DOWNTOWN DESIGN GUIDELINES

1Downtown Design Guidelines • City of San Jose

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DOWNTOWNDESIGNGUIDELINES1 JULY 2004


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City of San JoseRon Gonzales, MayorPat Dando, Vice MayorLinda J. Lezotte, CouncilmemberForrest Williams, CouncilmemberCindy Chavez, CouncilmemberChuck Reed, CouncilmemberNora Campos, CouncilmemberKen Yeager, CouncilmemberTerry Gregory, CouncilmemberDavid D. Cortese, CouncilmemberJudy Chirco, Councilmember

Office of the MayorJoe Guerra, Budget and Policy Director

Department of Planning, Building andCode Enforcement

Stephen Haase, DirectorCourtney DamkrogerAllen LangSally Zarnowitz

Redevelopment AgencyHarry S. Mavrogenes,

Interim Executive DirectorAmie AshtonMartin FloresGerald GreenleafPeter GeraghtyIrwin KaplanKelly KlineDennis Korabiak

Public AdvisoryMaria FedorchenkoScott KniesJustine LeongAlex MarthewsSteve PolcynEarnest SewmanRob Steinberg

EditorsDavid Nieh, Design Program ManagerJoseph Horwedel, Deputy Director, PlanningBill Ekern, Project Management DirectorSachin Kalbag

ACKNOWLEDGEMENTS

4 City of San Jose • Downtown Design Guidelines

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Preface 6How to Use the Guidelines 9

I SITEA The Larger Context 12B Skyline Design, Height 14C Massing, Scale 16D Orientation 18E Identity Sites 20F Overlay Districts 22

II ARCHITECTUREA Form / Proportion / Sustainable Design 26B Materials 30C Exterior Integration / Signage / Lighting / Public Art 32

III STREETWALLA Public Realm 38B Open Space 42C Paseos 46D Street Level Design 48E Façade 54F Building Entries 56G Service Areas 58H Retail Design 60I Parking Facilities 62

AppendixA GlossaryB Greater Downtown Strategy Plan 2000 Design GuidelinesC Design Review Process DeliverablesD FAA Height Waiver FormE Storm Drain C-3 PolicyF Green Building PolicyG Lick Observatory PolicyD Future Development Sites

CONTENTS

APPENDIX

SITE

ARCHITECTURE

STREETWALL

APPENDIX


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Proposed Core RezoneProposed Core RezoneProposed Core Rezone

Downtown San Jose 2004Downtown San Jose 2004Downtown San Jose 2004


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00 100100 200200 400400 600600

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Downtown San Jose 2004

PREFACE

“San Jose can be an exciting, economi-cally successful city by creating uniqueattributes that will define San Jose as theCapital of Silicon Valley, building on SanJose’s current assets and opportunitiesto develop and express them morefully—transforming nascent signs of whowe are today into a powerful vision ofhow we will find success tomorrow.”

San Jose is unique as a place to work, liveand play in the largest urban center inSilicon Valley. Urban Design opportuni-ties and constraints are also unique with alow airport flight path limiting height andwith the economics of a high groundwater table that favor parking and otherbasement utilities above ground. San Josehas a mild Mediterranean climate afford-ing opportunities to develop great civicspaces and place-making that will definedowntown San Jose.

These Design Guidelines highlight theopportunities that are possible to createstrategies and form, especially thoseunique to San Jose, for the tops, middlesand bottoms of buildings, and theirinterface.

The Downtown Strategy Plan 2000 estab-lishes the framework for Downtown DesignGuidelines. These Guidelines define thedesign objectives for the elements thatdetermine the image of Downtown. Alongwith other adopted plans, these were devel-oped through the public process. TheGuidelines refine the concepts of the Strat-egy Plan, translating it into an operationaldocument that eliminates the guessworkdevelopers and their architects face fordevelopment in Downtown San Jose.

The Guidelines encompass only the corearea that is zoned Downtown Commercial(DC), and are a component of the compre-hensive development interface, includingzoning, permitting process and fees.

The goal of the Guidelines is to defineexpectations, predictability and allowflexibility, but adhering to value-addeddesign quality. Furthermore the philosophyof the Guidelines is to respect the commu-nity of downtown San Jose.

There are additional expectations that havebeen documented in plans through overlayareas. Specific Overlay Area Guidelines(Section I-F, page 22) work in conjunction

The Design Guidelines has three principle objectives:

1 To enhance the character of the City and ensure that new developmentsensitively fits the City’s expectations for the context, character and qualitythat will define San Jose.

2 To encourage creativity, achieve design excellence and provide a reason-able degree of certainty for the developer through establishing a commonunderstanding of design criteria and development standards among thedeveloper, neighbors and City early in the design and siting of new develop-ment.

3 To provide flexibility in the application of development standards.

As the Capital ofSilicon Valley,and the largestcity in the world’sleading region forinnovation,San Jose is…

• A Global Gate-way• A CreativeCommunity• An Entrepre-neurial Environ-ment• A Tech-SavvyCity• A Place ofOpportunity• World’s MostLivable Big City

-- San JoseEconomicStrategy Plan,Nov. 2003


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with these Guidelines. If the developmentis in one of these areas, refer to the actualspecific area document for more informa-tion:

- Downtown Historic CommercialDistrict

- Market Almaden Neighborhood- South of First Area (SoFA)- Guadalupe River Development corridor- St. James Square Historic District- North San Pedro (Brandenburg) Area

These Guidelines and additional planspertinent to specific overlay areas andother applicable design requirements areon the City’s website (www.sanjoseca.gov).

The Guidelines provide direction for thedesign of vertical development, and workin conjunction with the Greater DowntownStreetscape Master Plan, which guides thedesign the horizontal ground plane andspaces between buildings.

FormatThe Guidelines are formatted in threesections to address the context, architectureand humanizing scale of the building. TheGuidelines take into account tall, mid-riseand low-rise buildings, with adjustmentsmade to achieve design excellence.

I Site: Address the development context.Develop an architectural concept andcompose the building’s massing in re-sponse to geographic conditions andpatterns of urban form found nearby orbeyond the immediate context of thebuilding site; design of building tops willgive identity to the skyline.

II Architecture: Integrate the holisticarchitectural form. Consider the predomi-nant attributes of the immediate neighbor-hood and reinforce desirable siting pat-

terns, massing arrangements, andstreetscape characteristics of nearbydevelopment. Design of middle portionsof buildings will integrate the tops andthe bottoms, as well as define the propor-tion and reduce the bulkiness of themassing.

III Street Wall: Focus where the buildingmeets the ground. Spaces for street leveluses should be designed to engage pedes-trians with the activities occurring withinthem. Sidewalk-related spaces shouldappear safe, welcoming, and open to thegeneral public. Design of the base ofbuildings will allow for lasting socialinteraction at the ground through trans-parency and durable materials.

San Jose is framed by two rivers: theGuadalupe and the Coyote.


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HOW TO USE THE GUIDELINES

Design Review Process

Projects are subject to review withthe permitting process. The Guide-lines are implemented through theCity Council adopted Design ReviewProcess (see Appendix).

The next step after reading theseGuidelines is to request a meetingthrough the Planning Department.This should be done as soon aspossible to ensure that all expecta-tions, context and building require-ments are discussed, understood

SectionTitle

Major Themes of Concern for theCityBackground / Existing ParametersUnique to San Jose

Desired Goals and Conditions

“Considerations”These are items to consider to carryout the goals.

“Design Criteria”Instrumental Building Elements / Spe-cific Design Tactics. These are itemsthat are highly expected of the de-sign.

Section Tab

Section Tab

Section Title

Section Goal

Side Bar Information


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Downtown San Jose, 1978


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Downtown San Jose, 1992


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SITE

Develop an architectural concept andcompose the building’s massing in re-sponse to geographic conditions andpatterns of urban form found nearby orbeyond the immediate context of thebuilding site. New architecture is insertedand not just grafted to respect existingpatterns.

A THE LARGER CONTEXT

Views to be protected are:Ground Level (near vistas)• Guadalupe River Park and Gardens• Parks, plazas, paseos and open space,

such as St. James Park, Cesar ChavezPark;

Skyline Level (distant vistas)• Santa Cruz Mountains to the East and

the Diablo Range to the West• Downtown Skyline, such as the Bank of

America and New City Hall.

Considerations

Each building site lies within a largerphysical context having various and dis-tinct features and characteristics to whichthe building design should respond. De-velop an architectural concept and arrangethe building mass in response to one ormore of the following, if present:

1 views to and from the site of notewor-thy structures or natural features;

2 views of the site from other parts of thecity or region;

3 street hierarchy and pattern for pedes-trian and vehicular circulation;

4 proximity to a regional transportationcorridor (light rail, future BART, majorarterial, freeway, bicycle trail);

5 patterns of urban form, such as nearbybuildings that have employed distinc-tive massing compositions;

6 access to sunlight—seasonally or atparticular times of day.

Physical Position of San JoseClimate: San Jose is located at 37 degreesNorth, where the green Santa Cruz Mountainsand the gold Diablo Range converge at thebase of the San Francisco Bay. Its climate isMediterranean, averaging over 300 sunny daysa year.


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East West Views tothe MountainsVistas to theConvergingGreen and GoldFoothills from thepublic viewcorridors helporientation withinthe Downtown.

Design Criteria - The Larger Context

o To protect street level views to the surrounding natural features, buildings tallerthan 50 feet are not to block an existing view corridor along a public right ofway.

o Ensure views from surrounding areas to Downtown skyline elements.

An Urban AmenityThe Bank of America (formerly the Bank of Italy,ca. 1927) building in San Jose.

SITE

Context

Vistas into theDowntownSan Jose hascontrolled theheight of devel-opment outsideDowntown toreinforce viewsfrom the valley toDowntown, as thecenter of the city.Specific vistasdefine San Joseand should beprotected andenhanced bynew develop-ment.

Mountain VistasGreen and Gold Foothills to the East.

“Address thedevelopmentcontext unique toSan Jose.”


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B SKYLINE DESIGN, HEIGHT

Design the upper portion of the building topromote visual interest and variety in thedowntown skyline. Respect existing land-marks while responding to the skyline’s“mesa” profile. As such, the identity of thecity as a whole, not just as a collection oflandmarks, is vital to the notion that thehole is greater than the sum of the parts.

The tops of tall buildings should be de-signed to provide visual interest to theform of the downtown skyline. While eachbuilding and complex of buildings shouldbe designed for distinction, every buildingalso should be designed within the contextof the downtown skyline. The uppermostfloors and the penthouse levels of a build-ing should be designed as part of abuilding’s top.

The tops of buildings should be consideredfrom several distances and in differentconditions; notably, from near, middle anddistant views, and in the day and night.Near views should be from a block or twoaway, middle views from near the perim-eter of downtown, and distant views fromany vantage point that affords a view ofbuildings in the context of the downtownas a whole.

Building Height and Massing

Except where limited by Specific OverlayGuidelines, the FAA governs BuildingHeights in the Downtown. Due to theheight constraints, the urban form is rela-tively bulky, so that the City appears as a“mesa” above the Silicon Valley floor.Therefore, building tops and roof forms areextremely important to create the image ofthe urban form. Caution should be takennot to create a proliferation of unrelateddecorative “cake tops.”

Height LimitationsThe Federal Aviation Authority (FAA) limitsbuilding heights to approximately 128 feet to285 feet above grade in the Downtown.Exceptions are allowed through FAA. Increasedbuilding height is encouraged.

Buildings taller than 150 feet in heighthave a responsibility to the communitythat goes well beyond the boundaries ofthe parcel. The tops of such buildingscontribute to the skyline that definesDowntown San Jose. Accordingly, theyshould be designed, primarily throughtheir massing and form and secondarilythrough their materials, not only to createa distinctive structure, but as a consciouseffort to articulate the space around them.

Relative to the rest of development on ablock, taller buildings should be built atthe short ends and corners to emphasizeintersections, to maintain sun exposure atmid-block, and to frame views to thesurrounding mountain ranges.


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Considerations

Use one or more of the following architec-tural treatments to enhance tops of high-rise buildings:

1 sculpt the massing and profile of thetops;

2 specify and compose a palette of mate-rials with distinctive texture, pattern,transparency or light reflectivity(within regulations of the FAA) orcolor;

3 provide or enhance a specific architec-tural rooftop element.

SITE

Skyline • Height


A sculptured top should lend a distinctiveidentity to the building while helping toorient people as they approach and moveabout downtown. The gradual subtractionof mass towards the top floors reduces theappearance of the overall bulk and gener-ally produces a more interesting buildingform. As buildings increase in height, themore visible upper portion should beshaped and finished to appear increas-ingly slender and more ornamental.

Dynamic building tops are encouraged,and physical properties such as transpar-ency and controlled reflectivity are pos-sible opportunities to create visual inter-est.

Design Criteria - Skyline, Height

o For buildings taller than 75 feet: to encourage variations in massing and form, theaverage size of the floor plate for all stories above 75% of the buildings’s totalheight shall not exceed 85% of the average size of floor plates (exclusive of parkingpodiums). The total floor area that can thus be developed may be distributedthroughout the entire structure (including as an increase in the height of the struc-ture), provided that the resulting design creates a distinctive silhouette for theportion of the structure. Equipment on the tops of buildings should be enclosed andintegrated into the building form.

o For buildings 75 feet or under, roofs are to be emphasized and/or articulated.Pitched and other picturesque roof forms are not required, for example, a strongcornice, overhang and or variation in the parapet wall height are encouraged. Allroof top equipment must be integrated into the building or screened from view.Vents, exhaust fans and other roof penetrations will be grouped to avoid theappearance of visual clutter.

o Building tops will be designed to accommodate skyline signage proportional to,and integrated in color and material appearance with the architecture.


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C MASSING, SCALE

The massing of architecture in downtown SanJose, which tends to be bulky, is one of the maindesign challenges. Articulating and offsettingtower massing, allowing towers to come to theground (while acknowledging the lower levels),creating transparent corners and roof lines allaid in creating verticality and visual lightness.

As the tower forms define the massingtoward the sky, podiums define massing atthe ground level experience. Podia requireattention to massing through articulationand scaled elements (see Section II-B,Proportion, and III-E, Facade).

The Downtown has a high ground watertable that makes substructures costly tobuild, operate and maintain. The net effectis that program that would normally go insubstructure areas (parking, mechanical,service) has a tendency to locate abovegrade.

In addition, certain areas are subject toflooding and this will be remedied throughthe Guadalupe River flood control project,scheduled for completion in 2007. In themeantime until the Federal EmergencyManagement Agency (FEMA) changes theflood plain maps, this will require mitiga-tion, such as through gate mechanisms andtemporary barriers to integrate into thebuilding design. This precludes residentialuses below 6 feet above grade.

Height limits and upper level setbackrequirements are used to create transitionsin height, bulk, and scale. Buildings shouldbe compatible with the scale of develop-ment anticipated by the Downtown Strat-egy Plan and should be sited and designedto provide a sensitive transition to nearby,less-intensive zones. Buildings on zoneedges should be developed in a mannerthat creates a step in perceived height,


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Design Criteria - Massing, Scale

o Buildings that are over one hundred and fifty (150) feet tall, or more than nine (9)stories in height, should have a discernible treatment that distinguishes the base,middle and top of each building on all facades.

o To visually lighten the appearance of the massing, all building corners at inter-sections of streets or paseos are to have a transparent corner above the groundfloor, with a minimum of 3 feet to either side of the corner, accomplished throughwindows, balconies, or other device.

bulk, and scale between the developmentpotential of the adjacent zones. The formand orientation of mid-rise buildingsshould take cues from the existing urbanassets to create an image that is uniquelySan Jose.

Considerations

Factors to consider in analyzing potentialheight, bulk, and scale impacts include:

1 proximity to a less intensive zoneedge;

2 differences in development standardsbetween abutting zones and neighbor-hoods (allowable building height,width, lot coverage, etc.);

3 effect of site size and shape;

4 height, bulk, and scale relationshipsresulting from lot orientation (e.g., backlot line to back lot line vs. back lot lineto side lot line);

5 type of lot adjacencies (e.g., mid-blockor corner block location, separation byonly a property line, by a paseo orstreet, or by other physical features);

6 street grid or lot orientations.

In some cases, siting and design treatmentmay be sufficient to achieve reasonabletransition and mitigation of height, bulk,and scale impacts. Some techniques forachieving compatibility are as follows:

7 use of architectural style, details (suchas roof lines, beltcourses, cornices, orfenestration), color, or materials thatderive from the less intensive zone;

8 architectural massing of buildingcomponents.


SITE

Massing • Scale


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tions;

5 elements of the pedestrian network, i.e.:paseo (see Section III-C);

6 direct access to one or more compo-nents of the regional transportationsystem.

D ORIENTATION

The San Jose block pattern is dominated bya shorter east-west block and a longernorth-south block. Typically, the east-westdimension is 275 feet, and the north southdimension varies from approximately 550to 775 feet.

The blocks tend to have a north southproperty/lot line dividing them longitudi-nally. The lots then are typically larger onthe corners and have no uniform lot widthsbetween them, so that a lot line from theeast half typically may not align with oneon the west half.

The downtown was laid out by the Spanishusing the Laws of the West Indies; longernorth-south blocks that are tilted 30 de-grees west of north so that intense shadowstend to be from due north to east across theblock.

Sun is most intense from the west, and willappear north of the east-west street systemduring the summer months, so extra careshould be taken to protect the correspond-ing façade(s). In these instances, verticalsunshade devices shield the low-lying sunmore effectively than horizontal ones.

Considerations

Arrange the building mass in response toone or more of the following, if present:

1 surrounding district of distinct andnoteworthy character;

2 an adjacent landmark or noteworthybuilding;

3 a major public amenity or institution;

4 neighboring buildings that have em-ployed distinctive massing composi-

S u n S t u d y J u n e 3 p m

M a x i m u m D e v e l o p m e n t P e r C i t y B l o c k I l l u s t r a t i v e


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Mar

ket

Stre

et

Santa Clara Street

San Carlos Street

To Highway 880

To Monterey Highway

To Mid-Town

To East San Jose

To West San Jose

Alm

aden

Blv

d.

Design Criteria - Orientation

o Exterior building materials should be chosen with consideration of their glare-causing potential not only at the street level but also from the view of otherneighboring structures.

o Except for Identity Site buildings (see next Section), all massing will be orientedparallel or perpendicular to the downtown street grid.

SITE

Orientation


Mar

ket

Stre

et

Santa Clara Street

San Carlos Street

To Highway 880

To Monterey Highway

To Mid-Town

To East San Jose

To West San Jose

San Fernando Street

Alm

aden

Blv

d.

Illustrative: Downtown Study


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E IDENTITY SITES

In creating great urban environments, thereare background or “fabric” buildings thatset the backdrop for special identity or“object” buildings. Since these sites areoften the most visible and accessible, thereare generally reserved for civic or quasi-public buildings, such as hotels. They alsoform an orientation pattern throughout thecity. Both freestanding and attached build-ings can be designed to have focal qualitiesshould be located on Identity Sites.

(G) The Rep Theatre on the Paseo de San Antonio (H) Marriot Hotel Looking from Cesar Chavez Park

Downtown Core

101Airport

HWY 280

HWY 87

Green Valley

Golden Mountains

Hi-Rise Structures (Existing)Identity Sites from (as seen from outside the Downtown Core)Site Lines / Identity SitesFuture or Potential Development Sites


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SITE

Identity Sites

Design Criteria - Identity Sites

o Identity site buildings are exempt from the Street Wall (Section II) and ViewCorridor design criteria of The Larger Context Guidelines (Section I-A).

Illustrative: Downtown San Jose Identity Sites Study


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F OVERLAY DISTRICTS

San Jose is a city of districts, and their distinctcharacter should be enhanced. Building designand development should respond to the contextof the district in which it is located. There arespecific plans and guidelines that overlay thearea that is within the area of the DesignGuidelines.

Specific Overlay Area Guidelines work inconjunction with these Guidelines. If the projectis in one of thee areas, develop an architecturalconcept and compose the major building elementsby referring to the actual specific area docu-ment for more information:

· Downtown Historic Commercial District· Market Almaden Neighborhood· South First Street Area (SoFA)· North San Pedro Area· Guadalupe River Park Development· St. James Square Historic District

For quick reference, the following highlight theSpecific Overlay Areas. Please refer to the actualspecific area document for more information(www.sanjoseca.gov).

· Downtown Historic Commercial District

Rehabilitated and new developments in theHistoric District should be designed to becompatible with historic buildings and publicspaces, without resorting to historic imitationor token nostalgic references. Spacing, sizingand rhythm of openings and fenestration are toreference but not imitate neighboring historicstructures

Infill construction shall demonstrate by itsdesign of general height, massing, scale,materials, and composition how it is related tocompatible neighboring and nearby historicstructures.

When a project is proposed adjacent to oracross the street from a designated landmarksite or District, a sympathetic treatment of themassing, overall design, facades, andstreetscape should be required to ensure

The base of the new building respects thecharacter and scale of the abutting landmarkbuilding.

compatibility of the proposed project with thedesignated landmark.

· Market Almaden Neighborhood

The overall objective is to protect and strengthenthe unique character of the residential neighbor-hood core.

The edges of the neighborhood are defined andprovide appropriate transitions between future


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SITE

Overlay Areas

“Transitions be-tween zones andownerships is anessential urbantactic. This canreadily occur frompublic to semi-public to semi-private to privatezones, as well asfrom the bottom tomiddle to tops ofbuildings. Thesetransitions can bephysical, visual orboth.”


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new development and the existing residentialcore by:

New development along the edge of AlmadenBoulevard should respect the character of theneighborhood and create an adequate transitionto the residential core of Market-Almaden.

While incorporating the general urban designgoals for the Downtown area, developmentshould respond to the emerging character of theSouth First Area (SoFA).

· South First Street Area (SoFA)

Developments with small floor plates to ensurea street facade with numerous building front-ages, and a streetscape with a street façade ofgreat visual variation.

Rich visual interest at the street level isachieved at the first levels above the streetthrough an eclectic mix of visual styles.

The density and height of development gener-ally should be higher in the north and lower inthe south of SoFA. Buildings at the southerngateway sites at Reed should be lower thanbuildings at San Carlos and north of WilliamStreet.

Building designs should reflect the nature ofthe district: its arts/entertainment focus and itseclectic range of architectural form and style.Mixed-use development should encourageactive use by day and by night.

· North San Pedro Area

North San Pedro offers an opportunity for thedevelopment of private residential and mixed-use projects at the northern edge of Downtownwithin a public realm system designed aroundplaces to walk, congregate and play, ratherthan a pedestrian environment that is adaptedfrom the residual space between buildings andcars.

This goal is to encourage development varietyrather than uniformity and to provide opportu-nities for livability through the form and


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materials of the buildings, including a mini-mum standard of quality materials for thedevelopment’s exterior finishes.

Design objectives are also to establish centralneighborhood open spaces as a focus forsurrounding development that will serve as ameeting place and destination for the neighbor-hood.

· Guadalupe River Park Development

Development should front the river, such aswith major building pedestrian entrances opentowards the Guadalupe River.

View corridors are to be maintained throughand between development so that theGuadalupe River is visually linked to the urbandevelopment of the City. This will encouragepeople to enter the River Park and drawingpeople from the River Park into the downtown.

Preserve and enhance the ecological function ofthe river.

· St. James Park Area

New development should be compatible with –while not directly imitating - the historiccharacter of the district. Preserve the historicbuildings that front the park. Revitalizeunderused or deteriorating historic assets withnew functions through adaptive reuse.

Orient new development to create a strongpedestrian presence at the street: includeprimary entrances that face the Park, avoidblank walls and minimize the size and numberof vehicular entrances.

Where appropriate, include some residential-serving retail or restaurant uses at the streetlevel, with the south side of the Park as thepreferred location.


SITE

Overlay Areas

Specific Overlay Area Guidelines work inconjunction with these Guidelines. If theproject is in one ofthese areas, develop anarchitectural concept and compose themajor building elements by refering to theactual specific area document.


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ARCHITECTURE

The form of buildings should respond toSan Jose’s unique conditions by:

· Integrating top, middle and base ofbuildings into one architectural state-ment.

· Taking care to frame physically usableand visually attractive spaces betweenbuildings.

· Using proportion and scale to reduce“bulkiness” rendered by FAA restrictedbuilding heights and a high water tablethat tends to push cars into the abovegrade architecture.

A FORM / PROPORTION

To define the architecture, articulate theform through setbacks, stepbacks, projec-tions and tower locations, especially rela-tive to the base of the building.

Considerations

When composing the massing, considerhow the following can contribute to createa building that exhibits a coherent architec-tural concept:

1 relative sizes and shapes of distinctbuilding volumes;

2 inherent vertical rhythms and horizon-tal building lines;

3 roof heights and forms.

When organizing the interior and exteriorspaces and developing the architecturalelements, consider how the following cancontribute to create a building that exhibitsa coherent architectural concept:

4 facade modulation and articulation;

5 windows and fenestration patterns;Case Study Example: Form, Massing, and Proportion

Stre

etw

all

Top

Con

text

3

1 2 3

4

Double height volumePedestrian scale

Quality and durable base:Stone columnsExterior masonryClear glazingArticulated entry

Modulation and articulation of massing at the ground level base.

Tower comes to the ground

Tower Base Podium

Live/Work with commercialpotential


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6 corner features;

7 streetscape and open space fixtures;

8 building and garage entries;

9 building base and top.

When designing the architectural details,consider how the following can contributeto create a building that exhibits a coherentarchitectural concept:

10 exterior finish materials;

11 architectural lighting and signage;

12 grilles, railings, and downspouts;

13 window and door trim and moldings;

14 shadow patterns;

15 building signage;

16 exterior lighting.

ARCHITECTURE

“Integrate theholistic architec-tural form.”

Form• Proportion

Tower comes to groundParking tucked into development

3

H V

1 2

9

4 5

6


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SUSTAINABLE DESIGN

Sustainable Design affects the form andarticulation of buildings. San Jose is aleader in environmental stewardship and iscommitted to the concept of sustainability.Project proponents are encouraged todesign, construct, and operate buildingsand landscapes in an environmentallyresponsible manner. Sustainable designand construction reduces energy and wateruse, reduces solid and hazardous waste,prevents indoor and outdoor pollution,and uses materials more efficiently. Fromconserving water and energy to recyclingand reusing construction materials, sus-tainable design considers the costs andbenefits over the entire life of the building,landscape and infrastructure. The CityCouncil has adopted a policy that all publicbuildings and remodels greater than 10,000square feet meet the LEED-certified level ofsustainable design and encourage theprivate sector to meet that challenge.

In line with the sustainable strategies andLEED, opportunities exist to rehabilitateunderused or deteriorating historic re-sources with new functions through adap-tive reuse to strengthen the unique charac-ter of Downtown San Jose.

New additions, exterior alterations, orrelated new construction should not de-stroy historic materials, features, andspatial relationships that characterize theproperty. The new work should be differ-entiated from the old and should be com-patible with the historic materials, features,size, scale, height, proportion and massingto protect the integrity of the property andits environment.

5

6

Rooftop garden provides natural insulation for the building

Rainwater storage and reservefor roof garden irrigation

High quality filtered air: Building materials and paints withlow or no off-gassing

Transparent corners

2-level retail and lobby space at grade

Additional Comments:

In-building bicycle storage area

Natural gas-fed central heating and coolingsystem free of ozone depleting refrigerents

Central water-filtration systemfor the entire building

Green Building Illustrative StudyExample: The Solaire, New York City.

1

2

3

Photovoltaic panels as 'design element',integrated into the horizontal and verticallinework and design. Panels convert sunlight to electricity

Windows have low-E coating

1

2

3

4

5

6

4

Green Building Design Elements

Streetwall / Frontage

1. Translucent exterior wall panels2. Operable windows, 3. Vertical shading devices

2

3

1


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Design Criteria - Form, Proportion (and Sustainability)

o San Jose has strong sun conditions. Use deep reveals to get shadow lines and ifcolors are desired, saturated colors and evaluate these outside on site.

o In general, orient the building entries (see Section II-E) and open space towardstreet fronts with the highest pedestrian activity. Locate parking and vehicleaccess away from pedestrian entries, open space, and street intersections.

o Awnings and sunshade treatments (and if used, arcades) are to occur at thesouth and west sides of development only to respond to solar orientation.

o Roof overhangs and soffits are to be of high quality materials and scaled to thepedestrian below. Please note Department of Public Works policy does notallow for architectural overhangs beyond the property line.

o Residential projects should have balconies and solariums that are a minimumof 4 feet deep and an area of 20 square feet. Balcony walls should be de-signed to shield objects, such as bicycles and barbeque grills on the balconyfrom public view.

o Buildings taller than 75 feet must have at least two vertical breaks or revealsgreater than 2 feet in depth to divide the bulkiness of the mass.

o Avoid continuous massing longer than 100 feet that is not articulated withshadow relief, projections and recesses. If massing extends beyond this length,it should be made permeable and visibly articulated as several smaller massesusing different materials, vertical breaks, such as expressing bay widths, or withother architectural elements.

ARCHITECTURE


Form• Proportion

New tenant improvement

Exterior alteration:

Clear glazing

Hi-quality signage

Brushed aluminum letters

Historic Post Office Addition

Differentiated design

Compatible materials, size , scale

height and finishes

Historic Building Re-Use and Addition: SJ Museum of ArtHistoric Building Re-Use

Case Study Example: Adaptive Re-Use


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B MATERIALS

Use the materials consistent and exceedingthe design and quality existing in theDowntown on facades and exterior walls ofbuildings to give a perception of perma-nence and civic pride. Use the most du-rable materials at the public level.

Considerations

1 Exterior materials should be durable,low maintenance, and resistant to theurban setting. Where exterior materialsare adjacent to pedestrians at streetlevel, stone, pre-cast concrete, terracotta, cast stone should be used. Materi-als will be made graffiti resistant or beeasily repainted.

2 The choice of colors and claddingmaterials to articulate the building’sfacades in intervals provides a desir-able scale in relation to the surroundingcontext.

3 Focal areas where the building edgeterminates at the sky should utilizematerials that capture and reflect light,or create a contrast of light, shade andshadow.

4 Tall buildings that are viewed againstthe sky should have an overall exteriorcolor that is light to medium in value.Warm tone buildings are usuallyreinforced by the Valley’s summerlight, while cool tone buildings tend towash out.

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Case Study Example: Opus Office Building, San Jose


1 JULY 2004

Design Criteria - Materials

o Provision of Specifications, Materials and Color Boards and Mock-ups are anintegral part of the design review and approvals process. See Appendix forrelevant timing for each.

o Value-added materials, such as stone should be placed at the base of thebuilding, especially at the first floor level. Select materials suitable for a pedes-trian urban environment. Impervious materials such as stone, metal or glassshould be used on the building exterior. Durability and maintenance should beprime considerations in material selection.

o No Exterior Insulation Finishing Systems (EIFS) below the second floor. If a brickbuilding is proposed, use real brick, so that the durability and detail are main-tained.

o Coloration of materials within each development should be compatible.

o Windows are to be as transparent as possible at the base of the building, withpreference given to grey low-e glass. The window tint may not exceed theextent where a face is not recognizable 20 feet inside the building. Glassabove the ground floor will have a maximum reflectivity of 8% and stay in thecool color ranges (blue green).

o For metal work, factory applied paint is always preferrred to painted in field. Iffactory applied paint is not possible, the powder coat should be factory ap-plied with final coat painted in the field.

o Reused materials are encouraged to lend character to the development.

ARCHITECTURE


Materials

1 Mock-ups are tobe set up as early inthe process aspossible to ensurethat adjustments orchanges can still beimplemented withregard to theconstructionschedule. The leadtimes to procurematerials should notbecome a limitingfactor.

2 Mock-ups shouldbe set up on site orin the San FranciscoBay Area region forviewing undersimilar sun andshade conditions.

3 Mock-ups shouldbe a minimum 4’x4’square and beconstructed in afashion that demon-strates the finaldesign intent. Thiswould include notonly the finishmaterial itself butalso a sampling ofany relevant panelseams, reveals,grout joints, etc. plusthe necessaryframing, substrateand attachmentmethod.


1 JULY 2004

C EXTERIOR INTEGRATION

SIGNAGE

Design signage appropriate for the scaleand character of the project and immediateneighborhood. All signs should be orientedto pedestrians and/or persons in vehicleson streets within the immediate neighbor-hood.

Signage should be designed 1) to facilitaterapid orientation, 2) to add interest to thestreet level environment, 3) to reducevisual clutter, 4) to unify the project as awhole, and 5) to enhance the appearanceand safety of the downtown area.

A copy of the City’s sign ordinance can befound at: www.sanjoseca.gov.

Considerations

Consider designing a comprehensivebuilding and tenant signage system usingone of the following or similar methods:

1 attach signs that are visible and recog-nizable at street level, such as bladesigns, window signs, and awnings; or

2 hang signs underneath overheadweather protection and soffits.

3 design building identification signageat two scales: small scale at the side-walk level for pedestrians, and largescale at the street sign level for drivers;

4 use playful and creative signs thatsignify the use within the development.

Skyline

StreetFrontage

Pedestrian

- Iluminates at night

- as 'Design Element'

- Highlights architectural features

- Signifys the use within

the development

- Dimensioned to the pedestrian scale

- Three-dimensional letters

Case Study Example: Signage Integration


1 JULY 2004

Design Criteria - Signage

o Building Signage Programs should have hierarchy.

o Design building tops to accommodate skyline signage (i.e. below the parapetline) proportional to, and compatible in color and material appearance withthe architecture.

o At the base of a building, provide a signage band space for horizontal retailtenant signage. The street tree canopy may restrict upper façade visibility.Signage and important brand identifiers can gain visibility if located below thetree line (generally 15-18 feet).

o Building numbers are to be illuminated or otherwise clearly visible from thestreet day and night.

o Signage that is adjacent to the pedestrian should use architectural finishquality materials, such as stainless steel, and should be durable and treated tosustain weathering and direct sunlight.

ARCHITECTURE


Signage

Building 'Branding' Signage

Freestanding black aluminum letters

Design Element

Retail Tenant

Signage Zone

Minimum Quality Standards:

Materials

Size/Dimensions

Attachment Details

San Jose pursuessignage opportuni-ties on constructionbarrier fencing.

Case Study Example: Hierachy of Signage, 4th Street Garage, San Jose


1 JULY 2004

trons leaving late night venues. Halolighting or backlighting can also pro-vide a dramatic backdrop for signage.

Considerations (Objectives)

Promote active use at the ground levelby

1 illuminating distinctive features ofthe building, including entries,signage, canopies, and areas ofarchitectural detail and interest;

2. illuminating distinctive featuresinside the building so that it isvisible from the outside;

3 orientating outside lighting tominimize glare within the publicright-of-way;

4 installing lighting in display win-dows that spills onto and illumi-nates the sidewalk.

LIGHTING

Illuminate building exteriors to highlight thefacades at street level and to accent noteworthyarchitectural features. The tops of tall struc-tures shall be illuminated to emphasizebuilding height and roof form within thecontext of the City’s downtown skyline.

Lighting of buildings an on any privateproperty, such as parking areas, needsto be coordinated with the two institu-tions that are sensitive to the nighttimelighting: The Federal Aviation Admin-istration and the San Jose InternationalAirport for aircraft, and the Lick Obser-vatory for nighttime celestial viewing.In addition refer to the San Jose Down-town Street and Pedestrian LightingPlan.

Illuminating building features shouldcreate a sense of safe and intimate spacearound the precinct of the building.Provide appropriate levels of buildingmounted lighting on the facade, on andaround street furniture, in merchandis-ing display windows, in private land-scaped areas, and on signage. Use fullspectrum lighting to render color andpromote safety.

Uplighting or backlighting of façadeelements can be dramatic and distinc-tive. Downlighting should be controlledand focused to reduce glare for thepedestrian or detract from the displaywindow lighting. After-hours presenta-tion can enliven the street plus captureadditional customers. Display windowlighting or lighting in the forwardstorefront zone can provide securityand permit window-shopping by pa-


1 JULY 2004

Design Criteria - Lighting

o Provide photometrics of building base up to 20 feet, ground planearound building up to 10 feet and building tops.

o Building tops taller than 150 feet are to utilize as much of the maximum10,800 lumens in principle with the Lick Observatory policies.

o Develop an exterior building lighting package to address street levellighting for the sidewalk and/or outdoor patio.

o A minimum zone of 4 feet from the building and a zone of 2 feet withinthe storefront will be lit by building mounted lighting and is to be de-signed on a separate switch.

o Provide separate power switches for interior lighting of active groundfloor uses sothat these can remain lit afterhours, including for retailtenant signage and storefront areas.

ARCHITECTURE


Lighting


1 JULY 2004

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PUBLIC ART

Council Resolution 3606 provides for theintegration of public art in all public devel-opment projects. The Developer will workwith the Office of Cultural Affairs to selectan artist and to ensure that the public artreview process parallels the design reviewprocess. For projects involving Develop-ment Agreements or Owner ParticipationAgreements, the Developer will provide1% of the total development costs forpublic art to be included in the project. Forpublic projects, 2% of the construction costsare to be allocated towards the design andimplementation of public art. This processwill be coordinated by the Office of Cul-tural Affairs.

Public Art should occur in public (such asexteriors) or semi-public zones (such aslobbies), and there are opportunities at thetops, middle and base of architecture.

Design teams are encouraged to include theselected artist early in the design process,during the concept and schematic designphases. Integration with the architecture ishighly encouraged.

Case Study Example: Art Installations


1 JULY 2004

ARCHITECTURE


Exterior Integration

Case Study Example:Transit Integration. OneAmerica Plaza, Sante FeTrain Depot, San Diego


1 JULY 2004

1 Sidewalk widths, paving, tree plant-ing, for each street.

2 Establish a pedestrian circulation planthat is consistent with the StreetscapeMaster Plan.

3 Sidewalks within the public right-of-way will be finished to be consistentwith adjacent areas. Curb cuts (seeSection III-H) should be minimizedand not interrupt pedestrian circula-tion or continuity of sidewalks.

4 Design to encourage pedestriancirculation through and across urbanopen spaces, and along their edges.

The base of the building defines the natureof the space between the buildings asperceived by the pedestrian. The maincomponents desired are: active use,transparency and high quality durablematerials. Streetwall design stresses thestreet level integration of the building withits environs and pedestrians.

A PUBLIC REALM

At the base of a building, the public realminterface is to be considered as the stron-gest organizing element.

Private development shall be designed inrelation to public realm objectives inaccordance with public realm guidelines.Utilize the Greater Downtown StreetscapeMaster Plan as the basis for treatment ofthe public realm (available atwww.sanjoseca.gov). See also: GreaterDowntown Lighting Master Plan and theGreater Downtown Signage Master Plan.

Note: all work in the public right-of-waymust be approved by the Department ofPublic Works through an offsite construc-tion permit (commonly referred to in SanJose as a “three-dash permit because theyare assigned a prefix number “3”). Earlycoordination should be coordinated in theconceptual/schematic stages to ensureproper interface.

Spaces for street level uses should bedesigned to engage pedestrians with theactivities occurring within them. Sidewalk-related spaces should appear safe, welcom-ing, open to the general public, and inte-grated with the development.

Create a system of compelling and safepedestrian linkages between residences,shopping, parks, and Downtown. Incorpo-ration of the Streetscape Master Plan forthe Greater Downtown to include:

STREETWALL


1 JULY 2004

STREETWALL

“Focus where thebuilding meetsthe ground.”

Public Realm

“The public realm,as the greatvessel for civicinteraction iscomprised offixed and move-able multifunc-tional elements,creating flexibilityfor changingconditions.”Case Study: Mixed-Use Street Frontage.

Emphasized corners

Articulated roof forms

Transparency

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use

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tail

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at emphasized corners

Durable materials

Clear glazing

Signage integration

Balcony / outdoor areas

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Arcade opening enable site and

oblique visual lines into the pedestrain retail zone

with a 20' opening and depth for active use and outdoor dining.

Retail signage integrated inside pedestrain retail zone

Clear glazing per storefront system, promote active street

front uses.

Architecture and street frontage acknowledges

and provides for pedestrian linkage from across the street

Double Height units.

Double height units.Flats


1 JULY 2004

Case Study Example: Programming for the Public Realm.Gypsy Cinema, Fairmont Plaza


1 JULY 2004

Design Criteria - Public Realm

o Utilize the Greater Downtown Streetscape Master Plan as the basis for treat-ment of the public realm (available at www.sanjoseca.gov).

o Opportunities for pedestrian circulation are to be promoted around, in, andwhere appropriate, through the site.

o In certain cases where narrow sidewalks occur, consider setting the buildingback to create space adjacent to the sidewalk conducive to pedestrian-oriented activities such as vending, sitting, or dining.

o Construction staging should mitigate unnecessary damage and replacementto the public realm, and the location of the utility connections should minimizedisruption.

o Provide cover and shade for pedestrians through overhead weather protec-tion elements.

STREETWALL


Public Realm

“While the publicrealm may beprogrammed, theSan Jose down-town favorsserendipitiouslydiscovered urbanplaces overtheme parkenvironments.”

Day

Night


1 JULY 2004

ment, or where the siting of the openspace would improve solar access tothe sidewalk;

3 design open spaces for passive andactive uses, and distinguish betweenthrough traffic (paths) and destinationspaces (nodes);

4 public open space orient to receive themaximum direct sunlight possible,using trees, overhangs, and umbrellasto provide shade in the warmestmonths. Design such spaces to takeadvantage of views and solar accesswhen available from the site;

5 the design of landscaping, walls,railings and other street elementsshould allow visibility into and out ofthe open space.

Open spaces can feature art work, streetfurniture, and landscaping that invitecustomers or enhance the building’s set-ting.

Examples of desirable features to includeare:

6 visual and pedestrian access (includingbarrier-free access) into the site fromthe public sidewalk;

7 walking surfaces of attractive pavers;

8 pedestrian-scaled site lighting;

9 retail spaces designed for uses that willcomfortably “spill out” and enliven theopen space;

10 areas for vendors in commercial areas;

11 landscaping that enhances the spaceand architecture;

B OPEN SPACE

San Jose has a network of open spaces, andlinkages. While much of the open space isin the public realm, private development isencouraged to provide open space thatconnects to and enhances the greater openspace framework.

Design open spaces to promote a visuallypleasing, safe, and active environment.Views and solar access from the principalarea of the open space should be especiallyemphasized.

New buildings downtown are encouragedto incorporate public spaces to enhance thepedestrian environment, reinforce thedowntown open space network, and offsetthe additional demand for public openspace from downtown employment.

New residential buildings downtown areencouraged to incorporate usable privatecommon open space.

Considerations

Where a commercial or mixed-use buildingis set back from the sidewalk, the resultingspace should be conceived as integral to thepublic right of way and used to enliven thestreet. The primary function of any Down-town open space between commercialbuildings and the sidewalk is to provideaccess into the building and opportunitiesfor outdoor activities such as resting,sitting, or dining. Consider that:

1 all open space elements should enhancea pedestrian oriented, urban environ-ment that has the appearance of stabil-ity, quality, and safety;

2 preferable open space locations are tothe south and west of tower develop-


1 JULY 2004

Park

Paseos

Plazas

STREETWALL


Open Space

SEE THE GREATER DOWNTOWN STRATEGY PLAN2000 AND THE GREATER DOWNTOWN STREETSCAPEMASTER PLAN FOR MORE ON THE OPEN SPACEFRAMEWORK.

enliven the open space;

10 areas for vendors in commercial areas;

11 landscaping that enhances the spaceand architecture;

12 pedestrian-scaled signage that identi-fies uses and shops;

13 site furniture, art work, or amenitiessuch as fountains, seating, and kiosks.

14 anti-skateboard and anti-grafitti designfeatures.

Residential Open Space

Residential buildings should be sited tomaximize opportunities for creatingusable, attractive, well integrated openspace. In addition, the following should beconsidered:

15 courtyards that organize architecturalelements while providing a commongarden;

16 entry enhancements such as landscap-ing along a common pathway;

17 decks, balconies and upper levelterraces;

18 play areas for children;

19 location of outdoor spaces to takeadvantage of sunlight.

Illustrative: Open Space Section Study


1 JULY 2004

Case Study Example: Residential Open Space. Lind Block Analysis, San Diego


1 JULY 2004

Design Criteria - Open Space

o For new buildings greater than FAR 6.0, 20% of the site area in, on or around thebuilding must be publicly accessible during the daylight hours of the buildingsuch as for retail uses, sidewalk cafes, community rooms, galleries, lobbies,atria, gardens and tops of building podium.

o Relate the size of open spaces to the scale of the city, to the width and scaleof adjacent streets and buildings, to the activities and events, and to theintended users. For small to medium size plazas a ratio of one to one for theheight of buildings to the width of a plaza produces a comfortable scale anddefinition.

o Use buildings, colonnades and landscaping to define edges and create asense of three-dimensional containment to urban open spaces and plazas.

o If the development is adjacent to an open space, the design should accom-modate the necessary infrastructure to allow for programmed activities andevents, such as electrical supply outlets for temporary equipment and hosebibs for cleaning.

STREETWALL


Open Space

1. Active use zone at base. Base: 40' or 2-Level space2. "Eyes on the Park."3. Site Lines4. Convention Center pedestrian flow

Cesar Chavez Park

Illustrative: Open Space Study


1 JULY 2004

Park

Paseos

Plazas

C PASEOS

Identified in Downtown Strategy Plan,paseos subdivide blocks into smaller unitsas at-grade, pedestrian physical access andline of sight access between streets, and arepublic or semi-public in character. Buildingarticulation and detailing appropriate tothe character of the building architecturewill create appropriate scale.

Paseos, passages and arcades shall bedesigned with active pedestrian uses andwhere appropriate, landscaping, alongtheir edges.

Like streets, paseos should accommodate avariety of needs while providing for a safeand comfortable pedestrian environment.

Considerations

Consider enlivening and enhancing thepaseo entrance by:

1 extending retail space fenestration intothe paseo one bay;

2 providing a niche for recycling andwaste receptacles to be shared withnearby, older buildings lacking suchfacilities;

3 adding effective lighting to enhancevisibility and safety.

See the Greater Dowtown Strategy Plan 200and the Greater Downtown StreetscapeMaster Plan for more on paseos.

Diagram: Paseo Wall Section


1 JULY 2004

Design Criteria - Paseos

o To increase pedestrian safety, comfort, and interest, develop portions of thepaseo facade in response to the unique conditions of the site or project.

STREETWALL


Paseos

Case Study Example: Paseos. Pearl District. Portland, Oregon


1 JULY 2004

D STREET LEVEL DESIGN

Ground floor shops and market spaces cangenerate foot traffic on the streets, increas-ing safety through informal surveillance.Entrances, arcades, open space, shopfronts, seating, and other elements shouldpromote use of the street front and provideplaces for friendly interaction. Designdecisions should consider the importanceof these features in a particular context andallow for their incorporation.

Considerations

Provide spaces for street level uses that:

1 reinforce existing retail concentrations;

2 vary in size, width, and depth;

3 enhance main pedestrian links betweenareas;

4 establish new pedestrian activity whereappropriate to meet area objectives.

Design for uses that are accessible to thegeneral public, open during establishedshopping hours, generate walk-in pedes-trian clientele, and contribute to a highlevel of pedestrian activity.

The following guidelines apply primarilyto large-scale development sites. For theselarger sites, developers should clearlyidentify the intended use and size for eachblock. For infill development, new build-ings should contribute to the character ofthe existing street and area. New develop-ment should have a continuous streetfrontage except at points of entry, and atdesignated paseos, matching character anduse of district.

Diagram: Streetwall Considerations


1 JULY 2004

Residential Blocks

These are primarily lined with housing.Corner retail is encouraged in some ofthese blocks, depending on the groundfloor retail ordinance overlay. New devel-opment on residential blocks should beconsistent with the following principles:

5 Create a consistent residential edge,with small setbacks for stoops, porches,and front gardens.

6 Buildings should be designed withindividual units and front doors facingthe street, including row house units onthe lower levels of multi- family build-ings.

Mixed-Use Blocks

These include housing and/or commercialuses, with active uses strongly encouragedon the ground floor. New development onmixed-use blocks should be consistent withthe following principles:

7 Street- level facades should includeactive uses such as:• Residential entrances• Shops, restaurants, and cafes• Services for the public or for com-

mercial offices such as fitnesscenters, cafeterias, daycare centers,etc.

• Community spaces, such as exhibi-tion or meeting space

• Art exhibition space/displaywindows

• Commercial lobbies and front doors

8 Major entrances should be located onpublic streets, with retail at or nearcorners (see Section III-H). Entrancesshould relate to crosswalks and path-ways that lead to bus stops and transitstations.

STREETWALL


Street Level

Diversity of massing and finish materials along ablock edge

Front doors face the street

Celebrated Corner:2-level retailArticulated roof form

“In the evolutionof transitionalurban areas,gates for residen-tial uses aresometimes neces-sary; however,these should bedesigned astemporary ratherthan permanent.”


1 JULY 2004

They provide opportunities for deface-ment with graffiti and encourage otherundesirable activities.

Expanses of blank walls, service areas andgarage openings should be minimized tothe greatest extent possible. At streetlevel, buildings should be designed tohave residential and/or retail uses. Bothtypes of uses should be entered directlyfrom the sidewalk. Where first floorresidential units are raised off grade bypodiums or other means, stoops shouldprovide direct access to the street.

Particular attention should be paid tocorner retail uses so that they link pedes-trian activity opportunities across streetintersections. Ground floor residentialsetbacks will be limited to the minimumrequired to accommodate stoops.

Considerations

Facades that for unavoidable program-matic reasons may have few entries orwindows should receive special designtreatment to increase pedestrian safety,comfort, and interest. Enliven thesefacades by providing:

13 reveals, small setbacks, indentations,or other architectural means of break-ing up the wall surface;

14 visibility into building interiors;

15 limited lengths of blank walls;

16 different textures, colors, or materialsthat break up the wall’s surface.

17 public art installed over a substantialportion of the blank wall surface;

18 small retail spaces for food bars,newsstands, and other specialized

9 Transparent materials and interiorlighting should be used to maximizevisibility of street level uses. Groundfloor facades should be at least 30 to 50percent transparent surface to permit aclear view from the sidewalk to theinterior space of the building.

Retail Blocks

These include both commercial and resi-dential uses on upper floors, with retailstrongly encouraged on the ground floor.Retail blocks are intended to have a highvolume of pedestrian traffic, and to sup-port public activity throughout the day andevening. New development on retail blocksshould be consistent with the followingprinciples:

10 At least 75 percent of the street frontageshould be designed to be occupied byretail uses, including cafes and restau-rants

11 Transparent materials and interiorlighting should be used to maximizevisibility of street level uses. Groundfloor facades should be at least 50 to 75percent transparent surface to permit aclear view from the sidewalk to theinterior space of the building.

12 Note: this is not expected at all groundfloor conditions, but in the area isprescribed by the Ground Floor Ordi-nance.

Inactive Building Frontages

Buildings shall not have large blank wallsfacing the street.

Blank facades limit pedestrian interactionwith the building, effectively “deadening”the street environment where they occur.


1 JULY 2004

STREETWALL


Street Level

5,600

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Downtown San Jose Retail Core Map, 2004See www.sanjoseretail.com for more up to date information


1 JULY 2004

retail tenants;

19 special lighting, canopies, awnings,horizontal trellises, or other pedestrian-oriented features to reduce the expanseof the blank surface and add visualinterest;

20 merchandising display windows orregularly changing public informationdisplay cases.

21 Note: a commitment to a high level ofmaintenance by the building owner isessential if this strategy is employed.

Street Frontage Example: Residential and Commercial Street


1 JULY 2004

Design Criteria - Street Level

o For night time appearance and safety, a minimum zone of 4 feet from thebuilding and a zone of 2 feet within the storefront will be lit by buildingmounted lighting at levels prescribed by the Downtown Lighting Plan along allpublic frontages. This lighting is to be designed on a separate switch.

o Operable windows and storefronts should be used where practical and fea-sible.

o For seismic upgrade projects, ensure that the structural bracing is integratedwith and/or invisible to the exterior.

STREETWALL


Street Level

Diagram: Entries Orientation and Access


1 JULY 2004

Architectural Character

Commercial

6 Create varied architecture and avoidflat facades by using recessed orprojected entryways, bays, canopies,awnings, and other architecturalelements.

7 Where buildings are set back at upperstories, lower roofs may be used asbalconies, balustrades, and gardens.

Residential

8 Create varied architecture and avoidflat facades by using bays, balconies,porches, and stoops.

9 Maximize the number of windowsfacing public streets to increase safety.

Live Work

10 Create a provision for a semi-privatesetback zone from the property line tothe accessible areas (such as glazingareas and entries) and avoid the“closed curtain effect.”

11 These are to be at grade and ADAaccessible.

E FACADE

Place the lower floors of buildings againstthe street edge, except for designated openspaces.

Design architectural features, fenestrationpatterns, and material compositions thatrefer to the scale of human activities con-tained within. Building facades should becomposed of elements scaled to promotepedestrian comfort, safety, and orientation.

Building modulations and articulatedstructural bays establish a framework forcomposing facades scaled to reflect theactivities performed within. Architecturalelements arranged to enhance orientation,comfort, and visual interest invite pedes-trian interaction. Transparency at the streetlevel enlivens the street environment,providing interest and activity along thesidewalk and at night providing a second-ary, more intimate, source of lighting.

Use materials with inherent scale (such asbrick, concrete masonry unit / CMU,stone), or materials than can be divided toscale and proportion a building (such asstucco with reveals).

Considerations

Consider modulating and articulating thebuilding facades and reinforcing thismodulation with the composition of:

1 the fenestration pattern;

2 exterior finish materials;

3 other architectural elements;

4 light fixtures and landscaping elements;

5 the roofline.


1 JULY 2004

STREETWALL


Façade

Design Criteria - Facade

o For street wall continuity below 50 feet, 80% of the building facade must bewithin 2 feet of the property line or building face line established by theStreetscape Master Plan.

o Provide 2 feet minimum distance between the face of the concrete structureto the finished building facade at all elevations facing the public realm forgreater flexibility for exterior modulations, finish, and signage.

“Transparencyoccurs at twolevels: literal andphenomenal.Literal transpar-ency occursthrough the abilityto see actualobjects such asthrough a win-dow. Phenomenaltransparencyoccurs throughthe extrapolationof the functionaland spatialorganization andthe possibility ofpublic engage-ment beyond thesurface of thefacade.”Illustrative: Elevation Study


1 JULY 2004

9 distinctive landscaping, includingplants, water features and seating;

10 ornamental glazing, railings, andbalustrades.

Lobbies

A formal lobby will be provided for eachbuilding entered directly from the street.Large buildings may have multiple lobbiesand/or multiple entry points to the lobby,consistent with security issues. Materialswill be consistent with exterior buildingappearance and durability required of asemi-public space.

For safety issues allow for visibility fromthe street into the lobby by expressing thelobby onto exterior so that it is easilyidentified as a semi-public space and is notconfused with the ground floor retailentrances. Organize hardware, such asdirectory, intercom and ADA power doorswitch so that they are functionally posi-tioned in proximity of one another, and sothat the elements appear to be an integralpart of the building.

F BUILDING ENTRIES

Design building entries to promote pedes-trian comfort, safety, and orientation.Entries should be clearly identifiable andvisible from the street and easily accessibleand inviting to pedestrians. In order toincrease personal safety, entries and associ-ated open spaces should be designed toavoid the creation of isolated areas and tomaintain lines of sight into and out of thespace.

The entrance of a corner building will openon the primary pedestrian path. Whetheror not they are named, all buildings will begiven street numbers corresponding totheir entrance locations. Building entries,pathways and mews will be fully illumi-nated.

Considerations

Reinforce the building’s entry with one ormore of the following architectural treat-ments:

1 extra-height lobby space;

2 distinctive doorways;

3 decorative lighting;

4 distinctive entry canopy;

5 projected or recessed entry bay;

6 building name and address integratedinto the facade;

7 artwork integrated into the facade orsidewalk;

8 a change in paving material, texture, orcolor within the property line;


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Residential Buildings

To make a residential building moreapproachable and to create a sense ofassociation among neighbors, entriesshould be clearly identifiable and visiblefrom the street and easily accessible andinviting to pedestrians. The space be-tween the building and the sidewalkshould provide security and privacy forresidents and encourage social interactionamong residents and neighbors.

Design Criteria - Building Entries

o Building entries will be clearly identifiable by a horizontal projection (such as acanopy) visible from 100 feet along the adjacent sidewalk.

o The main entrance of all buildings will be off the street and not from a parkingarea.

o In mixed use situations, retail will occupy the corner, with the entry to the coreand upper building toward trhe mid-block (see Retail design, Section III-H).

o Floor treatments for Building Lobbies are not to extend beyond the propertyline.

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Building Entries

Provide convenient and attractive access tothe building’s entry. To ensure comfort andsecurity, entry areas and adjacent openspace should be sufficiently lighted andprotected from the weather.

All first floor units should have a transitionfrom the first floor private space to theoutdoor public space, such as stoops. Firstfloor loft or studio units should have directaccess at grade to the street.


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4 operationally close the service doorwhen not in use.

Ground Level Services

Service areas should be tucked into thedevelopments as much as practical; wherenot practical, service doors should bedesigned to be closed when not in use.

Areas should be designated as curb zonesfor drop-off and commercial loadingshould be limited to the minimum neces-sary length and consolidated wherepossible (see Curb Cuts, Section III-I).

Trash and recycling bins should be lo-cated within the building with ventilationthat does not exhaust into the public way.Provide chutes for residential uses above.

Provide internal service space for deliv-ery/loading that is enclosed, trash acces-sible from a secondary street, and appro-priately sized for common use. Providean internal door between the service areaand the interior so that the area is acces-sible without having to open the servicedoor from the outside, and so that trashcan be dumped without dragging itthrough the public right of way.

Loading dock should be able to accommo-date a minimum 60 foot long truck, andservice corridors are to be a minimum 6feet wide. Minimize street frontage foraccess, and minimize views from publicvantage points.

Service space should be able to be closedfrom view. Odors from trash should beconfined.

Provide state-of-the-art, convenientlylocated utilities/stubs to tenant spaces sothat they are not visible by pedestrians.

G SERVICE AREAS

Service areas and elements adverselyimpact the downtown pedestrian environ-ment and create hazards for pedestriansand autos.

Locate service areas for trash dumpsters,loading docks and mechanical equipmentaway from the street front where possible.Screen elements that for programmaticreasons cannot be located away from thestreet front from the public realm, includ-ing from above.

Equipment for power, utilities, waste andother building services should be enclosedwithin the envelope of the building.

Loading facilities for buildings should bewithin the envelope of buildings and doorsat the street. Loading areas should be openonly for access, with a direct door from theinterior to the loading area, not just fromthe sidewalk.

If services and loading are not within thebuilding envelope, they should be screenedfrom street level views and should haveopaque, operable doors designated to beopen only for access.

Considerations

Consider incorporating one or more of thefollowing to help minimize these impacts:

1 plan service areas for less visible loca-tions on the site for pedestrians andadjacent buildings;

2 screen service areas to be less visible;

3 use durable screening materials thatcomplement the building;


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STREETWALL

What not to do:

Service Areas

Design Criteria - Service Areas

o For developments with a single face toward the street, servicing areas will beseparated by a minimum of 25 feet from a front door where frontage size permits.

o For developments with multiple frontages, servicing areas should be on a sepa-rate frontage from the front door.

o Utilities, including utility cabinets, shall be incorporated into the building withinthe property line, not located at corners, and not visible to the passerby.

o Generators shall be incorporated into the parking levels or rooftops of buildings,and should not detract from ground floor space that can be utilized for activeuses.

o Horizontal, through the wall venting to the street below the fourth story will not beallowed in commercial developments. In housign developments, horizontalventing will only be allowed if it is integrated with the architectural design andorganized in an orderly pattern.

o San Jose is a leader in recycling. Ensure that the space demands and access forrecyclable containers are accommodated.

o Trash services are to be either located on the ground floor for collection, orwheeled out to the curb edge.

Integrate utilities for the various useswithin building. For example:

5 Mechanical: provide capability forfire-rated vent shafts to the roof forrestaurant kitchens;

6 Electrical: provide in-house location(s)for transformer(s);

7 Plumbing: provide natural gas serviceto the retail space and maximumopportunity for grease trap(s) andbackflow preventer(s) within the sitefootprint;

8 Meters: locate and organize meters inone location.

Infrastructure Design

Public infrastructure, such as for publicsignalization, signage, parking structures,communications and security equipment,electrical transformers, generators, meters,backflow preventors, irrigators, greaseinterceptors and ventilation, are to beintegrated with development and as incon-spicuous as possible.

Lighting, signage, emergency egress, ADAaccess, ventilation structures, transformersand other mechanical equipment fortransportation systems should be designedto be integrated successfully into existingor future development. For example,ventilation shafts should be designed to beset back from the development frontage toallow for continuous activity.


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ment uses will require a greater live load.

Layout

Provide maximum clear space between col-umns, and a minimum number of columnswithin the ground floor activity spaces. Ad-ditional contiguous space for the retailspaces beyond a 60 foot depth is preferable,especially for “back-of-house” space, stor-age, mechanical rooms, or other support ser-vices. Direct access to the retail space frombuilding elevator(s) is preferred. Shearwalls should be located along the commoninterior walls. All retail spaces should haveaccess from the exterior of the building.

Corners

Ground floor corners should be designedfor retail uses. Each corner should reservea minimum of 60 feet of frontage and 60

H RETAIL DESIGN

This section focuses on ground floor retaildesign and are in addition to commonbuilding service area design. In selectlocations, active retail and commercial usesfor the 2nd floor are also desirable. Retaillocations are prescribed by the GroundFloor Ordinance.

The following factors concerning theinterior design of buildings have thepotential to affect the streetscape. They areprovided as a method of ensuring that theobjectives with respect to maintaining anactive, lively, pedestrian-oriented interfacewill not be precluded. To the extent that theground floor layout influences thestreetscape, publicly visible semi-publicinterior spaces will be subject to designreview.

Restaurants

For flexibility, the design of first floor (andsecond floor, where feasible) retail spacesshould anticipate restaurant requirements.Restaurant venting to the roof should beincorporated in the design and planned orinstalled during project construction.Accommodation for sewerage utilities,such as grease traps and interceptorsshould be designed into the building.Allocate enough for power and gas loads.

Floor

Unless there is parking at sub-grade levels,ground floor level speculative space shouldbe left unfinished (no concrete slab) inorder to accommodate utilities and leasingplan flexibility. Where a slab exists, adepression should be incorporated alongthe perimeter of the building, as required,to permit accessible entry doors in variouslocations. Please note that some entertain-

Illustrative: Retail Ground Floor Plan and Section

****5

3

4

2 1

1. Parking Path and Entry (Blue)2. Truck Loading and Service Entry (Red)3. Parking Ramp4. Retail5. Back of House6. Elevator Lobby

60' Retail Min. Depth

Retail Back of House

6

Sect

ion

Direct Street Entry


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STREETWALL


Retail

feet in depth on both corner facades.Placing columns directly on a cornershould be avoided.

Vertical elements (e.g. stairs, elevators)should not be located in this corner zone.

Where appropriate, consider configuringretail space to attract tenants with prod-ucts or services that will “spill-out” ontothe sidewalk (up to six feet where side-walk is sufficiently wide). Considersetting portions of the building backslightly to create spaces conducive topedestrian-oriented activities such asvending, resting, sitting, or dining. Fur-ther articulate the street level facade toprovide an engaging pedestrian experi-ence via:

1 open facades (i.e., arcades and shopfronts);

2 operable storefront systems;

3 multiple building entries;

4 windows that encourage pedestrians tolook into the building interior;

5 merchandising display windows;

6 street front open space that features artwork, street furniture, and landscaping;

7 exterior finish materials having texture,pattern, lending themselves to highquality detailing.

Design Criteria - Retail Design

o Provide 2 feet minimum distance between the face of the concrete structureto the property line at all elevations facing the public realm for greater flexibil-ity for exterior modulations, finish, and signage.

o Ground Floors must have a minimum of 15 feet clear height to finished ceiling.

o Horizontal venting to the street below the fourth story will not be allowed.

o Provide a vibrant pedestrian zone. Active display windows with merchandisedisplayed at optimum viewing height, alternating views into the store pluscomplementary color and lighting schemes all enhance the pedestrian experi-ence.

o At all storefront clear glazing areas, atleast 50% minimum area should allow fortransparency into the building interior.

o Retail frontages should be visually interesting and allow visual transparency by

Illustrative: Ground Floor PlanParking Entry and Truck Loading

** 6

5

3

4

2

1

1. Parking Path and Entry (Blue)2. Truck Loading and Service Entry (Red)3. Parking Ramp4. Retail5. Back of House6. Lobby


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3 enhance the pedestrian entry toreduce the relative importance of thegarage entry;

4 recess the garage entry portion of thefaçade or extend portions of thestructure over the garage entry to helpsubordinate its impact;

5 emphasize other facade elements toreduce the visual prominence of thegarage entry;

6 design and locate lighting fixtures insurface parking lots and garages toenhance safety while minimizing lightspillover onto adjacent properties;

7 venting should exhaust to the top, andif not possible then at least above thesecond level and should be directedaway from the public realm or adja-cent neighbors;

8 equipment should be integrated intothe structure;

9 incorporate pedestrian-oriented usesat street level to reduce the visualimpact of parking structures;

10 incorporate any of the blank walltreatments (See Section III-D), includ-ing using a vertical trellis systemallowing for planting in the correctsolar orientation;

11 visually integrate the parking struc-ture with building volumes above,below, and adjacent.

When not possible, other less desirableoptions include:

12 incorporate artwork into the facades;

I PARKING FACILITIES

As a city function, ensure that parkingfacilities are useable, accessible and haveclear signage. By their large floor plates,these tend to be bulky structures.

Design vehicular entries to parking struc-ture so that they do not dominate the streetfrontage of a building. Subordinate thegarage entrance to the pedestrian entrancein terms of size, prominence on thestreetscape, location, and design emphasis.

Parking structures shall be designed withexterior materials that are harmonious withsurrounding buildings, and if part of abuilding complex, compatible with theexterior materials of buildings they serve.Parking structures that are built as part ofan integrated development are to be en-closed with built space or with a façadetreatment that maintains continuity ofpedestrian activity.

Parking garages should utilize full spec-trum lighting to increase safety and com-fort. Design placement of fixtures to mini-mize light spill over out of garage.

Where possible, allow for natural light topenetrate into the below grade parkingspace for orientation and safety, whileexpanding the role of the public realm.

Considerations

Where appropriate consider incorporatingone or more of the following treatments:

1 all parking garages must provide directpedestrian access to the street;

2 the primary pedestrian exit/access toall garages serving nonresidential usesshould be to the street or a public area;


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Parking

“Parking is aneccessarycondition ofdowntown SanJose’s developingemergence.Design shouldaccommodate,but not celebratethe automobile.”

13 provide a frieze, cornice, canopy,overhang, trellis or other device at thetop of the parking level;

14 as a podium for development, use aportion of the top of the parking levelas an outdoor deck, patio, or gardenwith a rail, bench, or other guard devicearound the perimeter.

Curb Cuts

Like blank facades, curb cuts effectively“deaden” the street environment wherethey occur by limiting pedestrian interac-tion with the building. Curb cuts tend toincrease pedestrian exposure to movingvehicles, limit opportunities for landscap-ing and street trees, eliminate on-streetparking spaces, and prohibit uses thatpromote pedestrian interaction.

Note that too much consolidation of curbcuts is not acceptable as it creates constantautomobile activity, and interrupts thecontinuity of the sidewalk and tree line.

The driveway profiles traversing thesidewalk should be kept minimal, givinghierarchy to pedestrians. At the interface ofthe garage opening and the sidewalk,ensure that cars have a stopping point withclear horizontal and vertical sight lines ofpedestrians.

Design two entry gate locations: oneoutboard toward the sidewalk for maxi-mum security, and one inboard to accom-modate queuing and stacking distances forpeak parking demand times. The inboardgate location should also take into accountcar turnarounds.

Where street access is deemed appropriate,one or more of the following design ap-proaches should be considered for the


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safety and comfort of pedestrians

15 work from street tree spacing andlocate curb cut between trees;

16 minimize the number of curb cuts andlocate them away from street intersec-tions;

17 match the width of the curb cut, drive-way, and garage opening to the streetdesign speeds and pedestrian activity;

18 share the driveway with an adjacentproperty owner when possible;

19 locate the driveway to be visually lessdominant;

20 provide sufficient vehicle queuingspace on site.

Mixed-Use Freestanding Parking Structures

Parking structures should be capable ofsupporting alternate uses on the groundfloor and be built as low as possible, whereadjacent to the street. The narrower dimen-sion of parking structures should frontstreets and wherever possible, the longerside of a parking structure should not fronta street.

Parking structures, which are built onproperties separate from the uses theyserve, should not be taller than sixty (60)feet above street level to the top parkinglevel at its highest point. If a parkingstructure is enclosed at street edges for atleast its full height by built space with non-parking uses, so that it is not visible fromstreet level viewpoints, then the parkingstructure may be higher than sixty (60) feet.Also, if the parking structure is enclosedand has a continuous façade treatmentwith enclosure, so that the garage interioris not visible from street level viewpoints,

then the parking structure may be higherthan sixty (60) feet.

Where surface parking exists intermittentprecast walls will define the edges.

Architectural Precast Concrete Wall Panel

Steel Channel

Parking Level Floor(Typical)

Architectural Precast Concrete Wall PanelTextured

Steel ChannelShadow relief between

the panels

Section

Elevation

Illustrative: Precast Wall Section, 4th Street Garage


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Parking

Design Criteria - Parking

o Vehicular entries into the development are to be located on a clear path andsequence from the drop off area.

o Minimize the visibility of at-grade parking structures or accessory parking ga-rages. They shall not be located on major streets, but midblock.

o Parking facilities shall be designed to flexibly accommodate uses. They shouldmaintain 18 feet minimum clear heights, speed ramps to the second level (nottry to park cars on the ground level ramp), and provide adequate mechanical,electrical and plumbing resources.

o The parking portion of a structure should be architecturally compatible with therest of the building and streetscape.

o Parking visible to the street must enhance the street experience, throughdesign elements such as elevators, ground floor retail and active uses.

o The design should optimize internal stacking at the garage entrance ratherthan using the public right of way. Two gate areas are encouraged: onetoward the entry for security purposes, and the other deeper to accommodatepeak use conditions.

4th Street Garage RenderingArchitect: Ellerbe Becket


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· Amenity: Aesthetic or other features of adevelopment that increase its market-ability or usability to the public.

· Arcade: A passageway, one side of whichis an open span of arches supporting aroof.

· Architectural Features: Prominent orsignificant parts or elements of a build-ing or structure.

· Architectural Style: The characteristicform and detail of buildings from aparticular historical period or school ofarchitecture, e.g. The Bauhaus School,The Post Modern School, the Neo-traditional school, etc.

· Areaway: A space within the public rightof way, usually under the sidewalkadjacent to a building that affordsroom, access or light to a structure,often containing translucent glasselements in the sidewalk.

· Articulation: The manner in whichportions of a building form are ex-pressed (materials, color, texture,pattern, modulation, etc.) and cometogether to define the structure.

· Axonometric Drawing: Orthogonalprojection using a 45-degree fromhorizontal and vertical to create a threedimensional drawing of a structurewith three surfaces showing and withhorizontal and vertical distances drawnto scale, but diagonal and curved linesdistorted.

· Belt Course: (also string course or hori-zontal course). A projecting horizontalband on the exterior of a buildingmarking the separation between floorsor levels.

· Block Face: The row of front façades,facing the street, for the length of oneblock.

· Canopy: A removable fabric or plasticcovering over a public walkway orsidewalk.

· Colonnade: A covered walkway flankedby rows of columns.

GLOSSARY

APPENDIX· Compatibility: The size and character of a

building element relative to otherelements around it. For example, thesize and proportion of windows in abuilding façade are usually related toone another, the spaces between them,and the scale of surrounding buildings.

· Context: The characteristics of the build-ings, streetscape, and landscape thatsupports or surrounds a given building,site, or area such as predominance ofperiod architecture or materials, widesidewalks, or continuous and overheadweather protection, or consistent streettrees.

· Cornice: A molded and projecting hori-zontal feature that crowns a façade.

· Design Principles: A guiding concept aspart of the overall project design devel-opment that reflects desirable charac-teristics of the urban environment, orresponds to specific site/vicinityopportunities or constraints.

· EIFS: A generic product name standingfor Exterior Insulating Finish System,which consists of an acrylic finishapplied to a foam base anchored to abuilding façade. Brand names includeDryvit.

· Façade: Any vertical, exterior face or wallof a building, usually the front, oftendistinguished from other faces byarchitectural details.

· Fenestration: The arrangement anddesign of windows and other openingson a building’s façade.

· Floor Area Ratio: A measure of densityexpressed as a ratio of the amount ofGross Floor Area permitted/and orexisting in a structure to the area of thelot on which the structure is located.Referred to as FAR

· Gateway: A principal or ceremonial pointof entrance into a district or neighbor-hood.

· Grid: Two or more intersecting sets ofregularly space parallel lines. It gener-


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ates a pattern of regularly spaced parts,such as a street grid.

· Gross Floor Area: The number of squarefeet of total floor area bounded by theinside face of the outside wall of astructure, measured at the floor line.Referred to as GFA.

· High-rise: For the purposes of theseGuidelines, any building more than150’ high.

· Isometric Drawing: Similar to axonomet-ric drawing but using 30 and 60 anglesto project horizontal lines of a structure.

· Lintel: A horizontal beam over an open-ing in a wall, either structural or deco-rative, such as often seen cappingwindow openings.

· Low-rise: For the purposes of theseGuidelines, any building less than 50’feet high.

· Marquee: A shelter projecting over anentrance frequently ornamental and ofmetal with or without glazing.

· Massing: The three dimensional bulk of astructure: height, width, and depth.

· Mid-rise: For the purposes of theseGuidelines, any building between 50’and 150’.

· Modulation: A stepping back or project-ing forward of sections of a structure’sfaçade within specified intervals ofbuilding width and depth, as a meansof breaking up a structure’s apparentbulk.

· Open Space: Land and/or water areawith its surface open to the sky andpredominantly undeveloped, which isset aside to serve the purposes ofproviding active or passive recreationalopportunities, conserving valuablenatural resources, and structuringurban development and form.

· Parapet: A low, protective wall or railingalong the edge of a roof, balcony, orsimilar structure.

· Paseo: an at-grade, pedestrian physical

access and line of sight access betweenstreets, and are public or semi-publicin character.

· Pedestrian Orientation: The characteris-tics of an area where the location andaccess to buildings, types of usespermitted on the street level, andstorefront design are based on theneeds of persons on foot.

· Podium: A low wall serving as a foun-dation or terrace wall; often used torefer to the base of tall buildings. Inclassical architecture, the mass ofmasonry on the flat top of which aclassical temple was built.

· Porte-cochere: A roof or shelter forvehicles over a driveway outside anentrance doorway, sheltering thosegetting in or out of a vehicle.

· Presentation Drawings: Drawingsprepared to communicate the designcharacter of the structure, usuallyprepared in color and includingrealistic representations of the build-ing in its context, showing colors ofbuilding surfaces, shadow cast andpeople and landscaping. Three dimen-sional sketches and projected orcomputer drawings should be in-cluded along with two dimensionalfloor plans, elevations and buildingsection drawings.

· Proportion: The balanced relationship ofparts of a building, landscape, andstructures to each other and to thewhole.

· Public Realm: The area between build-ings, on the ground as well as aboveground. Includes...

· Reveal: Usually a line, scoring or joint ina wall/siding that exposes its depthand breaks up its mass.

· Rhythm: Reference to the regular orharmonious recurrence of lines,shapes, forms or colors, incorporatingthe concept of repetition as a device to


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organize forms and spaces in architec-ture.

· Rustication: Masonry in which theprincipal face of each stone is rough,reticulated, with a margin tooledsmooth along rectangular edges.

· Scale: The spatial relationship amongstructures along a street or block front,including height, bulk and yardrelationships. Also refers to propor-tional relationship of the size of partsto one another and to the humanfigure.

· Setback: The required or actual place-ment of a building a specified distanceaway from a road, property line, orother structure.

· Skyline Sign:· Stepback: The required or actual place-

ment of a building a specified distanceaway from a road, property line, orother structure above the first floorlevel.

· Site Plan: A detailed plan showing theproposed placement of structures,parking areas, open space, landscap-ing, and other development features,on a parcel of land.

· Spandrel: In skeleton-frame buildings,the panel of wall between adjacentstructural columns and betweenwindowsills and the window headnext below it.

· Spandrel Beam: A beam designed tosupport the window or windows andwall of a story height between neigh-boring columns.

· Spandrel Glass: A spandrel faced orconsisting of glass, usually opaqueand/or colored.

· Streetscape : The visual character of astreet as determined by elements suchas structures, access, greenery, openspace, view, etc. The scene as may beobserved along a public street com-posed of natural and man-made

components, including buildings,paving planting, street hardware, andmiscellaneous structures.

· Transparency: A street level developmentstandard that defines a requirement forclear or lightly tinted glass in terms of apercentage of the façade area betweenan area falling within 2 feet and 20 feetabove the adjacent sidewalk or walk-way.

· Upper Level Coverage Limit Area: Incertain Downtown zones, a standardlimiting the percentage of lot coverageof a building above a certain height, thespecific provisions of which maydepend on site size, height above street-level and number of street frontages.

· Urban Form: The spatial arrangement of aparticular environment, as defined bythe connectivity of built mass and form,the natural environment, and themovement of persons, goods andinformation within.

APPENDIX


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Greater Downtown Strategy Plan 2000 Design Guidelines

With the following design guidelines, devel-opers and their architect-led design teams arechallenged to produce buildings and urbanprojects of the highest quality for GreaterDowntown San Jose. The guidelines providea set of ideas about design to ensure thatbuildings and public spaces will contribute tothe coherence of the urban design of theGreater Downtown. The development teamsof buildings and projects are guided towardresponsiveness to the urban context and theunique character of downtown San Jose. Theguidelines strengthen and carry out the goalsof the [Downtown Strategy 2000] in severalways. First, the guidelines provide specificprinciples which, when followed, reinforceand bolster. Second, the guidelines highlightthe ways in which new development cancontribute to the overall urban form andpublic realm.

Developers and their agents should consultthe design guidelines during initial phases ofproject conceptualization. The Guidelines arenot exhaustive design requirements forproposed projects within the RedevelopmentAreas, nor do they address particular detailsof construction or building style. Additional[localized area] guidelines apply as an“overlay” to these guidelines. The additionalguidelines address requirements of particularareas or uses, such as historic requirements,streetscape requirements and lighting require-ments.

The [recently adopted Downtown HistoricCommercial District Guidelines] providepractical guidance for the rehabilitation ofexisting, historic urban fabric and compatiblenew development within the existing urbancenter. These guidelines will present a designframework [to] help to revitalize San Jose’shistoric commercial center. General designguidelines for the historic center of downtown[are] included for appropriate treatments andconformance with “The Secretary of theInterior’s Standards for Rehabilitation,” aswell as a discussion of future building enve-lope expansion and actions that are appropri-ate for many types of buildings. Additionally,recommendations for stabilization and long-term measures and maintenance [are] in-

cluded. Design Guidelines for new buildings inhistorical areas [are] addressed.

4.1 Public Realm

4.1.1 Urban Open Spaces

Definition: Buildings, colonnades and land-scaping [that] define edges and create a sense ofthree-dimensional containment to urban openspaces and plazas.

Size and Scale: Relate the size of open spaces tothe scale of the city, to the width and scale ofadjacent streets and buildings, to the activitiesand events, and to the intended users. Forsmall to medium size plazas a ratio of one toone for the height of buildings to the width of aplaza produces a comfortable scale and defini-tion.

Activity: Design urban open spaces to accom-modate the necessary infrastructure to allowfor programmed activities and events.

Edges: Program active uses at the ground andsecond floors of adjacent buildings along theedges of urban open spaces to animate thespace and create a sense of security.

Circulation: Encourage pedestrian circulationthrough and across urban open spaces, andalong their edges.

Allow for vehicular circulation at urban openspaces which minimally disrupts pedestriantraffic. Particular care should be taken to designsafe, and aesthetically pleasing vehicle cross-ings at vehicular building entrances.

Identity: Public amenities such as streetfurniture, plantings, lighting, infrastructure andpublic art shall reinforce the identity of urbanopen spaces and facilitate the opportunity forlively activity through everyday use.

Orientation: Urban open spaces shall beoriented for the best solar exposure and windprotection possible. Open spaces should beprotected from excessive glare, wind, andshade from adjacent structures.

APPENDIX


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4.1.2 Streets, Sidewalks and Paseos

Definition: Place the lower floors of buildingsagainst the street edge, except for designatedopen spaces.

Amenities: Pedestrian ways should be en-hanced with planting, planters, trees andornamental features along street edges whereadjacent ground floor retail or cultural uses areinappropriate or not feasible.

Edges: Sidewalks and pedestrian paths shall beat least partially covered by a canopy of trees,awnings and/or colonnades and arcades,whenever possible.

Paseos, passages and arcades shall be designedwith the highest level of amenities, landscap-ing, and with active pedestrian uses alongadjacent ground level building frontages.

4.2 Urban Form and Buildings

4.2.1 Building Form

Orientation: Orient structures such that urbanopen spaces receive adequate direct sun andfiltered daylight and are protected from exces-sive wind, building glare and shade.

Massing: Minimize the mass and apparentbulk of high buildings through articulation ofthe building envelope with offsets, changes ofplane, step-backs and other architecturaldevices.

Buildings that are over one hundred and fifty(150) feet tall, or more than nine (9) stories inheight, should have a discernible treatment thatdistinguishes the base, middle and top of eachbuilding on all facades.

Height: Locate the tallest buildings on theshort ends of city blocks and at block corners.

Roofscapes: Design the tops of tall buildings toadd to the city skyline for views to and viewsfrom each building. Equipment on the tops ofbuildings should be enclosed and integratedinto the building form.

Equipment, which includes mechanical,electrical, communications, emergency, andrelated typologies, should not be seen fromstreet and highway vantage points.

The tops of tall buildings should be designedto provide visual interest to the form of thedowntown skyline. While each building andcomplex of buildings should be designed fordistinction, every building also should bedesigned within the context of the downtownskyline. The uppermost floors and thepenthouse levels of a building should bedesigned as part of a building’s top. The topsof buildings should be considered fromseveral distances and in different conditions;notably, from near, middle and distant views,and in the day and night. Near views shouldbe from a block or two away, middle viewsfrom near the perimeter of downtown, anddistant views from any vantage point thataffords a view of buildings in the context ofthe downtown as a whole.

Arcades and Colonnades: Enhance pedestrianareas and sidewalks by making use of build-ing arcades, colonnades and shade structureswherever appropriate.

4.2.2 Building Rehabilitation

Rehabilitation/ Reuse: Existing buildings andportions of blocks that are designated forrehabilitation or preservation shall not bedemolished, but rather shall be rehabilitated,respecting their original character, materialsand design intent.

Storefronts and signage in buildings undergo-ing rehabilitation shall follow standards toensure their appropriate scale, character andcontinuity in relation to other nearby build-ings.

4.2.3 Building Uses

Ground Floor Uses: The ground level ofbuildings, including parking structures,should be occupied by retail, entertainment,service retail, cultural or other active, highintensity pedestrian uses. The ground levelincludes: a minimum of the first eighteen (18)


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to twenty (20) feet of the building above streetlevel, measured from the highest elevation ofstreet level to the first finished floor above thestreet. The clear height for the ground flooruses should not be less than fifteen (15) feet.

Second Level Uses: In the urban, mixed-usearea bounded by the Paseo de San Antonioand by Market, Saint John, and 3rd Streets, thesecond level of buildings, including parkingstructures, should be occupied by retail,entertainment, service retail, cultural or otheractive uses. The second level may also beoccupied by office or residential as interimuses; however, the building should be de-signed to allow for future more active uses.The ground floor and second level are definedas a minimum of the first thirty-six (36) toforty (40) feet of the building above streetlevel, measured from the highest elevation ofthe street level to the second finished floorlevel above the street. [Note: encouragedwhere economically feasible.]

Parking Structures: Parking structures in theGreater Downtown should be built as low aspossible, especially where adjacent to thestreet. The narrower dimension of parkingstructures should front streets and whereverpossible, the longer side of a parking structureshould not front a street.

Parking structures south of Julian Street in theGreater Downtown, that are built on the sameproperties with the uses they serve, should beenclosed with built space or with a continuousfaçade treatment.

Parking structures, which are built on proper-ties separate from the uses they serve, shouldnot be taller than sixty (60) feet above streetlevel to the top parking level at its highestpoint. If a parking structure is enclosed atstreet edges for at least its full height by builtspace with non-parking uses, so that it is notvisible from street level viewpoints, then theparking structure may be higher than sixty(60) feet. Also, if the parking structure isenclosed and has a continuous façade treat-ment with enclosure, so that the garageinterior is not visible from street level view-points, then the parking structure may be

higher than sixty (60) feet.

Equipment and Co-location Facilities: Build-ings within the area of Greater Downtown thatis south of Julian Street and east of Highway 87should be primarily for the use of people, notprimarily for machinery and co-locationequipment. Buildings south of Julian Streetand east of Highway 87 should have a densityof not less than one person per eight hundred(800) square feet for at least seventy-five (75)percent of the gross building area. In addition,within this area large mechanical and electricalequipment such as power generators, whichcreate significant noise and exhaust fumes,shall be located on building roofs. Parking forthese facilities should be provided according tothe City’s requirements for office use, in orderthat the buildings can be adapted for reuse inthe future.

4.2.4 Building Context

Existing Buildings: New structures, builtadjacent to or between existing buildings, shallrespond architecturally to the existing builtsurroundings.

Infill: New buildings, located within a blockdesignated for rehabilitation or preservation,shall be designed in a character compatiblewith that of existing buildings.

Ground Level Services: Equipment for power,utilities, waste and other building servicesshould be enclosed within the envelope of thebuilding or should be below the grade ofsurrounding sidewalks and streets. Loadingfacilities for buildings should be within theenvelope of buildings and doors at the streetfor access to loading areas should be open onlyfor access. If services and loading are notwithin the building envelope, they should bescreened from street level views and shouldhave opaque, operable doors that are open onlyfor access.

4.2.5 Building Character

Identity: Paseos, passages and arcades shall bedesigned with the highest level of amenity,landscaping, and active pedestrian uses along

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their edges.

Building ground and second floors shall bedifferentiated from upper floors throughdesign, exterior treatment, and transparency.

Materials: Use the highest quality exteriormaterials on facades and exterior walls ofbuildings to give a perception of permanenceand civic pride

Parking structures shall be designed withexterior materials that are harmonious withsurrounding buildings, and if part of a buildingcomplex, compatible with the exterior materialsof buildings they serve.

Colors: Tall buildings that are viewed againstthe sky shall have an overall exterior color thatis light to medium in value.

Lighting: Building exteriors shall be illumi-nated to highlight the facades at street level andto accent noteworthy architectural features. Thetops of tall structures shall be illuminated toemphasize building height and roof formwithin the context of the City’s downtownskyline.

Lighting of buildings, streets and parks need toconsider the limitations and possibilities ofrestrictions from two institutions that aresensitive to nighttime lighting: The FederalAviation Administration for aircraft and theSan Jose International Airport, and The LickObservatory for nighttime viewing of theuniverse through the Observatory’s telescopes.

Parking structure interior and roof decklighting shall not be visible from street levelviewpoints.

4.3 Green Building Guidelines

The City’s Green Building Guidelines, asadopted and amended from time to time by theCity Council, are incorporated into theseDesign Guidelines. Developers are encouragedto apply green building practices, includingthose included in the City’s Green BuildingGuidelines, in the planning, design, construc-tion, renovation, operations, and demolition of

buildings and to work with the Redevelop-ment Agency and City Departments to ensurethat appropriate green building practices areconsidered and implemented.


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Design Review Process Deliverables

Summary & Introduction

Design review focuses attention upon archi-tectural, landscaping, planning and urbandesign issues. Many people representingvarying interests and agencies are involved inplanning and implementation of developmentprojects. In order to have an efficient processthat ensures excellent design quality, both ofindividual projects and of the total Downtownurban environment, the Design ReviewProcess has been established to continuouslyassess and track design issues from projectinception through completion.

Some projects do not require design reviewand some require a limited review process.For example, renovation projects with nospaces or surfaces accessible or visible to thepublic are exempted from design review.Small projects, such as, retail tenant remodel-ing and projects with minimal exterior andpublic interior work, require limited designreview. The Director determines the extent ofdesign review, subject to certain criteria thatdefines “major projects.”

Major projects require the full 5-stage designreview and approval, with City Councilreviewing the project at the end of Stage II –Schematic Review.

The design review process consists of fivestages of review with a milestone approval atthe end of each stage. The stages correspondto standard phases of architectural practice,from first concepts through final construction.The first milestone is at the end of ConceptualDesign, which can be considered midwaythrough the Schematic Design phase. Thesecond milestone is at the end of the Sche-matic Design phase. At this point, majorprojects are presented to the City Council forapproval. The third milestone is at thecompletion of the Design Development phase,the point at which all major design and costdecisions should have been made for aproject. The milestone for the fourth stage isthe end of Construction Documents, prior tothe City of San Jose’s issuance of a BuildingPermit. The fifth milestone is at the end ofconstruction, prior to the City’s issuance of the

Certificate of Final Completion and Occupancy.

Council Resolution 3606 provides for the inte-gration of public art in all public developmentprojects. The Developer will work with theOffice of Cultural Affairs to select an artist andto ensure that the public art review processparallels the design review process. For projectsinvolving Development Agreements or OwnerParticipation Agreements, the Developer willprovide 1% of the total development costs forpublic art to be included in the project. Thisprocess will be coordinated by the Office ofCultural Affairs.

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Conceptual Review(Please see PD Zoning Requirements, if

applicable)

The first stage of design review process is theConceptual Review. The Conceptual Reviewshould correspond approximately to 50%completion of a project’s Schematic Designphase. This process is interactive and mayrequire several meetings with staff. The sub-mission requirements include the following,and may be in both paper and electronicformats:

1. Title Sheet: The first sheet must show thefollowing:a. Name of the project and description of

proposed use.b. Listing of any prior development

permits issued for the subject site.c. Table of contents listing all plan set

sheets, content and page number.d. Location map at 1" = 500’ scale denoted

and parcel numbers (APN’s).e. The statement and tables must show

the following:· Total acres of subject property (net

and gross).· Total number of dwelling units

giving the number of each differenttype of dwelling unit, if applicable(i.e. single family detached, condo-minium flats, townhouses).

· Total amount of floor space foreach non-residential use.

· Total amount of surface areaproposed for off-street parking andloading spaces and percentage ofsite area.

· Total number of off-street parkingand loading spaces are requiredand provided.

· Total footprint area of buildings,residential or non-residential, andpercentage of site area.

· Total area devoted to landscapedareas and percentage of site area.

· Density - Number of dwelling unitsper net acre and Floor Area Ratio(gross building square footage as apercentage of net site area) for non-residential projects.

2. Site plan at not smaller than 1" = 50' scale.Including adjacent streets, street trees,major streets, existing utilities, streetlightsand signalization, scale indication andnorth arrow.

3. Ground floor plan with proximate site areaat not smaller than 1/16" = 1’ scale.

4. Above and below ground floor plans at notsmaller than 1/16" = 1’ scale [1/8”= 1’ scaleis preferred].

5. At least two project sections and twoelevations at not smaller than 1/16" = 1’scale.

6. One exterior perspective drawing from astreet-level viewpoint, a two-point, con-structed perspective with the imagecontained with a 60-degree cone of vision.

7. Dimensions of site, parking areas, build-ings and setbacks. Provide open spacecalculations for housing proposals.

8. Landscape plan showing proposed pre-liminary planting materials, site furnish-ings and exterior lighting at 1” = 50’ scale.

9. Where applicable, courtyard or plaza plansat 1/8”=1’ scale illustrating paving layout,site furnishings and landscaping.

10.Proposed artist designs coordinated withproject design team for integration with50% schematic design stage.


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Schematic Review(Please see PD Permit Requirements, ifapplicable)

The Stage II submission is a set of SchematicDesign materials, including the required itemslisted below. If there is a DDA between theAgency and a Developer, the approvedschematic design is included as part of theagreement. The submission requirementsinclude, and may be in both paper andelectronic formats:

1. Updating Stage I Title Sheet and DetailsSheet.

2. Massing model at 1" = 50' scale to fit intothe Redevelopment Agency’s model of thedowntown (model should be whitemuseum board).

3. Site plan at not smaller than 1" = 50' scale.4. Ground floor plan with proximate site

area at not smaller than 1/16" =1’ scale.5. Above and below ground floor plans at

not smaller than 1/16 = 1' scale.6. At least two project sections and all

exterior elevations at not smaller than 1" =1/16" scale.

7. Two exterior perspective drawings, atleast one of which has a street levelviewpoint, and, if applicable, one perspec-tive drawing of a major interior publicspace. The perspectives shall be con-structed, two-point drawings; the draw-ing images shall be within a 60-degreecone of vision.

8. Dimensions of site, parking areas, build-ings, setbacks, exterior spaces and majorpublic indoor spaces.

9. Material Boards with preliminary materialand color selections for exterior walls,roof, glazing and exterior hardscape.

10. Outline Specifications.11. Landscape Plan showing preliminary tree

and plant locations at 1”=20’ scale mini-mum.

12. Enlarged Plans and Sections of Courtyardand Plaza areas where applicable at 1/8”=1’ scale minimum and sections at¼”=1’ scale minimum.

13. Preliminary layout and scoring of alloffsite paving.

14. Further refinement of public art concept.

15. Grading and Drainage Plan:a. Topography with pad elevations for

the site and all property within 50 feet.b. Existing trees, specifying size, species,

condition and disposition.c. All existing and proposed retaining

walls, swales and inlets.d. All existing and proposed contours,

including slopes and identification ofTop of Curb (TOC), Top of Wall(TOW), Base of Wall (BOW), invert andgrate elevations.

e. Sections through the property toinclude adjoining properties, showinggrading and soundwall/fence at theproperty line.

f. Drainage flows and overland releaseflows.

g. Details and retaining walls, swales anddrainage structures.

h. Paving materials.16. Details:

a. Details for the proposed fences, walls,trash enclosures, roof equipment \screening and lighting.

b. Details for any atypical buildingfeatures.

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Design Development Review

Stage III design review occurs at the end of theDesign Development phase of architecturaldesign, at which time all the major design andcost decisions for a project should have beenmade. The Design Development submissionincludes a completed set of the Architect’sDesign Development materials, which updateand supplement the Schematic Design require-ments and incorporate responses to Agencyschematic review/comments and any specifiedconditions.

1. Update the following pertaining to Stage II:a. Title Sheet, Grading and Drainage Plan,

and Details Sheet.b. Schematic Review site plan require-

ment.c. Schematic Review ground floor plan

requirement.d. Schematic Review requirement for floor

plans plus: roof plan(s) at not smallerthan 1/16" = 1' scale.

e. Schematic Review section and elevationrequirement plus: two project sectionsand all exterior elevations at notsmaller than 1/16" = 1' scale.

f. Schematic Review perspective draw-ings requirement or upon Agencyapproval substitute finished model andmodel photographs.

g. Schematic Review dimensions require-ment.

h. Schematic Review material selectionrequirement plus: material and colorboards of all exterior materials andmajor interior spaces, buildingmounted lighting, exterior hardscape,including a mock-up panel for each ofthe major exterior wall treatments ofthe project. These materials shallbecome property of the Agency.

i. Schematic Review landscape require-ment plus: landscaping site plan,sections and elevations at not smallerthan 1”=20’ scale, including hardscape,lighting, equipment, furnishings andplanting schedules for on-site and off-site improvements. Include all existingand proposed features in an integratedSite Plan with Landscape, Lighting, and

Hardscape scoring patterns on oneplan.

j. Schematic Review outline specifica-tions requirement, providing adetailed outline specification for theproject, including cut sheets for allexterior products and finishes.

2. Lighting schedules with samples ormanufacturer’s literature for exterior andinterior public spaces, including parkinggarages. Lighting locations are to beshown on landscape plans, reflectedceiling plans and elevations. Spaces suchas arcades, colonnades, lobbies, court-yards and gallerias should be included.

3. Master signage and graphics plan: locationplans, schedules and samples, for thebuilding exterior, including parkinggarages, shown in plan and elevation.

4. Final designs of public art with colors andmaterial samples and with maintenanceinstructions.

5. Update schematic design model require-ment with a 1”=50’ lexan model inPantone Cool Gray 2U.


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Construction Documentation Design Check

The Design Check for private projects is to beperformed with the City BuildingDepartment’s Plan Check with conformancewith the Design Intent performed by theAgency. Both document checks are to be usedas the basis for issuing a Building Permit. Inthe case of Public Projects, Design Check isperformed by the City Department of PublicWorks. Construction Documents for adevelopment project are completed by theproject’s Architect and checked by the Agencyfor conformance with the Final Review ofStage III. Changes from Final Review madeduring the Construction Documents’ designphase are reviewed, and after the documentsare approved, are given to the BuildingDepartment for Plan Check approval andissuance of a Building Permit. For a develop-ment with multiple, phased constructioncontracts, several Building Permits might beissued necessitating a Design Check for eachpermit.

Submission requirements for the DesignCheck are a complete set of ConstructionDocuments [including project manual andspecifications] for the construction work beingconsidered, in addition to clarification draw-ings and text for changes in the design sincethe Final Review of Stage III.

On large projects, design check is processed at30%, 60% and 100% construction documents[including the project manual/specifications].This process may be modified on an indi-vidual basis, based upon the project size andcomplexity.

For projects using “design build” construc-tion, Performance Specifications shall beprepared under the direct supervision of theProject Architect for Agency review thatoutline performance criteria and include theproduct/fixture schedules approved in StageIII.

Construction Administration Check

Issuance by the City of the Certificate of FinalCompletion and Occupancy for a developmentproject is contingent upon a ConstructionCheck and approval by the Agency. Changeorders will be reviewed and site visits made bythe design reviewers to facilitate the Construc-tion Check approval of the development.

Submission requirements for the ConstructionCheck include construction Change Orders thataffect the appearance or use of the exterior andpublic interior portions of a development, inaddition to as-built documents. Clarificationdrawings and text will also be supplied to theAgency, if requested, to help explain designchanges made since the Design Check of StageIV.

For projects over 50,000 square feet of buildfloor area, design review will include approvalof a full-scale mock-up of the major exteriorwall system, built on the project site. Themock-up will include the actual materials,finishes and colors to be used on the project.Approval will be necessary before constructionof the exterior wall system commences.

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FAA Height Waiver Form

APPENDIXFor Web Link See:http://www.sanjoseca.gov/planning/


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Storm Drain C-3 Policy



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Green Building Policy



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Lick Observatory Policy



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Future Development Sites

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