Walnut Creek - Planning - Design Review Guidelines

1. A written design concept statement shall be submitted as part of the design review application which identifies the significant site features, supports the reasoning behind the architecture and site plan proposed, and explains how and why the site features are incorporated into the project design.

2. The site plan, building design and landscaping of new development shall achieve high quality and appearance which will enhance and be compatible with the character of the surrounding area.

3. Significant site features such as natural ground forms, large rock outcroppings, water and significant view corridors shall be identified and incorporated into the new development.

4. Site plans shall be designed with variation both in the street patterns and the siting of structures so the appearance of the streetscape does not become overly repetitive, especially in the design of residential Planned Developments.

5. The design of outdoor spaces shall recognize and incorporate views, climate, solar angles, and the nature of outdoor activities which could occur in conjunction with the project.

6. Where identified as appropriate, new and existing development should include public plazas, courtyards, landscaping, and similar amenities or public assembly areas that are accessible and visible from the street. Such amenities shall be required in a scale appropriate to the size and location of the project.

7. Phased projects shall be designed to the greatest degree possible so that each phase, in and of itself, is complete in its functional, traffic, parking, visual, drainage and landscaping aspects.

B. Transitional Areas

1. Site planning and design of projects proposed adjacent to dissimilar land uses shall carefully address the potential undesirable impacts on existing uses. These impacts may include traffic, parking, circulation and safety issues, light and glare, noise, odors, dust control and security concerns. (Walnut Creek Municipal Code, Sec. 10-2.3.104,A.3)

2. Unattractive project elements such as storage areas, trash enclosures, transformers, generators and similar features should be sited in areas which are generally not visible from the street and must also be screened from view. ( Also refer to policies in IV. Fencing and Screening)

3. Project sites which are impacted by excessive noise from the surrounding area shall use both site planning and architectural solutions to minimize impacts.

C. Grading

(Refer also to Hillside Development Standards, Site Development Ordinance and Measure P)

1. Abrupt or unnatural appearing grading design is not allowed. Grading on new project sites shall blend with the contours of adjacent properties.

2. Proposed cut and fill slopes shall be rounded off both horizontally and vertically.

3. Where graded building pads are allowed they should extend 3' to 5' beyond the building foundation to allow a transition to the natural setting.

4. The height and length of retaining walls shall be minimized and screened with appropriate landscaping. Retaining walls shall incorporate design elements of other architectural or natural features of the project.

5. Wood retaining walls shall not exceed 2' in height. Tall, smooth faced concrete retaining walls are discouraged.

6. Wood retaining walls shall be set back from the property line, at a minimum, the distance of their height.

7. Terracing shall be considered as an alternative to the use of tall or prominent retaining walls, particularly in highly visible areas on hillsides.

8. When designing a grading plan, balancing the cut and fill is highly encouraged when it does not result in further damage to the natural topography. Where the site plan results in substantial off-haul or infill, a mitigation plan may be required to address the impacts and clean-up of off-site construction activities. (See Site Development Ordinance.)

9. Grading under the drip line of protected trees is prohibited to prevent soil compaction and significant root damage. On sites in the Open Space/Agriculture designation, the restriction on grading is extended to one and one-half times the distance from the trunk to the drip line. (See Walnut Creek Tree Preservation Ordinance and Measure P.)

D. Engineering/Drainage

1. All onsite drainage shall be collected and conveyed to an approved underground storm drainage system.

2. All on-site drainage patterns shall occur on or through areas which are designed to serve this function.

3. Drainage from rooftops or other impermeable surfaces shall not be conveyed into planter areas that are surrounded by hard surfaces without a drain inlet.

4. Drainage shall not be conveyed within the drip line of any tree on the site to be retained.

5. Drainage from landscape areas shall be properly conveyed and contained and shall not be allowed to drain freely across sidewalks, landscape and building faces.

E. Pedestrian and Vehicular Circulation

1. Circulation patterns shall be as obvious and simple as possible. All likely pedestrian routes should be considered in the design phase to eliminate "short cuts" which damage landscape areas.

2. All site facilities and amenities shall be accessible to people with disabilities in accordance with the provisions of the California Building Code, Title 24, Disabled Access Requirements. Accessibility requirements include the provision of special parking spaces, ramps, signage and the like.

3. Circulation systems shall be designed to avoid conflicts between vehicular, bicycle and pedestrian traffic. Pedestrian circulation shall take precedence over vehicular circulation.

4. New driveways should be sited away from or immediately opposite street intersections and the number of driveways shall be minimized, consistent with the direction of the Transportation Division for purposes of traffic safety.

5. The width of curb cuts shall be minimized, but shall always meet the requirements of emergency service vehicles. A wider curb cut may be required on a higher speed street.

6. Where pedestrian circulation crosses vehicular routes, a change in grade, materials, textures or colors shall be provided to emphasize the conflict point and improve its visibility and safety.

7. Circulation routes shall focus upon main entries and exits and also identify secondary access points.

8. All elements of the site design shall accommodate access requirements of emergency vehicles and services.

9. Service functions shall be integrated into the circulation pattern in a manner which minimizes conflicts with vehicles and pedestrians.

10. Redundant circulation which unnecessarily reduces the amount of site available for landscaped areas shall be minimized.

F. Construction

1. New development along streetfronts in the downtown Pedestrian Retail area shall provide covered pedestrian walkways/barricades during construction to protect passersby. Such walkways shall comply with the provisions of the Uniform Building Code.

2. Noise and other impacts which occur primarily during construction shall be regulated by "Construction Term Guidelines"* which are enforced by the Building Division.

( * "Construction Term Guidelines" shall be developed by both the Planning and Building Divisions for the implementation by the Building Division.)

3. Construction activities are restricted to weekdays between the hours of 7 AM to 6 PM unless specified otherwise by the project approval. Any exceptions to these restrictions may only be granted by the Community Development Director.

4. Cut and fill slopes that have been graded but not completed by October 15 of any given year shall be hydro-seeded with perennial or native grasses and flowers. Any stock piles of loose soil existing on that date shall be hydro-seeded in a similar manner. Erosion control shall comply with the City Site Development Ordinance, the Storm Water Management Plan and the ABAG Erosion and Sediment Control Measures Manual.

5. When there is no alternative but to leave portions of a phased project in an unfinished state over a period longer than one year, a mitigation plan shall be submitted and approved by staff to ensure acceptable site conditions will be maintained.

II. Landscape Design

A. General

1. Landscaped areas shall be maximized and balanced throughout the site.

2. All landscaping shown on plans approved by the City shall be continually maintained in a healthy and weed-free condition.

3. Tree and shrub planting should be grouped together to create strong accent points within the site plan unless circumstances dictate otherwise.

4. Dense landscaping and/or architectural treatments shall be provided to screen unattractive views and features such as storage areas, trash enclosures, freeway structures, transformers, generators, and other similar elements.

5. Electrical transformers which are installed as part of a new project shall be located to the rear of the site or undergrounded. Existing transformers located at the front of the site shall be screened by substantial landscaping and/or an architectural barrier.

B. Parking Lot Landscape

1. Landscape shall permit adequate sight distance for motorists and pedestrians entering and exiting a site and shall not interfere with circulation patterns. (See Figures 1 and 2 in Appendix II.)

2. Landscaping shall be provided adjacent to and within parking areas to screen vehicles from view and to minimize the expansive appearance of parking fields. This landscaping should include fast growing trees in parking lots to create summer shade.

3. Landscape planting areas shall be provided an average of every ten parking stalls within a surface parking lot to provide visual relief and summer shade. Landscape planting areas which are used for separation between banks of parking stalls shall be a minimum of 4' in width.

4. In general, the minimum clear inside dimension of a landscape planting area shall be 2 feet. However, trees (with the exception of shrub standards) shall not be planted in areas of less than 4' in width.

5. Reinforced Portland cement concrete curbing shall be used at the edges of all planters and paving surfaces adjacent to auto circulation or parking areas.

6. Shrubs and trees shall be installed at appropriate locations to prevent damage from vehicles.

7. A 2.5 foot auto overhang is allowed over landscape areas which shall not be less than 4' in width. Plants shall be chosen for those locations which can tolerate highly adverse conditions. (See Figure 1 in Appendix II.)

C. Landscape Design Standards

1. All plant materials shall be sized so that the landscaping has an attractive appearance at the time of installation and a mature appearance within three years of planting.

2. Unless unusual circumstances prevail, all street trees or parking lot trees shall be a minimum of 24" box size. In other areas, proposed trees shall meet the following standards:

1- 14 trees proposed: 50% shall be 24" box size min., remainder shall be 15 gallon size min. More than 14 trees proposed: Of the first 14 trees, 50% (or seven trees) shall be 24" box size minimum, and the remaining seven trees shall be 15 gallon minimum size. 30% of the remaining trees proposed shall be 24" box size min., and the remainder shall be 15 gallon size min.

3. In certain prominent public areas, trees larger than 24" box size may be required to create a strong design element.

4. In cases where existing highly protected trees are allowed to be removed for new development, substantial additional trees, other landscaping, and/or additional mitigation measures shall be required beyond the guidelines established in this section. (See Walnut Creek Tree Preservation Ordinance.)

5. All proposed shrubs except accent, color or ground cover planting shall be a minimum of 5 gallon size. Shrubs and ground cover plants shall be spaced close enough together to ensure an attractive and mature planting effect.

6. Screen hedges shall offer frequent visual breaks for accent planting.

7. Water intensive landscaping, such as turf grass, should be concentrated in areas of high visibility and use. The combined square footage of turf grass and decorative water (e.g. fountains, ponds, etc.) shall be minimized to reduce water use and evapotranspiration. (See City of Walnut Creek Water Conservation Guidelines.)

8. No irrigated landscape area will be allowed under existing oak trees or other highly protected species which would be adversely effected. (See City of Walnut Creek Tree Preservation Ordinance.)

9. Plant materials should be chosen which grow well in Walnut Creek's climate and the given soil conditions without requiring excessive irrigation. (See City of Walnut Creek Water Conservation Guidelines.)

10. A plan for an automatic irrigation system and certification (preferably by a Landscape Architect) that the plan is in compliance with the City's Water Conservation Guidelines shall be provided as part of a complete project application submittal to insure that all plants receive adequate water for healthy growth.

11. Energy conservation within structures shall be addressed by recognizing the sun exposure on the site and providing appropriate tree species (deciduous trees on the southern exposure, coniferous and broadleaf evergreen trees along the eastern and western exposures, and evergreens along the northern exposure.)

12. Trees shall be carefully selected and located where they will complement the building elevation and shall not block all retail storefront signage from view.

13. Tree species should be selected with root growth habits that will not cause damage to sidewalks, or such tree species should be sited away from such hardscape areas.

14. Proposed new trees should be compatible with an established design program or with the neighborhood pattern. (See also E. Street Trees.)

15. All new residential subdivisions shall include street trees as recommended by the Design Review Commission and Park Superintendent. (Walnut Creek Municipal Code Sec. 7-1.405).

D. Construction Requirements

1. Final landscape plans, irrigation system plans, tree preservation techniques and preservation guarantees shall be reviewed and approved by staff prior to the issuance of a building permit.

2. Landscaping plans shall show all obstructions such as street lights, meters, backflow devices, utility covers, transformers, and similar objects which may affect plant placement and installation limitations.

3. When constructing new landscape planting areas on surfaces which where previously covered by pavement or structures, all existing asphalt, base rock or other deleterious material shall be removed to the depth of the native soil and clean soil shall be used to backfill the planting area.

4. All exposed dirt areas shall be covered with bark or mulch or other weed control measures included as part of final landscape installation.

5. The area under the drip line of all existing oaks and other protected trees, etc., which are to be saved shall be fenced prior to construction. Grading operations are restricted under such trees to prevent soil compaction and to reduce root damage. (See Walnut Creek Tree Preservation Ordinance.)

6. When installing street trees, Standard City Specifications regarding grate size, staking, etc. shall be consulted (Walnut Creek Municipal Code Sec. 7-1.406 - 7.1.407 and Engineering Requirements).

E. Street Trees

The Community Development Department maintains a master tree planting plan for all city streets. This plan provides a list of approved tree species for each street in residential and non-residential zones. The Street Tree List in included as Appendix I. Street Tree Planting Figure and Minimum Sidewalk Dimension Figure are included in Appendix II. Refer also to the Walnut Creek Municipal Code, Article 4. Street Trees, Sec. 7-1.401 - 7-1.410.

Planting Standards - Commercial/Non-Residential Districts

1. Street trees shall be installed in the public right-of-way for all development within non-residential districts. The Street Tree List (Appendix I) designates approved tree species for each street and new trees shall be planted consistent with the plan and the street tree standards and guidelines.

2. In commercial areas, street trees shall be required in addition to any proposed on-site landscaping to provide the shading, visual enhancement and continuity for the streetscape.

3. Street trees shall normally be planted at 40' intervals.

4. Any existing street tree which constitutes a specimen or mature tree within the regulation of the Walnut Creek Tree Preservation Ordinance may be substituted for the required street tree.

5. All street trees within non-residential areas shall be a minimum of 24 inch box size.

6. Street tree placement shall include consideration for vehicle line of sight, entrance and exit curb cuts, street light and traffic control devices, and other site specific conditions as part of design review process.

7. Street trees shall be installed consistent with planting standards maintained by the Community Development Department which specify soil depth, irrigation requirements, tree grates, staking, and other planting details.

Planting Standards - Residential Districts

1. The master street tree planting plan specifies approved tree species for each residential street. Property owners shall install and maintain street trees consistent with this plan.

2. In residential areas, street trees shall normally be planted at 40 foot intervals.

3. In residential areas, street trees shall be planted at least three (3) feet away from a public sidewalk, at least ten (10) feet away from sewer or water lines, and at least five (5) feet from a driveway, except in an existing parkway area as approved by the Community Development Department or the Design Review Commission.

4. All street trees in residential districts shall be installed at a minimum of 24 inch box size.

III. Off-Street Parking Design

A. Site Design

1. The visual impact and presence of vehicles shall be minimized by generally siting parking areas to the rear or side of the property rather than along street frontages, providing underground parking, and screening parking areas from views both interior and exterior to the site. Parking areas may be considered in the front of the site in certain retail areas, such as neighborhood shopping centers, provided appropriate landscaping and setbacks are incorporated into the parking design.

2. Shade should be provided for parked cars. As a general rule, trees shall be installed so that a minimum ratio of 1 tree per 10 parking stalls is maintained. Trees which are installed in perimeter landscaping may count toward the 1:10 ratio, and an even spacing of trees throughout the parking lot is not always required (such as in auto display lots). In very large parking lots or where a special design objective is desired, a lower ratio of trees to parking stalls may be required by the Design Review Commission to achieve the desired canopy coverage.

3. Pedestrian pathways shall be separated from auto circulation routes.

4. Bicycle parking spaces shall be provided within commercial development (with certain exceptions) in convenient and secure locations. The ratio of bicycle parking spaces to auto parking spaces shall be 2 percent. In public and semi-public projects, the number of bicycle parking spaces shall be specified in the use permit.

For each bicycle parking space required, a stationary object shall be provided to which a user can secure both wheels and the frame of the bicycle with a user-provided 6 foot cable and lock.

5. Single entry parking lots shall provide adequate clear depth for turnarounds. (See Figures I and 2 in Appendix II.)

6. Where required, the last parking stall in an aisle shall contain an end island area to provide adequate turning and maneuvering room. (See Figure 2 in Appendix II.)

B. Dimensions and Materials

1. Continuous portland cement concrete curbing and vehicle stall striping shall be provided for all parking areas (minimize wheel stops).

2. Parking lots shall be designed with adequate landscape areas to avoid the appearance of a "sea of asphalt". A minimum landscape area of 5 feet to the back of the perimeter curb stop shall be required where landscape separation is needed.

3. Trees installed in parking lots shall be protected from vehicle damage by concrete curbing which surrounds the landscape pocket.

4. Driveway entrances shall provide 10' clear behind sidewalk prior to starting the first parking space. (See illustration in Appendix III.)

5. The driveway entry "throat" of large shopping center parking areas shall provide at least 25' to 40' clear before a turning movement occurs. This shall provide sufficient queuing room for entering cars off the street. (See illustration in Appendix III.)

IV. Fencing and Screening Design

A. Design Standards

1. All new soundwalls, masonry walls or fences 50 feet in length or longer, and 4 feet in height or taller shall be designed to minimize visual monotony though changes in plane, height, material or material texture or significant landscape massing where appropriate.

2. All fencing should be designed as an integrated part of the site, rather than as a separate fence, i.e. planter wall, continuation of architectural wall, etc. Chain link fencing is discouraged. Use of special fencing design or materials should be discussed in the Design Narrative submitted with the Design Review application.

3. Utility lines are required to be undergrounded within the Core Area, along identified scenic corridors, at gateways and at other prominent locations.

4. Electrical transformers and similar utility structures shall be undergrounded or placed in the rear of the site. If undergrounding is infeasible due to preexisting site conditions such as a high water table, the facility shall be enclosed within the building or adequately screened from the view of any public right-of-way. Screening will preferably use solid materials, such as berming or enclosures rather than reliance solely on plant materials.

5. The design of fencing, sound walls, carports, trash enclosures, and similar site elements shall be compatible with the architecture of the main buildings and should use similar materials.

6. Rooftop mechanical and electrical equipment, microwave antennae, or building elements to screen such equipment shall be designed as an integral part of the building architecture.

7. All exterior trash and storage areas, service yards, loading docks and ramps, wood service poles, electric and gas meters, fire sprinkler valves, irrigation backflow prevention devices, transformers, etc., shall be screened from view in a manner that is compatible with the building and site design. Screening materials shall be substantial and durable, and the screening shall be well-designed. Generally, all such elements should be located to the rear of the site and/or away from a major street.

B. Trash Enclosures

1. Trash enclosures shall be constructed of sturdy, durable, opaque materials (with trash receptacles screened from view) which are designed to be compatible with the project architecture.

2. Trash enclosures shall include adequate, accessible and convenient areas for collecting and loading recyclable materials. Dimensions of the recycling area shall accommodate receptacles to meet the recycling needs of the project. To determine the appropriate dimensions needed for dumpsters and waste wheelers, contact the solid waste and recycling management representatives.

3. Whenever feasible, areas for collecting and loading recyclable materials shall be adjacent to the solid waste collection areas.

V. Exterior Lighting Design

1. Exterior lighting shall be architecturally integrated with the building style, material and colors.

2. Exterior lighting of the building and site shall be designed so that light is not directed off the site and the light source is shielded from direct offsite viewing.

3. Fixture mounting height should be appropriate for the project and the setting. Use of low, bollard-type fixtures, 3-4 feet in height are encouraged as pedestrian area lighting. The mounting height of fixtures in smaller parking lots or service areas should not exceed 16 feet, with lower mounting heights encouraged, particularly where adjacent to residential areas or other sensitive land uses.

4. Raised light pole bases shall be attractively designed and well-detailed to be compatible with the overall project. The use of "sonotube" type concrete pole bases is discouraged.

5. The placement of light poles within raised curb planter areas is encouraged, but conflicts with parking lot trees which can obscure the lighting should be avoided.

6. The use of vandal resistant well lighting is encouraged for lighting monument signs.

Chapter Two/Architectural Guidelines

I. General Architectural Guidelines

1. Architectural design shall be compatible with the developing character of the neighboring area. Design compatibility includes complementary building style, form, size, color and materials.

2. Diversity of architectural design shall be encouraged within the City. "Theme" or stylized architecture which is characteristic of a particular historic period or trend shall not be encouraged, unless the existing building or site is historically important to the district or necessary for architectural harmony.

3. Multiple buildings on the same site shall be designed to create a cohesive visual relationship between the buildings.

4. Exterior building design and detail on all elevations shall be coordinated with regard to color, types of materials, number of materials, architectural form, and detailing to achieve harmony and continuity of design.

5. Commercial and residential buildings shall be sited to provide functional, livable outdoor spaces, and public spaces which enhance the use of the building and, to the greatest extent possible, the neighboring buildings.

6. Building siting shall take best advantage of solar orientation, climatic and other environmental conditions, shall encourage safety and privacy of adjacent outdoor spaces, and shall reduce the impact of noise received by, or resulting from, the project.

7. Exterior materials shall be durable and of high quality. Highly reflective materials in general are discouraged. Non-durable materials such as thin layer synthetic stucco products shall not be used within 8 feet of ground level unless specially reinforced or located away from pedestrian accessible areas.

8. Buildings that are stylized in an attempt to use the building itself as advertising shall generally be discouraged, particularly where the proposed architecture is the result of a "corporate" or franchise style.

9. The visibility of roof-top equipment should be minimized by grouping all plumbing vents, ducts and roof-top mechanical equipment away from the public view. This guideline is primarily focused upon commercial and multiple family residential projects. 10. Code required elements, such as parapet walls and screen walls shall be treated as an integral part of the architecture and these elements shall not visually weaken the design.

11. All vents, gutters, downspouts, flashing, electrical conduits, etc., shall be painted to match the color of the adjacent surface, unless being used expressly as a trim or accent element.

12. Soffits and other architectural elements visible to the public but not detailed on the plans shall be finished in a material compatible with other exterior materials.

13. No new building or remodeling of an existing building shall use mill-finish (non-colored) aluminum metal windows or door frames unless specifically requested by the applicant and approved by the Design Review Commission.

14. Standards for temporary buildings are the same as those for permanent buildings. Permanent landscaping is required.

15. Material or color changes generally should occur at a change of plane. Material or color changes at the outside corners of structures which give the impression of "thinness" and artificiality of the material are discouraged. Piecemeal embellishment and frequent changes in material should be avoided.

16. Approved address numbers shall be provided so that they are legible to the public from the street fronting the property. Commercial address signs in the downtown area shall be illuminated.

II. Residential Architecture

A. General Residential Guidelines

1. In areas where there are changes in land use or residential density, new residential development shall be designed to provide a transition between uses (through the use of setbacks, site plan, building massing, driveways locations, etc.).

2. Infill development within existing neighborhoods shall be sensitively designed to respect existing residential patterns and development, and reinforce the character and functional relationships of existing neighborhoods consistent with applicable development regulations. (See E. Small Lot Single Family Infill Development guidelines, if appropriate).

3. When developing in hillside or sloped areas, engineered site grading shall not result in substantial differences in grade between adjacent development sites; or, if such grade differences appear naturally, site grading shall not increase the disparity.

4. Residential development shall be sited and designed to preserve the appearance of ridge lines and minimize the disruption to the natural topography. (See Hillside Development Standards for specific requirements.)

5. The architectural design of hillside homes shall not be overly dominant in the landscape. Particular attention shall be given to the design of decks, retaining walls, and building color. Long un-interrupted building surfaces, and materials or design that create glare shall be avoided.

6. The establishment of new gated developments or developments which are isolated or barricaded from the surrounding community is discouraged.

7. New residential streets shall meet the requirements of the City of Walnut Creek Street Standards. The creation of new private streets is discouraged except where compelling and clear findings can be made that the private streets would result in benefits for the entire neighborhood.

8. The creation of new flag lots or similar irregular lots is discouraged where such parcelization is not the prevailing pattern. Lot shapes generally should be simple and rectilinear. (This does not preclude wedge-shaped cul-de-sac lots.)

9. All mechanical equipment, including gas and electric meters, shall be architecturally screened from view.

B. Single Family Residential

1. Houses with identical or similar building elevations and/or floor plans shall not be located on adjacent lots or directly across the street from each other. Where a single house design is used repeatedly, materials and detailing of major facade elements shall be varied.

2. Building facades should be articulated by using color, arrangement, or change in materials to emphasize the facade elements. The planes of the exterior walls may be varied in height, depth or direction. Design elements and detailing shall be continued completely around the structure. Such design elements shall include window treatments, trim detailing, and exterior wall materials.

3. The location of the house on the lot, windows, orientation, building height, and location of on-site open spaces shall consider preservation of the privacy of adjacent development.

4. Two-story dwelling units shall include a substantial single story element adjacent to major collector or arterial streets or on corner lots to give a lower, more human scale at the edge of the street and corners. Special design attention shall be directed to two-story facades.

5. Compatible (not duplicate) color schemes shall be provided for homes on adjacent lots.

6. Variation shall be provided to avoid visual monotony on long, straight portions of the street through the manipulation of the building elements and massing.

7. New housing development should avoid front elevations which mainly consist of rows of garage doors ("tail pipe architecture"). (See illustration above).

8. All doors and windows, etc., shall be detailed to add visual interest to the facade unless such treatment would be incompatible with the architectural style of the building.

9. All vents, gutters, downspouts, flashings, electrical conduits, etc., shall be painted to match the color of the adjacent surface. Downspouts or rain water leaders shall be located on the inside corners of the structure.

10. Driveways shall be a minimum of 20 feet in length, exclusive of sidewalk or curb. Driveways which are designed to serve more than two cars in width (i.e., a three car garage or wider) shall be required to incorporate alternative treatment including pavers, colored concrete, aggregate or brick banding, or other acceptable design element.

11. Residential air conditioning units should be located to have the minimum visual and noise impacts on adjacent residential neighbors.

12. Each home shall be provided with a logical location for the storage of trash receptacles (waste wheelers, etc.) which is screened from public view.

C. Multiple Family Residential

1. New multiple family residential development shall respect the scale and character of the adjacent residential neighborhood through attention to views, building scale and orientation, proximity to adjacent uses, location of driveways, noise, lighting and landscape.

2. Building facades should be articulated by using color, arrangement, or change in materials to emphasize the facade elements. The planes of the exterior walls may be varied in height, depth or direction. Extremely long facades shall be designed with sufficient building articulation, reveals and, in some cases, landscaping to avoid a monotonous or overpowering institutional appearance.

3. Exterior site design and landscaping shall provide functional recreational spaces and/or community site amenities (including trail heads, etc.). Exterior spaces shall be designed to enhance the overall appearance and compatibility of such development by providing privacy, buffering and daylight, and to provide a pleasant transition to the street.

4. Materials selected for multi-family projects shall be very durable and require low maintenance.

5. All trash enclosures shall be constructed of sturdy, opaque materials (with trash receptacles screened from view) which are in harmony with the architecture and materials of the main buildings.

D. Hillside Residential Development

The City of Walnut Creek has very few undeveloped residential parcels. Of those, new development on hillside locations is often the most visible and challenging to design with sensitivity to the existing character of the area. Hillside Performance Standards (Walnut Creek Municipal Code, Chapter 2. Zoning, Part III., Article 4, Section 10-2.3.401 - 10-2.3.409) have been developed to address residentially zoned hillside areas and minimize visual impacts by reducing densities, preserving ridgelines and other significant topographic features, minimizing grading and regulating the placement of structures and other aesthetic qualities of development. The Hillside Performance Standards are available through the Community Development Department and should be reviewed to determine the regulations applied to hillside development.

The following design guidelines have been compiled to address issues specific to hillside development. The content of these guidelines may be repeated in other sections of the document.

1. No building or structures shall encroach within a 100 foot vertical drop of the ridgeline of a visually prominent ridge or in such a manner that it breaks the skyline of any visually prominent ridge (as defined in the Hillside Performance Standards).

2. Significantly visible rock outcroppings shall be preserved and incorporated into the site plan to the greatest extent possible.

3. The proposed grading shall create a naturally sloped or terraced effect resulting in smaller pads and varied footprints that conform to the topography and reduce the need for large visible retaining or skirt walls. All grading shall present a finished appearance with rounded slopes.

4. The building's massing shall respect and conform to the natural topography and create living spaces that are close to the land.

5. Driveways, garages and open parking areas shall be integrated into the overall design, and shall not be dominant features along the street.

6. Fencing design shall be integrated into the overall design, shall create a friendly appearance along the street and shall allow for visual penetrations into the shared landscape.

7. The design and materials of the building shall achieve a well-composed, varied and interesting appearance which visually integrates the building into its natural surroundings.

8. The proposed development should minimize the impact, to the extent practical, upon existing resident's views and/or public views. The location and design of skirt walls, projecting decks and spas/and or swimming pools shall also be designed to minimize off-site visual impacts.

9. Windows and open spaces should be located with consideration given to preserving privacy of adjacent properties.

E. Small Lot Single Family Infill Developments

In 1993, the City of Walnut Creek received the first application for a new type of higher density detached single family "infill" residential development. Since that time, several similar proposals have been received and processed. These residential infill projects are proposed on relatively small lots (1-2 acres) which have a General Plan designation permitting multiple family densities (6-14 units per acre). Instead of townhouse, duplex or other attached dwelling unit configurations, which are more typical for these densities, these new projects propose small (3000 - 5000 square foot) individual lots developed with detached single family homes at a net density of about 9-13 dwelling units per acre.

Using Planned Development (PD) zoning, these infill projects are not subject to the standard single family or multiple family zoning standards. Without some minimum development standards or guidelines, this can result in a project which provides "uncomfortable" side, front or rear yard areas.

The following design guidelines have been created and adopted by the Design Review Commission in response to these concerns. The Design Review Commission and staff will use the guidelines as a benchmark during the design review approval phase of each project.

1. The main entry feature (which shall not be the garage door) must be prominently placed on the elevation facing the street.

2. The distance between driveway curb cuts shall be designed to provide a reasonably large on-street parking space (generally a minimum of 22 linear feet of clear street frontage per car or multiples of 22'). Alternatively, driveways may be located immediately adjacent to each other to provide longer on-site parking opportunities on the street.

3. On and off street visitor parking shall be distributed equally throughout the development to provide all units reasonably accessible guest parking. A sufficient combination of on and off street parking shall be provided to ensure that new development parking impacts do not impact the surrounding neighborhood.

4. When a large portion of the front elevation is devoted to driveways and walkways, the driveways shall be constructed with a visually contrasting paving surface such as bomanite, stamped/colored concrete, pavers, etc.

5. Linear, repetitive streetscape appearance and building facades shall be avoided by providing variations between the front elevations and through the landscaping plans.

6. Front yard landscaping shall be submitted and approved as part of the Design Review approval process.

7. Front driveways shall be a minimum of 20 feet in length, exclusive of sidewalk or curb.

8. The use of zero lot line developments or developments which provide combined side yards shall be encouraged where a better residential design with more usable outdoor areas can be provided.

8. Fences which occur parallel to the street, such as those between units, shall be of an "open" type. Any other fencing above four feet in height shall also be of an "open" design such as lattice, posts, or other visually penetrable designs.

9 Each home shall be provided with a logical location for the storage of trash receptacles (waste wheelers, etc.) which is screened from public view.

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