spaces by stepping back upper floors on north-facing sides of buildings on the south-side of open spaces. 1K-5 Minimize impervious surfaces that have large thermal gain. Plant groundcovers and use mulch that prevent ground reflection and keep the surface cooler, preventing re-radiation and the heat-island effect. 1K-6 Provide light-shelves on south-facing windows and entries to maximize natural lighting. Commercial Residential Residential Residential North Facing Facade South Facing Facade 1K-2, 1K-3 1K-6 ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 51 1K-7 Use adjustable exterior shades and shade screens on east, west and south-facing windows as flexible methods for blocking sunlight. 1K-8 Design leeward openings to have substantially larger total area (50 to 100%) than those openings on the windward side to ensure adequate pressure to facilitate air movement during hot days. Create openings that are not sealed so they can be opened during hot days and closed during cold days. 1K-9 Include high ceiling vaults and thermal chimneys to promote rapid air changes and to serve as architectural articulation for buildings. 1K-10 Incorporate vegetated walls, where possible, to maintain and help regulate internal temperatures. 1K-11 Provide operable windows wherever possible to allow passive ventilation, heating and cooling. Windward Leeward High Ceiling Vaults and Thermal Chimneys 1K-10 1K-8, 1K-9 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 52 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 2. SITE DESIGN AND PLANNING OF THE PUBLIC REALM The public realm - composed of the streets, sidewalks, and public open spaces - plays a crucial role in the vitality, perception, functionality and livability of an area. The intent of design guidelines for the public realm is to enhance the pedestrian environment throughout the specific plan area, including the San Pablo Avenue corridor and key arterial, collector, and local cross streets, as well as usable open spaces such as parks and plazas. The following design guidelines were developed to be consistent with the concurrent implementation of El Cerrito’s Streetscape Improvement Plan and the update of the City of Richmond General Plan. The guidelines are crafted to facilitate a balance between the sometimes conflicting needs of automobiles, pedestrians, bicyclists, and ADA considerations. Furthermore, these design guidelines provide opportunities for “green” design features in the public realm that may be built in the future. The design guidelines for the public realm address three subcategories including: overarching guidelines for streetscape design, guidelines for the Avenue’s key character areas and guidelines for a hierarchy of open spaces proposed along San Pablo Avenue. ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 53 2A Overarching Guidelines 2A1 Roadways 2A1-1 Promote the inclusion of 11 foot travel lanes next to medians, and 12 foot travel lanes next to parking lanes throughout the plan area. 2A1-2 Promote the development of 10 to 20 foot landscaped medians with turning lanes, as consistent with the El Cerrito Streetscape Improvement Plan. 2A1-3 Promote and allow eight foot wide parking lanes along San Pablo Avenue and major arterial streets for parallel parking. vv 2A1-4 Promote the provision of seven foot wide parking lanes along local streets. 2A1-5 Promote the construction of bulb-outs in parking lanes between parking spaces and at corners to reduce the crossing distance for pedestrians. Encourage landscaping and street trees to create an extended sidewalk experience and lend character to the roadway. 2A1-6 Promote the paving of parking lanes with permeable materials, such as porous pavers and tiles, to collect and infiltrate stormwater runoff, and create a unique identity to the roadway. 8’ Parking 12’ Travel Lane Sidewalk ROW 11' Travel Lane 7' Parking Sidewalk Setback ROW 2A1-1, 2A1-3 2A1-4 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 54 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 2A2 Sidewalks and Landscaping 2A2-1 Provide 10- to 20-foot wide sidewalks along San Pablo Avenue where possible and as part of new private development. Ensure consistency with the San Pablo Avenue Streetscape Improvement Project. Sections 2B-1, 2B-2, 2B-3, and 2B-4 provide sidewalk and landscaping standards for specific character areas. 2A2-2 Ensure that all streets have a minimum width of six feet. 2A2-3 Ensure that the full width of continuous pavement at bus stop locations is at least 10 feet wide by 80 feet long, so that pedestrian access is not impeded. 2A2-4 Visually and functionally extend the width of the sidewalk by designing building setbacks to contribute to the pedestrian environment. 2A2-5 Locate street trees and planter strips between sidewalks and roadway to provide a safety buffer for pedestrians from traffic. Locate a wider 24” curb adjacent to planter strips to ensure passengers can exit parked cars. Allow tree wells to be used instead of planter strips in cases where parking or bicycle lanes are located next to sidewalks. Ensure a consistent of trees. 2A2-6 Provide occasional four-foot wide minimum planter strips and tree wells. 2A2-7 Landscape planter strips with shade- providing trees and shrubs. 2A2-8 Use low-maintenance native or drought- tolerant plant species in streetscape landscaping 8’ Parking 6’ min. Sidewalk Setback ROW 2A2-2 2A2-7 ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 55 to minimize water consumption and maintenance. 2A2-9 Prohibit the use of turf, grass or landscaping that requires high water usage. 2A2-10 Promote outdoor dining in the public right-of-way to activate the streetscape. Ensure that pedestrian access to bus stops is not impeded by use of the public right-of-way. 2A2-11 Incorporate tree grates in tree wells. 2A2-12 Ensure at least a 12-foot tree canopy clearance from finished sidewalk elevation to provide clear emergency and service access, not block light from pedestrian-scale street lights, and allow for a visual connection between buildings, areas of key building signage, the sidewalk and the roadway. 2A2-13 Over time, encourage the transformation of sidewalk planters and planter strips into stormwater run-off collectors and planters. Explore the gradual transition from piped to natural drainage. 2A2-14 Encourage the use of permeable pavers around tree wells instead of impervious sidewalk to increase infiltration of stormwater runoff, ensure space for healthy roots for street trees, and provide distinct identity to pedestrian paths. 2A2-15 Explore the use of structural soil two to three feet deep and a minimum of eight feet long in planting strips and under sidewalks in lieu of standard aggregate base to provide a better growing environment for street trees. 12’ Canopy Clearance ROW 2A2-13 2A2-9, 2A2-11 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 56 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 2A3 Crosswalks and Bulbouts 2A3-1 Promote wherever possible clearly marked minimum 10 foot wide crosswalks at all controlled intersections and at intersections of key streets. 2A3-2 Promote wherever possible all crosswalks have ramps and warning strips for ADA access. 2A3-3 Promote the use of in-pavement flashers and crosswalk signage that flashes to alert drivers of a crossing, especially at critical intersections. 2A3-4 Promote using special paving materials, colors, and/or patterns for crosswalks to heighten visibility and lend identity to the area while creating an attractive pedestrian environment. 2A3-5 Promote the provision of bulbouts at San Pablo Avenue intersections and mid-block crossings to minimize crossing distance and increase pedestrian visibility. 2A3-6 Promote the design of bulbouts at corners to function as pocket plazas with pedestrian amenities such as seating, trash cans, and bicycle racks. Min. 10’ Crosswalk Min. 10’ Crosswalk Min. 10’ Crosswalk Min. 10’ Crosswalk 2A3-4 2A3-1 ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 57 2A4-2, 2A4-3 2A4 Public-Private Interface 2A4-1 Utilize building setbacks in the private realm along San Pablo Avenue to create an extended sidewalk and allow activity to spill onto the sidewalk without disrupting or obstructing pedestrian flow. 2A4-2 Where possible, encourage the planting of trees three to five feet from the edge of the sidewalk within residential lots to provide shade for pedestrians and privacy for building users. 2A4-3 Discourage the use of fences along San Pablo Avenue. If fences must be used, ensure they are no higher than four feet so not to serve as a barrier between the public and private realms. 2A5 Street Furniture, Lighting, and Public Art 2A5-1 Provide pedestrian-oriented and automobile-oriented street lighting along major pedestrian corridors and arterials, including San Pablo Avenue and major east-west streets. 2A5-2 Encourage the use of attractive pedestrian-scaled street lights to be at a lower height (approximately 12 feet high), closer spaced, and to use full spectrum bulbs. 2A5-3 Provide pedestrian-oriented street lights on all local streets and pedestrian paths, such as the Ohlone Greenway, the two BART stations, retail shopping areas, and residential streets, to improve safety and comfort. Fences and shrubs max. 4’ high Trees 3-5’ from Sidewalk Residential Setback Roadway Sidewalk 2A4-1 Roadway Sidewalk ROW Commercial Setback ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 58 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 2A5-4 Provide pedestrian-friendly streetscape amenities, including seating, trash cans and public art, at key nodes along San Pablo Avenue and the Ohlone Greenway. 2A5-5 Provide bicycle racks and/or lockers (at key locations) throughout San Pablo Avenue. 2A5-6 Explore opportunities for artistic design of bicycle racks, trash cans, seating, lighting posts, and utility boxes. 2A5-7 Install public art pieces throughout San Pablo Avenue, the Ohlone Greenway, parks, and plazas. Create a cohesive series of art pieces either by theme, artist, style, or materials. Encourage public art that is engaging, interactive, and interesting for pedestrians. 2A5-8 Utilize medians, bulbouts, pocket plazas, and wide sidewalk areas as potential areas to display public art pieces. 2A5-1 2A5-5, 2A5-6 ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 59 2A6 Signage and Traffic Calming 2A6-1 Highlight bicycle and pedestrian routes and connections with the Ohlone Greenway with signage. 2A6-2 Employ public signage for vehicular, pedestrian and bicyclist wayfinding to the two BART Stations, the Ohlone Greenway, major bus stops, and key community amenities such as the Community Center and Theater. 2A6-3 Build off of the recently established streetscape signage conventions from the City of El Cerrito to coordinate colors, shapes and graphics of signage with both the Cities of Richmond and El Cerrito’s signage system. 2A6-4 Place signs at a height visible for both pedestrians and drivers. Scale signage to be visible both from the roadway and the sidewalk. 2A6-5 Explore opportunities for educational and interpretive signage along the corridor to highlight important aspects of the Avenue, such as the history of the area and innovations employed in the design of San Pablo Avenue and Ohlone Greenway such as stormwater planters and sustainability measures. 2A6-6 Provide well-designed traffic calming devices on local neighborhood streets, including traffic circles, bollards, bulb-outs and chicanes. 2A6-7 Install eye-catching signage as a traffic calming device on local neighborhood streets. For example, use bright colors with simple but bold icons, or flashing signs. 2A6-6, 2A6-7 2A6-4 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 60 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 2A7 Stormwater Management 2A7-1 Minimize the use of impervious surfaces within the public realm. 2A7-2 Install naturally drained, landscaped stormwater planters where possible, including on sidewalks, medians, bulb-outs, parks and plazas, and traffic circles. 2A7-3 Encourage the gradual transformation of sidewalk planter strips into stormwater run-off collectors. Explore the transition from piped to natural drainage. 2A7-4 As planter strips evolve into stormwater planters, provide breaks in the curb to allow stormwater to enter planters for filtration. 2A7-5 Explore the use of structural soil two to three feet deep and minimum eight feet long in planting strips and under sidewalks in lieu of standard aggregate base. 2A7-6 Explore the use of porous asphalt and other materials as a paving to reduce stormwater run-off. 2A7-7 Explore the use of permeable paving materials along parking lanes and alleyways. 2A8-8 Install permeable paving with natural drainage instead of planter strips or between planter strips to increase infiltration. 2A7-6, 2A7-7, 2A7-8 2A7-2, 2A7-3 ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 61 2A7-9 Employ high solar reflectance and high thermal emittance (high albedo) paving materials to reduce heat-island effects, especially around the Ohlone Greenway, Baxter Creek Park, residential neighborhoods, and other areas where wild-life habitats may exist. 2A7-10 Use native or drought-tolerant, low- maintenance plant species for landscaping of streetscapes, parks and plazas to minimize water consumption and maintenance. 2A7-11 Use stormwater planters and permeable paving as opportunities for educational and interpretive signage. 2A7-12 Encourage creek restoration in open space areas by daylighting water channels. 2A7-13 Link stormwater planters to larger natural drainage systems that infiltrate, such as Baxter Creek and other significant open spaces. 2A7-14 Use new open spaces as opportunities for stormwater detention and infiltration to reduce run-off to the bay. 2A7-11 2A7-12 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 62 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 2B Character Areas 2B1 Macdonald Gateway The Macdonald Gateway character area announces entry into the City of Richmond to the northwest and the City of El Cerrito to the south. The guidelines in this section aim to create gateway elements at the San Pablo and Macdonald intersection. Design guidelines are consistent with and build upon the San Pablo Avenue Streetscape Improvement Plan. 2B1-1 Install street trees and median plantings to provide shade for pedestrians and distinctive gateway character. . 2B1-2 Install public art and signage as gateway elements that complement new development and announce entrance to the corridor and each City. 2B1-3 Connect the Ohlone Greenway across San Pablo Avenue to the Richmond Greenway with a highly visible mid-block pedestrian and bicycle crossing. 10’ Sidewalk 5’ Setback 8’ Parking Lane 8’ Parking Lane 12’ Travel Lane 11’ Travel Lane 11’ Travel Lane 12’ Travel Lane 18’ Median/ Turn Lane 31’ Roadway 31’ Roadway 10’ Sidewalk 5’ Setback 100’ ROW Ground Floor Retail Residential Solar panel Public Art Green roof opportunity Residential Ground Floor Retail Higher-Intensity Development with Stepbacks and Balconies Iconic Building Articulation to Announce Gateway Roadway Lighting with Banners Bulbouts Reduce Pedestrian Walking Distance Across the Avenue Pedestrian Scale Lighting and Banners Building Setbacks Allow for more Sidewalk Activity Stepback Proposed street section for San Pablo Avenue at the Macdonald Gateway character area. ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 63 2B1-4 Utilize safety measures such as traffic controls, special paving materials, in-pavement flashers, patterns, and signage to announce the mid-block crossing. 2B1-5 Provide 10-foot wide sidewalks on San Pablo Avenue. 2B1-6 Create building setbacks of up to 10 feet to create an extended sidewalk space and gathering spaces. 2B1-7 Provide street-lighting to enhance the gateway character of the Macdonald and San Pablo Avenue intersection. 2B1-8 Embellish light posts with banners advertising special events in Richmond and El Cerrito. 2B1-9 Create landscaped bulb-outs at the four corners of the Macdonald-San Pablo Avenue intersection to encourage activity in the public realm, create identity to the gateway, and minimize walking distance across the roadway. 2B1-4 2B1-2 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 64 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 2B2 Del Norte BART Station Located about half of a mile south of Macdonald Avenue, the Del Norte BART Station is a transit crossroads for the community. Design guidelines aim to strengthening the area’s role as a multi- modal transit hub that includes human-scaled transit-oriented development and inviting public amenities. 2B2-1 Provide eight to 10 foot wide sidewalks with landscaped planters and street trees. 2B2-2 Provide five to 10 foot wide building setbacks for commercial uses to create an extended sidewalk space. 2B2-3 Emphasize connections to the Ohlone Greenway from the BART station and San Pablo Avenue. Design signage and layout of plazas to announce entrances to the Ohlone Greenway. 8’ Sidewalk 10’ Setback 8’ Parking Lane and Bulbouts 8’ Parking Lane and Bulbouts 12’ Travel Lane 12’ Travel Lane 12’ Travel Lane 12’ Travel Lane 12’ Travel Lane 20’ Median/ Turn Lane 44’ Roadway 30’ Roadway 11’ Sidewalk 10’-20’ Setback 115’ ROW Residential Residential Flex Space Transit station signage Ground Floor Retail Roadway Lighting with Banners Generous Landscaped Setbacks Create a Buffer from Auto Traffic and Provide Privacy Building Setbacks Allow for Spillover Retail Activity While Enhancing the Sidewalk Environment Building Stepbacks Reduce Bulk of Buildings and Allow for more Sunlight to reach sidewalks Pedestrian scale Lighting and Banners Directional Signage Bulbouts at Intersections Minimize Pedestrian Walking Distance Across San Pablo Avenue Building Stepbacks Can Be Used as Balconies and Create an “Eyes-on-the-Street” Environment Proposed street section for San Pablo Avenue at the Del Norte BART Station character area. ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 65 2B2-4 Install mid-block crosswalks along blocks that are longer than 500 feet long. Utilize design strategies such as bulbouts, signage, and special crosswalk paving to highlight mid-block crossings. 2B2-5 Install transit station signage to identify the station as a key landmark visible from a distance, for drivers, bicyclists, and pedestrians. Install bold and clear signage as wayfinding tools for transit riders, drivers, bicyclists, and pedestrians. 2B2-6 Provide pedestrian-scaled lighting throughout the station area to enhance safety. Utilize lighting as an opportunity to be public art and design. 2B2-7 Create a plaza space at the transit center. Encourage temporary programming such as farmers’ markets, outdoor performances, kiosks, and fairs and festivals at the plaza to further activate the station area. 2B2-7 2B2-7 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 66 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 2B2-8 Install public amenities such as landscaping, benches and tables, large seating areas, and shading and rain shelter devices at the transit plaza. Explore opportunities for children’s play areas and interactive public art pieces in waiting areas. 2B2-9 Encourage the planting of trees at the transit plaza to provide shade and soften the architecture of the BART Station. 2B2-10 Encourage the use of pervious paving materials in the transit plaza area, as well as landscaped plantings to reduce stormwater runoff. 2B2-11 Utilize high solar reflectance and high albedo heat absorbance paving materials in the transit plaza to reduce the heat island effect. 2B2-12 Explore the use of façade treatments on the BART station structure, including solar panels, murals, kinetic art and vegetated walls. 2B2-13 Explore activating the underside of the BART station structure with ceiling treatments, canopies, light-colored paint, lighting, murals and public art pieces to create a more pleasant transit experience. 2B2-9, 2B2-11 2B2-12 ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 67 2B3 Mid-town/Civic Center Character Area Centrally located along San Pablo Avenue, the Mid-town/Civic Center character area is home to many of El Cerrito’s public facilities and local-serving shops. Design guidelines focus on creating a civic and residential-oriented neighborhood with wide sidewalks, leafy trees, and green infrastructure. 2B3-1 Consistent with the Streetscape Improvement enhancements, continue to provide distinctive streetscape elements that lend identity to the area, provide privacy and shade for pedestrians, and create an attractive public realm. 2B3-2 Where possible, provide a double rows of street trees to provide privacy and encourage ground floor residential uses. 2B3-3 When designing streetscape landscaping, encourage the use of the same or similar plant species as the new Civic Center to create a cohesive landscape throughout the character area. 2B3-4 Utilize street lampposts to hold banners announcing the character area and special events in the city. 8’ Parking/ Stormwater Planter Bulbouts 8’ Parking/ Stormwater Planter Bulbouts 11’ Travel Lane 12’ Travel Lane 12’ Travel Lane 11’ Travel Lane 20’ Median/ Turn Lane 31’ Roadway 31’ Roadway 19’ Sidewalk with Stormwater Planter 5’ Setback 19’ Sidewalk with Stormwater Planter 10-25’ Setback 120’ ROW Residential Office Residential Ground Floor Flex Space Stormwater Planters and Bulbouts Help Reduce Runoff Pedestrian Lighting Roadway Lighting Generous Setbacks with Landscaping and Trees Create a Buffer for Residentail Uses Landscaped Median/Turnlane with Street Trees Stepbacks Provide Opportunities for Balconies and Eyes-on-the-Street Proposed section in the Mid-town/Civic Center character area. ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 68 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T 2B4 Plaza Character Area Located at the southern end of the corridor, the Plaza serves as a gateway to El Cerrito, houses a BART station, and features the El Cerrito Plaza Shopping Center. Design guidelines focus on reinforcing the area’s downtown character, increasing opportunities for public open space, and creating a pedestrian-friendly ground floor retail environment. 2B4-1 Continue implementation of the San Pablo Avenue Streetscape Improvement Project. 2B4-2 Provide narrower travel lanes and wider parking lanes to encourage reduced auto-traffic speeds and emphasize the downtown character of San Pablo Avenue in this area. 2B4-3 Create bulbouts and sidewalk areas as small-gathering spaces, with amenities such as outdoor dining, landscaping, seating, and public art. 2B4-4 Install signage at intersections to create safer crossings for pedestrians and bicyclists. 2B4-5 Install banners on lamp posts announcing the character area and special events in the city. 20’ Sidewalk 5’ Set- back 5’ Set- back 8’ Parking Lane and Bulbouts 12’ Travel Lane 12’ Travel Lane 12’ Travel Lane 12’ Travel Lane 8’ Parking Lane and Bulbouts 15’ Median/ Turn Lane 31’ Roadway 32’ Roadway 16’ Sidewalk 115’ ROW Residential Ground-Floor Retail Higher-Intensity Development with Stepbacks and Balconies Ground-Floor Retail Office or Residential Wide Sidewalks Allow for Ground-floor Activity to Spill into the Public Realm Landscaped Planter Strips Reduce Stormwater Runoff Sidewalk Amenities Include Seating and Bike Racks Roadway Lighting with Banners Highlighting City Events Directional Signage Sidewalk Extensions between Parking Spaces Extend the Public Realm and Provide Opportunities for Pedestrian Gathering Spaces Pedestrian Scale Lighting and Banners Proposed section of San Pablo Avenue in the Plaza character area. ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 69 2C Open Spaces 2C1 Pocket Parks 2C1-1 Explore creating connections between the Avenue and the Ohlone Greenway that can be expanded into pocket parks. 2C1-2 Ensure that pocket parks are no less than 35 feet wide to provide adequate space for users. 2C1-3 Include a variety of programs and facilities to serve a wide range of users, including play equipment areas, gathering space, multi-use play areas, and community gardens. 2C1-4 Ensure the provision of a five-foot wide minimum pathway for ADA access. 2C1-5 Provide adequate lighting and signage within pocket parks. 2C1-6 Ensure that park entrances are highly visible to enhance safety and wayfinding. Maximize vistas into the park and encourage “eyes on the park”. Avoid locating tall foliage, walls, or large signage towards the entrance of the park, which may act as visual barriers. 2C1-7 Encourage the design and use of natural drainage bioswales in pocket parks to filter surface water run-off. 2C1-8 Encourage the use of pervious paving surfaces to increase natural stormwater run-off drainage. 2C1-9 Encourage adjacent uses to front directly onto pocket parks. 2C1-10 Ensure front yard fences within private lots are no higher than four feet to provide a clear connection between residents and park users. 2C1-11 Incorporate an iconic feature that identifies each pocket park/plaza. Residential Residential Bioswale Lighting Pedestrian and Bicycle Pathway Residential Setback 2C1-1 ---PAGE BREAK--- v o l u m e I I c h a p t e r t w o 70 I S A N P A B L O A V E N U E S P E C I F I C P L A N D R A F T Transit plaza at the Del Norte BART station. 2C2 Plazas 2C2-1 Improve the existing plazas at the Del Norte BART Station and El Cerrito Plaza BART Station. 2C2-2 Encourage the use of water permeable paving surfaces to increase natural stormwater run-off drainage. 2C2-3 Use high-reflectance and high heat emissive paving materials to reduce the heat- island effect. 2C2-4 Provide signage to direct users through plazas. 2C2-5 Use special paving patterns and treatment at transit plazas and promenades to increase visibility and identity. 2C2-6 Ensure a safe pedestrian and bicycle route through the plazas to the transit stop. Include curb-cuts when necessary for ADA and bicycle access through plazas. 2C2-7 Provide plentiful landscaping and street trees in plazas to create a pleasant environment with shading options. 2C2-8 Provide amenities in plazas for social gathering, including seating, tables, public art, play areas, shade structures, awnings and canopies. 2C2-9 Allow outdoor seating from retail uses on the transit plaza to activate the space. Seating Mural Seating Unique Facade Treatment Bollards Flush Roadway Special Paving ---PAGE BREAK--- d e s i g n g u i d e l i n e s S E P T E M B E R 2 0 1 0 I 71 2C3-2, 2C3-3 2C3 Greenways and Pedestrian Connections 2C3-1 Implement improvements consistent with the Ohlone Greenway Master Plan. 2C3-2 Create connections to the Ohlone Greenway from San Pablo Avenue, new developments neighborhoods, transit stations, and open spaces. 2C3-3 Install signage and streetscape elements along San Pablo Avenue that announce connections to the Ohlone Greenway 2C3-4 Install signage and traffic calming devices at greenway intersection crossings. 2C3-5 Plan for pedestrian and bicycle paths through new development. 2C3-6 Design residential uses to front onto pedestrian pathways to provide eyes-on-the- street. 2C3-7 Line pedestrian pathways and greenways with ample lighting, landscaping, and street trees. Encourage the installation of public art pieces and amenities such as seating, trash cans, and exercise structures. O H L O NE G RE EN W A Y 2C3-5, 2C3-6, 2C3-7 ---PAGE BREAK--- THE PARADOX OF TRANSPORTATION IN THE LATE 20TH CENTURY IS THAT WHILE IT BECAME POSSIBLE TO TRAVEL TO THE MOON, IT ALSO BECAME IMPOSSIBLE, IN MANY CASES, TO WALK ACROSS THE STREET. - Joell Vanderwagen